81 Waring Pl · Yonkers, NY 10703

$800,000

8 bd · 3.0 ba · 2,500 sqft · MultiFamily public records · 11 Days on market

Built 1908 4,792 sqft lot Est $720k · 11% over

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Why this score? — see what drove the C+ 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).

• Cash flow +29.3/30.0
• DSCR +10.0/10.0
• 1% rule +6.9/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• ARV discount +2.5/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

No Expenses Listed As All Units Are Vacant. Great Investment Proper Move-in Condition, All Hardwood Floors Mint Cond. Has C. O. For 3fa Nice Well Maintained House On Take-pride Street. Anxious Owner.

Key facts

• Three gas meters
• Well maintained
• Separately metered

Tags

• LEGAL 3-FAMILY PROPERTY
• COMPLETELY VACANT
• SEPARATELY METERED
• THREE ELECTRIC METERS
• THREE GAS METERS
• WELL MAINTAINED

Property features AI

Finance

• Financial info: Property type is a triplex

Exterior

• Parking: Three total parking spaces; Driveway parking; On-street parking
• Security: Security lights; Security system; Smoke detectors; Video cameras
• Utilities: Con-Edison electric service; Public sewer; Cable connected; Electricity connected; Natural gas connected; Trash collection (public); Water connected
• Home design: Triplex
• Construction: Vinyl siding
• Exterior features: Balcony; Outdoor lighting; Mailbox; Rain gutters; Back yard; Front yard; Garden; Near golf course; Near public transit; Near shops; Near schools

Interior

• Kitchen: Eat-in kitchen (appliances not specified)
• Bedrooms: Two 3-bedroom units; One 1-bedroom unit
• Bathrooms: Three full bathrooms
• Heating & cooling: Radiant heating; No central cooling
• Interior features: First-floor bedroom; Eat-in kitchen; High-speed internet available; Primary bathroom; Washer/dryer hookup; Deck
• Laundry & utility: Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/?-bath units multifamily listed at $800k.

Deal economics

• At list price, monthly cash flow is $3k ($34k/yr) — positive. Per door: $934/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $800k).
• Cap rate 10.5% vs local median 5.3% in Yonkers — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: 75 active listings in the ZIP; solid renter incomes; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• At $9,497/mo this rent would consume 127% of the median local household income ($90k/yr) (locally 1216% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $24k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $224k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 30y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $200k; list at $800k implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1908 — 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 $800,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1908 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.19% ✓
• Cap rate: 10.50%
• Cash-on-cash: 15.01%
• DSCR: 1.67
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $720,000
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 Woodland Ave	0.44mi	7/3.0 (-1)	2,534 (+1%)	7mo	$770,000	$304	66
179 Woodland Ave	0.39mi	7/3.0 (-1)	2,400 (-4%)	16mo	$555,000	$231	56
338 Ashburton Ave	0.69mi	8/3.0	2,187 (-12%)	6mo	$630,000	$288	42
24 Union Pl	0.55mi	9/3.0 (+1)	2,826 (+13%)	20mo	$650,000	$230	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 5.6%
• Equity multiple: 1.22×
• Total profit: $48,509
• Equity at exit: $119,283

10-year hold

• IRR: 15.0%
• Equity multiple: 2.21×
• Total profit: $270,614
• Equity at exit: $69,169

Cash invested: $224,000 (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 10703

• Home prices YoY: -13.2%
• Active inventory: 75
• Price-to-rent: 21.1×

Monthly cashflow live

• Estimated rent: $9,497 high
• Mortgage (P&I): −$4,195
• Tax from tax record: −$171 /mo · $2,055/yr
• Insurance: −$333
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,994
• Net cashflow: $2,803

Break-even live

Break-even rent $5,949

Max offer price $800,000

Occupancy floor 65%

Sensitivity live

Price	-10% $3,256	-5% $3,029	+0% $2,803	+5% $2,576	+10% $2,350
Rent	-10% $2,053	-5% $2,428	+0% $2,803	+5% $3,178	+10% $3,553
Rate	-1.0pp $3,206	-0.5pp $3,006	base $2,803	+0.5pp $2,595	+1.0pp $2,385

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	—	$9,498
Total (3 units)			$9,497

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: $200,000
• Closing costs: $24,000
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-13
   statusdays on market $800,000 Pending 11 DOM
2. 2026-06-09
   days on market $800,000 Active 8 DOM
3. 2026-06-08
   days on market $800,000 Active 7 DOM
4. 2026-06-07
   days on market $800,000 Active 6 DOM
5. 2026-06-04
   days on market $800,000 Active 3 DOM
6. 2026-06-03
   days on market $800,000 Active 2 DOM
7. 2026-06-02
   remarks 699-char remark
8. 2026-06-02
   listed $800,000 Active 1 DOM

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

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $2,055 · $171/mo
• Projected year-2 tax: $7,787 · $649/mo
• Expected delta: +$5,733/yr (+$478/mo · 279.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% 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: $113,964
• − Mortgage interest: −$44,812
• − Property taxes: −$2,055
• − Insurance: −$4,000
• − Repairs & maintenance: −$9,117
• − Management: −$9,117
• − Depreciation: −$23,273
• Taxable income: $21,590
• Est. tax owed @ 24.0%: −$5,182
• After-tax cash flow: $28,452/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): 22,586
• Household income: $89,773
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 1216.0

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 0.69)
• Race & ethnicity: Hispanic / Latino 43% White 30% Black 19% Two or more races 16% Asian 5%
• Hispanic origin (detail): Mexican 5% Puerto Rican 9% Dominican 13%
• Common ancestry: Romanian 4% Russian 2% Subsaharan African 1%
• Foreign-born: 32% · Canada, Jamaica, China
• Languages at home: 50% English-only · Spanish 37% Other Indo-European 5% Russian/Polish/Slavic 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: ▼ -47.22%
• Current HPI: 311.0396
• Rent YoY: —
• 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

+300.0% since first listed

5 events — show timeline

• 2026-05-29 Listed $800,000 OneKey® MLS as Distributed by MLS Grid
• 1996-12-06 Sold (Public Records) $200,000 Public Records
• 1996-11-26 Price Changed $229,000 HGMLS
• 1996-11-26 Sold (MLS) $200,000 HGMLS
• 1996-08-06 Listed $200,000 HGMLS

Property tax history

-22.0%/yr

Latest (2025): $2,055 · +0.7% YoY. Source: county tax records.