76 Dehaven Dr Unit 1 H · Yonkers, NY 10703

$199,999

1 bd · 1.0 ba · 850 sqft · Condo · 25 Days on market

Built 1960

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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 +26.0/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very High First Floor! Large rooms- Just painted, newer stainless steel appliances in kitchen. updated bath, beautiful refinished parquet floors. 2 walk-in closets and 3 additional closets, new light fixtures and door-handles. Possible 2nd parking space.

Key facts

• Parking
• Built 1960
• Listed 24 days

Property features AI

Finance

• HOA & community: Cooperative (co-op) ownership

Exterior

• Parking: Assigned parking (1 space)
• Utilities: Electricity connected (Con Edison); Natural gas connected; Public water; Public sewer
• Home design: Stock cooperative; One level; Entry on level 1
• Construction: Brick construction
• Exterior features: Brick exterior; In-ground pool; Not waterfront

Interior

• Kitchen: Dishwasher; Gas oven / Range; Microwave; Oven; Refrigerator
• Bedrooms: First-floor bedroom
• Flooring: Laminate floors; Wood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Wall/window air conditioning units
• Interior features: First-floor bedroom; First-floor full bathroom; Walk-in closet(s); Common basement with storage space (see remarks)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $200k.

Deal economics

• At list price, monthly cash flow is $500 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.3% 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: 76 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• This rent runs 32% of the median local income ($90k/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 $1k of loan paydown is wiped out by about $6k 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 25 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask is 68% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $105k; list at $200k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $196,999 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 9.30%
• Cash-on-cash: 10.72%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-501
• Equity at exit: $29,821

10-year hold

• IRR: 9.4%
• Equity multiple: 1.73×
• Total profit: $40,749
• Equity at exit: $17,292

Cash invested: $56,000 (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: 76
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,383 high
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $500

Break-even live

Break-even rent $1,750

Max offer price $199,999

Occupancy floor 74%

Sensitivity live

Price	-10% $639	-5% $570	+0% $500	+5% $431	+10% $362
Rent	-10% $312	-5% $406	+0% $500	+5% $595	+10% $689
Rate	-1.0pp $601	-0.5pp $551	base $500	+0.5pp $449	+1.0pp $396

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7 Corbalis Pl Yonkers, NY	2.0	1.0	900	$2,500	$2.78	45d	1	0.24mi
703 Palisade Ave Unit Third Floor Yonkers, NY	2.0	1.0	900	$2,000	$2.22	5d	1	0.51mi
737 Warburton Ave Unit 1L Yonkers, NY	1.0	1.0	900	$2,100	$2.33	45d	1	0.63mi
160 Amackassin Ter Yonkers, NY	1.0	1.0	600	$1,500	$2.50	45d	1	0.73mi
1133 Warburton Ave Yonkers, NY	2.0	1.0–2.0	828	$3,400	$4.10	0d	4	0.77mi
23 Belknap Ave Yonkers, NY	1.0	1.0	700	$2,300	$3.29	26d	1	0.88mi
596 Warburton Ave Yonkers, NY	1.0	1.0	650	$1,800	$2.77	26d	1	0.89mi
237 Woodland Ave Unit 2 Yonkers, NY	2.0	1.0	970	$2,600	$2.68	45d	1	0.92mi
103 Burhans Ave Yonkers, NY	2.0	1.0	894	$2,000	$2.24	45d	1	0.94mi
703 Nepperhan Ave Unit 2 Yonkers, NY	2.0	1.0	850	$2,450	$2.88	45d	1	1.01mi
23 Colin St Yonkers, NY	2.0	1.0	750	$2,500	$3.33	16d	1	1.12mi
137 Lake Ave Unit 3W Yonkers, NY	1.0	1.0	650	$1,700	$2.62	20d	1	1.20mi
601 Ridge Hill Blvd Yonkers, NY	2.0	1.0–2.0	819	$3,500	$4.27	8d	14	1.21mi
59 Glenwood Ave Unit 1FF Yonkers, NY	2.0	1.0	700	$2,375	$3.39	45d	1	1.31mi
369 Warburton Ave Unit 2B Yonkers, NY	2.0	1.0	930	$2,650	$2.85	45d	1	1.35mi
150 Glenwood Ave Apt G1 Yonkers, NY	1.0	1.0	850	$2,000	$2.35	45d	1	1.35mi

HOA detail condo

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

Listing history 23 events

1. 2026-06-21
   days on market $199,999 Active 25 DOM
2. 2026-06-18
   days on market $199,999 Active 22 DOM
3. 2026-06-17
   days on market $199,999 Active 21 DOM
4. 2026-06-16
   days on market $199,999 Active 20 DOM
5. 2026-06-15
   days on market $199,999 Active 19 DOM
6. 2026-06-13
   days on market $199,999 Active 17 DOM
7. 2026-06-09
   days on market $199,999 Active 13 DOM
8. 2026-06-08
   days on market $199,999 Active 12 DOM
9. 2026-06-07
   days on market $199,999 Active 11 DOM
10. 2026-06-04
    days on market $199,999 Active 8 DOM
11. 2026-06-03
    days on market $199,999 Active 7 DOM
12. 2026-06-02
    days on market $199,999 Active 6 DOM
13. 2026-06-01
    days on market $199,999 Active 5 DOM
14. 2026-05-31
    days on market $199,999 Active 4 DOM
15. 2026-05-23
    historical $199,999
16. 2015-08-27
    soldstatus $105,000 Sold 255-char remark

    Show marketing remark (311 chars)

    Very High First Floor! Large rooms- Just painted, newer stainless steel appliances in kitchen. updated bath, beautiful refinished parquet floors. 2 walk-in closets and 3 additional closets, new light fixtures and door-handles. Possible 2nd parking space. Additional Information: HeatingFuel:Oil Above Ground,

17. 2015-08-27
    price $105,000 255-char remark

    Show marketing remark (311 chars)

    Very High First Floor! Large rooms- Just painted, newer stainless steel appliances in kitchen. updated bath, beautiful refinished parquet floors. 2 walk-in closets and 3 additional closets, new light fixtures and door-handles. Possible 2nd parking space. Additional Information: HeatingFuel:Oil Above Ground,

18. 2015-08-27
    soldstatus $105,000 311-char remark

    Show marketing remark (311 chars)

    Very High First Floor! Large rooms- Just painted, newer stainless steel appliances in kitchen. updated bath, beautiful refinished parquet floors. 2 walk-in closets and 3 additional closets, new light fixtures and door-handles. Possible 2nd parking space. Additional Information: HeatingFuel:Oil Above Ground,

19. 2015-07-10
    historical Pending 255-char remark

    Show marketing remark (255 chars)

    Very High First Floor! Large rooms- Just painted, newer stainless steel appliances in kitchen. updated bath, beautiful refinished parquet floors. 2 walk-in closets and 3 additional closets, new light fixtures and door-handles. Possible 2nd parking space.

20. 2015-07-10
    price $110,000 255-char remark

    Show marketing remark (255 chars)

    Very High First Floor! Large rooms- Just painted, newer stainless steel appliances in kitchen. updated bath, beautiful refinished parquet floors. 2 walk-in closets and 3 additional closets, new light fixtures and door-handles. Possible 2nd parking space.

21. 2015-06-15
    price $110,000 255-char remark

    Show marketing remark (255 chars)

    Very High First Floor! Large rooms- Just painted, newer stainless steel appliances in kitchen. updated bath, beautiful refinished parquet floors. 2 walk-in closets and 3 additional closets, new light fixtures and door-handles. Possible 2nd parking space.

22. 2015-03-30
    listed $119,000 Active 255-char remark

    Show marketing remark (311 chars)

    Very High First Floor! Large rooms- Just painted, newer stainless steel appliances in kitchen. updated bath, beautiful refinished parquet floors. 2 walk-in closets and 3 additional closets, new light fixtures and door-handles. Possible 2nd parking space. Additional Information: HeatingFuel:Oil Above Ground,

23. 2015-03-30
    listed $110,000 311-char remark

    Show marketing remark (311 chars)

    Very High First Floor! Large rooms- Just painted, newer stainless steel appliances in kitchen. updated bath, beautiful refinished parquet floors. 2 walk-in closets and 3 additional closets, new light fixtures and door-handles. Possible 2nd parking space. Additional Information: HeatingFuel:Oil Above Ground,

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 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 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,596
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,288
• − Management: −$2,288
• − Depreciation: −$5,818
• Taxable income: $2,999
• Est. tax owed @ 24.0%: −$720
• After-tax cash flow: $5,285/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

+81.8% since first listed

9 events — show timeline

• 2026-05-23 Coming Soon $199,999 OneKey® MLS as Distributed by MLS Grid
• 2015-08-27 Price Changed $105,000 HGMLS
• 2015-08-27 Sold (MLS) $105,000 HGMLS
• 2015-08-27 Sold (MLS) $105,000 OneKey® MLS as Distributed by MLS Grid
• 2015-07-10 Contingent — HGMLS
• 2015-07-10 Price Changed $110,000 HGMLS
• 2015-06-15 Price Changed $110,000 HGMLS
• 2015-03-30 Listed $119,000 HGMLS
• 2015-03-30 Listed $110,000 OneKey® MLS as Distributed by MLS Grid