29 Abeel St Unit 1G · Yonkers, NY 10705

$129,000

1 bd · 1.0 ba · 760 sqft · Condo · 57 Days on market

Built 1950

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• 1% rule +10.0/10.0
• Cash flow +8.6/30.0
• ARV discount +7.5/15.0
• Rent growth +4.8/5.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

This sun-drenched 1-bedroom co-op for sale in Yonkers sits on the first floor of a quiet cul-de-sac at 29 Abeel St. The all-inclusive maintenance fee covers heat, water, utilities, taxes and building upkeep. NO carpet requirements in this 1st flr unit. Enjoy the shiny, refinished hardwood floors. With about 760 sq ft of living space, it features a large bedroom with two closets, a modern Italian tile bathroom with window, and a spacious living–dining area that flows into a contemporary kitchen with space for an intimate table bar. Kitchen comes with sleek, soft close cabinets and a backsplash tile also from Italy. There’s a STAR rebate which will get you a check from NYS every y

Key facts

• Tennis courts
• Exposed oak floors
• Built 1950

Tags

• EXPOSED OAK FLOORS
• MODERN ITALIAN TILE BATHROOM
• PRIVATE BUILDING PATIO
• TENNIS COURTS
• MULTIPLE PARKING OPTIONS
• HUDSON RIVER WATERFRONT

Property features AI

Finance

• Other: Located in Westchester County
• HOA & community: Association: Valentine Gardens; Association amenities include live-in superintendent, grounds maintenance, and a playground; Additional monthly assessment through 2029

Exterior

• Parking: Private parking; Storage available; Waitlist for parking
• Utilities: Public sewer; Cable connected; Electricity connected; Sewer connected; Public trash collection; Water connected
• Home design: Stock cooperative; One level; Entry on level 1
• Construction: Brick construction
• Exterior features: Brick exterior; Not waterfront

Interior

• Kitchen: Gas oven; Refrigerator
• Bedrooms: Total rooms: 4
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating; Wall/window air conditioning unit(s)
• Interior features: Eat-in kitchen; Accessible approach with ramp; Outdoor space
• Laundry & utility: Common area laundry; Laundry in basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $129k.

Deal economics

• At list price, monthly cash flow is $-112 ($-1k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $125k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#528 in NY) — a middle-class / working-renter tenant base. Strengths: employment A, commute B; Watch: amenities F, cost of living F.
• Yonkers City School District (suburban): math 41% / reading 54% proficiency, ranked #413 of 590 in NY (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Yonkers Early Childhood Academy (327 students, 72% FRL); Yonkers Middle School (math 17% / reading 37%, grade F, #587 of 729 statewide, top 81%, 601 students, 88% FRL); Yonkers High School (math 92% / reading 88%, grade A+, #238 of 1,100 statewide, top 23%, 1,060 students, 76% FRL) — zoned schools average 79% FRL vs 64% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+9.0%/yr); 86 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• This rent runs 39% of the median local income ($68k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $892 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Westchester County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 14y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 44% of rent; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,130 (3.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.72% ✓
• Cap rate: 5.25%
• Cash-on-cash: -3.71%
• DSCR: 0.83
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -10.9%
• Equity multiple: 0.57×
• Total profit: $-15,663
• Equity at exit: $19,234

10-year hold

• IRR: 8.4%
• Equity multiple: 1.92×
• Total profit: $33,108
• Equity at exit: $11,154

Cash invested: $36,120 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (CITY): 5 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City Yonkers: 5 Strongly Tenant-Friendly · D+20

Westchester rent guidelines board.

Methodology + full state rankings →

ZIP-level market 10705

• Rents YoY: 9.0%
• Active inventory: 86
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $2,218 high
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,935/yr
• Insurance: −$54
• HOA est. from 1 same-building comp: −$972
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $-112

Break-even live

Break-even rent $2,359

Max offer price $112,848

Occupancy floor —

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36 Bruce Ave Yonkers, NY	1.0	1.0	625	$1,785	$2.86	44d	1	0.41mi
117 Morris St Yonkers, NY	1.0	1.0	700	$2,000	$2.86	5d	1	0.51mi
280 Hawthorne Ave Yonkers, NY	1.0	1.0	700	$2,100	$3.00	7d	2	0.53mi
249 McLean Ave Unit 1B Yonkers, NY	1.0	1.0	700	$2,500	$3.57	18d	1	0.69mi
14 Highland Ave Unit 2A Yonkers, NY	1.0	1.0	1000	$1,500	$1.50	19d	1	0.74mi
212 Buena Vista Ave Unit 3F Yonkers, NY	1.0	1.0	800	$2,100	$2.62	19d	1	0.89mi
57 Putnam Ave Yonkers, NY	2.0	1.0	900	$3,000	$3.33	11d	1	0.96mi
57 Putnam Ave Yonkers, NY	2.0	1.0	900	$3,000	$3.33	22d	1	0.96mi
130 Harrison Ave Yonkers, NY	1.0	1.0	650	$1,900	$2.92	44d	1	1.07mi
162 Willow St Unit 1F Yonkers, NY	1.0	1.0	700	$2,200	$3.14	15d	1	1.19mi
162 Willow St Yonkers, NY	1.0	1.0	700	$2,100	$3.00	7d	1	1.19mi
20 Water Grant St Yonkers, NY	1.0–2.0	1.0–2.0	827	$2,522	$3.05	1d	22	1.20mi
158 Willow St Unit 1B Yonkers, NY	2.0	1.0	600	$2,100	$3.50	1d	1	1.20mi
44 Hudson St Yonkers, NY	2.0	1.0–2.0	922	$3,200	$3.47	7d	25	1.28mi
97 Waverly St Unit 3R Yonkers, NY	1.0	1.0	600	$1,850	$3.08	15d	1	1.30mi
66 Main St Yonkers, NY	2.0	1.0–2.0	906	$2,786	$3.07	3d	4	1.34mi
50 Main St Unit 3F Yonkers, NY	1.0	1.0	900	$2,000	$2.22	24d	1	1.34mi
2 Mill St Unit 2B Yonkers, NY	—	1.0	741	$2,095	$2.83	44d	1	1.37mi
23 N Broadway Unit 4F Yonkers, NY	2.0	1.0	699	$2,400	$3.43	22d	1	1.38mi
50 Nepperhan St Yonkers, NY	3.0	1.0–2.0	887	$3,248	$3.66	2d	20	1.39mi
25 N Broadway #1 Yonkers, NY	—	1.0	872	$2,550	$2.92	44d	1	1.39mi
91 Elm St Unit 1A Yonkers, NY	1.0	1.0	650	$1,800	$2.77	16d	1	1.44mi
91 Elm St Unit 1A Yonkers, NY	1.0	1.0	650	$1,900	$2.92	44d	1	1.44mi
675 McLean Ave Unit 006H Yonkers, NY	1.0	1.0	577	$2,071	$3.59	5d	1	1.45mi
30 Locust Hill Ave Yonkers, NY	1.0–2.0	1.0	735	$1,800	$2.45	44d	3	1.48mi
30 Locust Hill Ave Yonkers, NY	1.0–2.0	1.0	735	$1,800	$2.45	7d	2	1.48mi
1 Alexander St Yonkers, NY	2.0	1.0–2.0	837	$3,188	$3.81	7d	48	1.48mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 36 events

1. 2026-05-06
   status Pending
2. 2026-03-24
   price $129,000
3. 2026-02-12
   listed $139,000 Active
4. 2022-08-13
   historical
5. 2022-02-01
   status Active
6. 2021-11-16
   status Pending
7. 2021-09-29
   price $110,000
8. 2021-09-18
   price $116,000
9. 2021-08-31
   status Active
10. 2021-06-10
    status Pending
11. 2021-04-29
    listed $120,000 Active
12. 2020-04-06
    historical
13. 2020-02-23
    price $122,000
14. 2020-01-09
    price $132,000
15. 2019-11-15
    listed $139,000 Active
16. 2015-12-11
    historical
17. 2015-06-10
    listed $80,000 Active
18. 2015-03-23
    historical Expired
19. 2015-03-22
    historical
20. 2014-12-23
    price
21. 2014-09-22
    listed Active
22. 2014-09-22
    listed $75,000
23. 2014-09-04
    historical Expired
24. 2014-09-03
    historical
25. 2014-03-03
    listed Active
26. 2014-03-03
    listed $89,000
27. 2013-10-10
    historical
28. 2013-10-10
    historical
29. 2013-07-05
    price
30. 2013-06-07
    listed Active
31. 2013-06-07
    listed $75,000
32. 2012-02-03
    historical
33. 2012-02-03
    historical
34. 2012-01-30
    price
35. 2012-01-26
    listed Active
36. 2012-01-26
    listed $80,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,611
• − Mortgage interest: −$7,226
• − Property taxes: −$1,935
• − Insurance: −$645
• − Repairs & maintenance: −$2,129
• − Management: −$2,129
• − HOA: −$11,664
• − Depreciation: −$3,753
• Taxable loss: −$2,870
• Est. tax savings @ 24.0%: +$689
• After-tax cash flow: $-651/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Yonkers City School District
• NCES district ID: 3631920
• Math proficiency: 41% ▼ -1.00%
• Reading proficiency: 54% ▲ 14.00%
• Median HH income: $58,042
• Composite: 41.43/100
• National rank: #3471
• State rank: #413 of 590 in NY

Livability — Yonkers

• Score: 68/100
• State rank: #528
• US rank: #9394

Category grades

Amenities F Commute B Cost of living F Crime B- Employment A Housing B- Health & safety B- User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yonkers, NY
• County: Westchester County · 709,332 people
• City population: 212,407
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 38,887
• Household income: $67,918
• Rent vs Own: 63.2% rent · 36.8% own
• Severe rent burden: 2783.0

Population outlook (Westchester County) Hauer SSP2

• Today (2025): 1,028,035 people
• By 2030: 1,051,636 · +2.3%
• By 2040: 1,098,520 · +6.9%
• By 2050: 1,136,044 · +10.5%
• By 2075: 1,196,925 · +16.4%
• By 2100: 1,175,147 · +14.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 62% White 17% Two or more races 16% Black 12% Asian 5% Native American 1%
• Hispanic origin (detail): Mexican 13% Puerto Rican 9% Dominican 27%
• Common ancestry: Scotch-Irish 1% Romanian 1%
• Foreign-born: 40% · Canada, Jamaica, South Korea
• Languages at home: 39% English-only · Spanish 51% Other Indo-European 3% Other Asian/Pacific 2%

Political lean MEDSL · Westchester

• 2024 margin: Strong D (+26.3) · D 63.1% · R 36.9%
• 2008→2024 swing: -1.3pp toward R · 2008: 27.6pp · 2024: 26.3pp
• All cycles: 2024: D+26.3 2020: D+36.3 2016: D+32.8 2012: D+22.2 2008: D+27.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -368.22%
• Current HPI: 314.1777
• Rent YoY: ▲ 9.00%
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

+61.3% since first listed

36 events — show timeline

• 2026-05-06 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-24 Price Changed $129,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-12 Listed $139,000 OneKey® MLS as Distributed by MLS Grid
• 2022-08-13 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2022-02-01 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2021-11-16 Pending — OneKey® MLS as Distributed by MLS Grid
• 2021-09-29 Price Changed $110,000 OneKey® MLS as Distributed by MLS Grid
• 2021-09-18 Price Changed $116,000 OneKey® MLS as Distributed by MLS Grid
• 2021-08-31 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2021-06-10 Pending — OneKey® MLS as Distributed by MLS Grid
• 2021-04-29 Listed $120,000 OneKey® MLS as Distributed by MLS Grid
• 2020-04-06 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-02-23 Price Changed $122,000 OneKey® MLS as Distributed by MLS Grid
• 2020-01-09 Price Changed $132,000 OneKey® MLS as Distributed by MLS Grid
• 2019-11-15 Listed $139,000 OneKey® MLS as Distributed by MLS Grid
• 2015-12-11 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2015-06-10 Listed $80,000 OneKey® MLS as Distributed by MLS Grid
• 2015-03-23 Delisted — HGMLS
• 2015-03-22 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2014-12-23 Price Changed — HGMLS
• 2014-09-22 Listed — HGMLS
• 2014-09-22 Listed $75,000 OneKey® MLS as Distributed by MLS Grid
• 2014-09-04 Delisted — HGMLS
• 2014-09-03 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2014-03-03 Listed — HGMLS
• 2014-03-03 Listed $89,000 OneKey® MLS as Distributed by MLS Grid
• 2013-10-10 Delisted — HGMLS
• 2013-10-10 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2013-07-05 Price Changed — HGMLS
• 2013-06-07 Listed — HGMLS
• 2013-06-07 Listed $75,000 OneKey® MLS as Distributed by MLS Grid
• 2012-02-03 Delisted — HGMLS
• 2012-02-03 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2012-01-30 Price Changed — HGMLS
• 2012-01-26 Listed — HGMLS
• 2012-01-26 Listed $80,000 OneKey® MLS as Distributed by MLS Grid