157 Buena Vista Ave · Yonkers, NY 10701

$1,175,000

6 bd · 3.0 ba · 1,920 sqft · MultiFamily public records · 68 Days on market

Built 1900 2,614 sqft lot $612/sqft · 43% above area Est $1180k · at est.

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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).

• Cash flow +10.9/30.0
• ARV discount +7.7/15.0
• Schools +4.1/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• 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

Located on tree-lined Buena Vista Avenue in desirable Southwest Yonkers, this solid all brick 3-family home offers excellent income potential and convenience. Just minutes from the waterfront at Getty Square, Metro-North train stations, shops, restaurants, parks, and major highways, this property is perfect for investors & owner occupants alike Property Highlights: Unit 1: 3bdr - Paying $2,923/mon Unit 2: 3bdr - Paying $3,150/mon - might be vacant upon closing Unit 3: 2bdr - Vacant -Three spacious, separately metered apartments with good natural light and classic Yonkers charm. -Tenants pay their own heat, hot water, cooking gas & electric. Very little landlord expenses -Flexible layout ideal for long-term rentals or updating to command higher rents. -Recently updated kitchens and bathrooms -Strong rental demand in the area with potential for solid cash flow. -Close proximity to public transportation, schools, and local amenities. - Can be sold together with 155 Buena Vista or Sold Separately

Key facts

• Solid all brick home
• Flexible layout
• 2,614 sq ft lot

Tags

• TREE-LINED BUENA VISTA AVENUE
• SOLID ALL BRICK HOME
• RECENTLY UPDATED KITCHENS
• RECENTLY UPDATED BATHROOMS
• FLEXIBLE LAYOUT

What this means for you Summary

Snapshot

• This is a 2×3bd/1.0ba + 1×2bd/1.0ba units multifamily listed at $1.18M.

Deal economics

• At list price, monthly cash flow is $-507 ($-6k/yr) — negative. Per door: $-169/mo.
• To cash-flow at today's rent, offer at most $1.10M (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $964k (18.0% below list).
• Recommended offer: $964k (18.0% below list) — sets the bar for 1% rule.

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.
• Market conditions: Rents rising fast (+4.4%/yr); 185 active listings in the ZIP; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• At $9,637/mo this rent would consume 179% of the median local household income ($65k/yr) (locally 6045% 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 $8k of loan paydown is wiped out by about $35k 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 68 days — a 6% lower offer ($1.10M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $190k; list at $1.18M implies a 518% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $963,700 (18.0% 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 68 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 0.82% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.85%
• DSCR: 0.92
• GRM: 10.2

CMA / ARV

• ARV (median comp): $1,180,174
• List price: $1,175,000
• Delta: -0.44%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
144 Waverly St	0.54mi	6/3.0	2,200 (+15%)	8mo	$749,000	$340	44

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 · 4.39% rent growth · sell at horizon

5-year hold

• IRR: -17.8%
• Equity multiple: 0.37×
• Total profit: $-208,878
• Equity at exit: $175,196

10-year hold

• IRR: -7.5%
• Equity multiple: 0.50×
• Total profit: $-165,188
• Equity at exit: $101,593

Cash invested: $329,000 (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 10701

• Rents YoY: 4.4%
• Active inventory: 185
• Price-to-rent: 28.5×

Monthly cashflow live

• Estimated rent: $9,637 high
• Mortgage (P&I): −$6,162
• Tax est. 1.5%: −$1,469 /mo · $17,625/yr
• Insurance: −$490
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,024
• Net cashflow: $-507

Break-even live

Break-even rent $10,279

Max offer price $1,101,646

Occupancy floor —

Sensitivity live

Price	-10% $305	-5% $-101	+0% $-507	+5% $-913	+10% $-1,319
Rent	-10% $-1,268	-5% $-888	+0% $-507	+5% $-126	+10% $254
Rate	-1.0pp $85	-0.5pp $-208	base $-507	+0.5pp $-811	+1.0pp $-1,121

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$6,876
1× unit	2	1	$2,761
Total (3 units)			$9,637

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: $293,750
• Closing costs: $35,250
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $1,175,000 Active 68 DOM
2. 2026-06-18
   days on market $1,175,000 Active 65 DOM
3. 2026-06-17
   days on market $1,175,000 Active 64 DOM
4. 2026-06-16
   days on market $1,175,000 Active 63 DOM
5. 2026-06-15
   days on market $1,175,000 Active 62 DOM
6. 2026-06-13
   days on market $1,175,000 Active 60 DOM
7. 2026-06-09
   days on market $1,175,000 Active 56 DOM
8. 2026-06-08
   days on market $1,175,000 Active 55 DOM
9. 2026-06-07
   days on market $1,175,000 Active 54 DOM
10. 2026-06-04
    days on market $1,175,000 Active 51 DOM
11. 2026-06-03
    days on market $1,175,000 Active 50 DOM
12. 2026-06-02
    days on market $1,175,000 Active 49 DOM
13. 2026-06-01
    days on market $1,175,000 Active 48 DOM
14. 2026-05-31
    days on market $1,175,000 Active 47 DOM
15. 2026-04-14
    listed $1,200,000 Active 1018-char remark

    Show marketing remark (1018 chars)

    Located on tree-lined Buena Vista Avenue in desirable Southwest Yonkers, this solid all brick 3-family home offers excellent income potential and convenience. Just minutes from the waterfront at Getty Square, Metro-North train stations, shops, restaurants, parks, and major highways, this property is perfect for investors & owner occupants alike Property Highlights: Unit 1: 3bdr - Paying $2,923/mon Unit 2: 3bdr - Paying $3,150/mon - might be vacant upon closing Unit 3: 2bdr - Vacant -Three spacious, separately metered apartments with good natural light and classic Yonkers charm. -Tenants pay their own heat, hot water, cooking gas & electric. Very little landlord expenses -Flexible layout ideal for long-term rentals or updating to command higher rents. -Recently updated kitchens and bathrooms -Strong rental demand in the area with potential for solid cash flow. -Close proximity to public transportation, schools, and local amenities. - Can be sold together with 155 Buena Vista or Sold Separately

16. 2026-04-13
    listed $2,650
17. 2026-04-13
    historical $2,650
18. 2026-04-10
    listed $2,650
19. 2026-04-10
    historical $2,550
20. 2025-10-25
    listed $2,550
21. 2019-12-10
    soldstatus $190,000

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $115,644
• − Mortgage interest: −$65,818
• − Property taxes: −$17,625
• − Insurance: −$5,875
• − Repairs & maintenance: −$9,252
• − Management: −$9,252
• − Depreciation: −$34,182
• Taxable loss: −$26,359
• Est. tax savings @ 24.0%: +$6,326
• After-tax cash flow: $243/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): 70,676
• Household income: $64,776
• Rent vs Own: 73.3% rent · 26.7% own
• Severe rent burden: 6045.0

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 0.65)
• Race & ethnicity: Hispanic / Latino 52% White 21% Black 21% Two or more races 18% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 11% Puerto Rican 9% Dominican 19%
• Common ancestry: Romanian 1% Russian 1% Subsaharan African 1%
• Foreign-born: 35% · Canada, Jamaica, South Korea
• Languages at home: 45% English-only · Spanish 42% Other Indo-European 3% Arabic 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: ▼ -373.14%
• Current HPI: 332.0999
• Rent YoY: ▲ 4.39%
• 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

+531.6% since first listed

7 events — show timeline

• 2026-04-14 Listed $1,200,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-13 Listed for Rent $2,650 SHOWMOJO
• 2026-04-13 Rental Removed $2,650 SHOWMOJO
• 2026-04-10 Listed for Rent $2,650 SHOWMOJO
• 2026-04-10 Rental Removed $2,550 SHOWMOJO
• 2025-10-25 Listed for Rent $2,550 SHOWMOJO
• 2019-12-10 Sold (Public Records) $190,000 Public Records

Property tax history

-22.3%/yr

Latest (2025): $1,390 · +0.5% YoY. Source: county tax records.