29 Abeel St Unit 4A · Yonkers, NY 10705

$139,000

2 bd · 1.0 ba · 1,100 sqft · Townhouse · 20 Days on market

Built 1956 Good condition Garage

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.9/10.0
• Rent growth +4.8/5.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Appreciation +0.0/10.0

Listing remarks

PRICED TO SELL! Welcome to Valentine Gardens! This bright 2 bedroom, 1 bath inviting cooperative apartment offers incredible potential and value, filled with natural light throughout. The unit features brand new vinyl floorings and has been freshly painted, creating a clean and inviting atmosphere. The spacious living room and formal dining area provide a comfortable layout for both everyday living and entertaining. Both bedrooms are well proportioned and offer ample closet space. The eat in kitchen includes a new refrigerator and stove, while still offering the opportunity for your buyers personal touch, perfect for buyers looking to add instant equity.

Key facts

• New stove
• Eat in kitchen
• Freshly painted

Tags

• BRAND NEW VINYL FLOORINGS
• FRESHLY PAINTED
• EAT IN KITCHEN
• NEW REFRIGERATOR
• NEW STOVE
• MULTIPLE CLOSETS

🏢 Co-op / cooperative unit. The $139,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $139k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $139k).
• Recommended offer: $137k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.1% vs local median 5.2% 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: Rents rising fast (+9.0%/yr); 136 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• At $2,942/mo this rent would consume 52% of the median local household income ($68k/yr) — 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 $961 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($137k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $136,915 (1.5% below list)

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.12% ✓
• Cap rate: 18.07%
• Cash-on-cash: 42.05%
• DSCR: 2.87
• GRM: 3.9

CMA / ARV

• ARV (median comp): $178,731
• List price: $139,000
• Delta: -22.23%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29 Abeel St Unit 3A	0.00mi	2/1.0	1,100 (0%)	1mo	$175,000	$159	99
29 Abeel St Unit 2L	0.00mi	2/1.0	1,000 (-9%)	4mo	$179,000	$179	82
517 Riverdale Ave Unit 4A	0.04mi	2/1.0	1,000 (-9%)	1mo	$150,000	$150	82
19 Abeel St Unit 2E	0.05mi	2/1.0	1,000 (-9%)	1mo	$185,000	$185	82
501 Riverdale Ave Unit 2J	0.05mi	2/1.0	1,000 (-9%)	6mo	$179,000	$179	78
25 Sunnyside Dr Unit 4C	0.56mi	2/1.5	1,100 (0%)	0mo	$280,000	$255	72
25 Sunnyside Dr Unit 6C	0.56mi	2/1.5	1,100 (0%)	1mo	$210,000	$191	71
5601 Riverdale Ave Unit 5P	0.70mi	2/1.0	1,100 (0%)	1mo	$315,000	$286	66
5700 Arlington Unit 2MN	0.57mi	3/2.0 (+1)	1,100 (0%)	4mo	$400,000	$364	61
5700 Arlington Ave Unit STH	0.56mi	2/1.0	1,000 (-9%)	1mo	$399,000	$399	58
5700 Arlington Ave Unit 22G	0.56mi	2/1.0	1,000 (-9%)	1mo	$469,000	$469	58
5700 Arlington Ave Unit 5X	0.56mi	2/1.0	947 (-14%)	5mo	$375,000	$396	46

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 44.3%
• Equity multiple: 3.05×
• Total profit: $79,931
• Equity at exit: $20,725

10-year hold

• IRR: 52.5%
• Equity multiple: 7.49×
• Total profit: $252,402
• Equity at exit: $12,018

Cash invested: $38,920 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 32 active · 27 under contract
• Months of supply: 9.6 mo (10%/mo absorbed)
• Median asking: $247,500 ($248/sqft)
• Median days on market: 68 d
• This list price: 3% of active listings are priced below it
• ARV vs active asking: -34.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 10705

• Rents YoY: 9.0%
• Active inventory: 136
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $2,942 high
• Mortgage (P&I): −$729
• Tax est. 1.5%: −$174 /mo · $2,085/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$618
• Net cashflow: $1,364

Break-even live

Break-even rent $1,216

Max offer price $139,000

Occupancy floor 49%

Sensitivity live

Price	-10% $1,460	-5% $1,412	+0% $1,364	+5% $1,316	+10% $1,268
Rent	-10% $1,131	-5% $1,248	+0% $1,364	+5% $1,480	+10% $1,596
Rate	-1.0pp $1,434	-0.5pp $1,399	base $1,364	+0.5pp $1,328	+1.0pp $1,291

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: $34,750
• Closing costs: $4,170
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
90 Saint Andrews Pl Yonkers, NY	3.0	1.0	1000	$3,415	$3.42	3d	1	0.18mi
57 Cliff Ave Yonkers, NY	3.0	1.0	1000	$3,415	$3.42	82d	1	0.30mi
11 Lawrence St Unit 1B Yonkers, NY	2.0	1.0	1000	$1,900	$1.90	0d	1	0.38mi
117 Morris St Yonkers, NY	1.0	1.0	700	$2,000	$2.86	100d	1	0.51mi
280 Hawthorne Ave Yonkers, NY	1.0	1.0	700	$2,100	$3.00	19d	2	0.53mi
497 Van Cortlandt Park Ave Yonkers, NY	2.0	1.0	800	$2,600	$3.25	12d	1	0.54mi
16 Pier St Yonkers, NY	3.0	1.0	1000	$3,200	$3.20	111d	1	0.57mi
70 Pier St Yonkers, NY	1.0–2.0	1.0–2.0	865	$4,895	$5.66	0d	4	0.58mi
100 McLean Ave Unit 2 Yonkers, NY	3.0	1.0	1200	$3,200	$2.67	67d	1	0.61mi
106 McLean Ave Yonkers, NY	3.0	1.0	1000	$3,200	$3.20	139d	1	0.62mi
29 Cornell Ave Yonkers, NY	3.0	1.0	1000	$3,300	$3.30	33d	1	0.63mi
249 McLean Ave Unit 1B Yonkers, NY	1.0	1.0	700	$2,500	$3.57	113d	1	0.69mi
14 Highland Ave Unit 2A Yonkers, NY	1.0	1.0	1000	$1,500	$1.50	114d	1	0.74mi
37 Courter Ave Yonkers, NY	2.0	1.0	900	$3,000	$3.33	47d	1	0.79mi
52 Lewis Pkwy Unit 1545731P Yonkers, NY	3.0	2.0	1496	$5,806	$3.88	110d	1	0.81mi
65 Caroline Ave Unit 1L Yonkers, NY	3.0	1.0	1050	$2,700	$2.57	139d	1	0.83mi
65 Caroline Ave Unit 3R Yonkers, NY	3.0	1.0	1050	$2,700	$2.57	88d	1	0.83mi
52 Groshon Ave Apt 2N Yonkers, NY	3.0	1.0	1000	$2,469	$2.47	139d	1	0.86mi
161 Park Hill Ave Unit 2 Yonkers, NY	2.0	1.0	1200	$2,875	$2.40	59d	1	0.89mi
212 Buena Vista Ave Unit 3F Yonkers, NY	1.0	1.0	800	$2,100	$2.62	114d	1	0.89mi
57 Putnam Ave Yonkers, NY	2.0	1.0	900	$3,000	$3.33	117d	1	0.96mi
57 Putnam Ave Yonkers, NY	2.0	1.0	900	$3,000	$3.33	107d	1	0.96mi
162 Willow St Unit 1F Yonkers, NY	1.0	1.0	700	$2,100	$3.00	45d	1	1.19mi
162 Willow St Yonkers, NY	1.0	1.0	700	$2,100	$3.00	102d	1	1.19mi
160 Willow St Yonkers, NY	1.0	1.0	700	$1,900	$2.71	12d	1	1.19mi
56 Prospect St Yonkers, NY	2.0	1.0	690	$3,100	$4.49	20d	5	1.19mi
56 Prospect St Unit 204 Yonkers, NY	2.0	1.0	900	$3,100	$3.44	37d	1	1.19mi
56 Prospect St Unit 504 Yonkers, NY	2.0	1.0	900	$3,300	$3.67	63d	1	1.19mi
56 Prospect St Unit 204 Yonkers, NY	2.0	1.0	900	$3,100	$3.44	0d	1	1.19mi
20 Water Grant St Yonkers, NY	1.0–2.0	1.0–2.0	930	$3,800	$4.09	0d	17	1.20mi
56 Prospect St Unit 104 Yonkers, NY	2.0	1.0	900	$3,100	$3.44	62d	1	1.20mi
555 McLean Ave Apt 6F Yonkers, NY	1.0	1.0	900	$2,500	$2.78	7d	1	1.22mi
149 Beech St Unit 2 Yonkers, NY	2.0	1.0	1000	$2,500	$2.50	26d	1	1.23mi
23 Water Grant St Unit 8G Yonkers, NY	2.0	1.5	1200	$3,300	$2.75	83d	1	1.25mi
44 Hudson St Yonkers, NY	2.0	1.0–2.0	844	$4,200	$4.97	12d	23	1.28mi
39 Spruce St Unit 1 Yonkers, NY	3.0	1.5	920	$3,300	$3.59	139d	1	1.33mi
66 Main St Yonkers, NY	2.0	1.0–2.0	876	$3,600	$4.11	19d	5	1.34mi
50 Main St Unit 4R Yonkers, NY	2.0	1.0	700	$2,200	$3.14	4d	1	1.34mi
50 Main St Unit 3F Yonkers, NY	1.0	1.0	900	$2,000	$2.22	120d	1	1.34mi
52 Main St Unit 3R Yonkers, NY	2.0	1.0	800	$2,300	$2.88	24d	1	1.34mi

Property features AI

Finance

• HOA & community: Association: Valentine GardensMonthly association fee (includes common area maintenance, electricity, exterior maintenance, gas, grounds care, heat, hot water, sewer, snow removal, trash, water)Additional monthly assessment fee ($337.68)Community amenities: basketball court, elevator(s), maintenance services, grounds maintenance, park, playground, snow removal, trash service, tennis courts

Exterior

• Parking: Assigned and common parkingCovered parkingGarage parking availableOn-street parkingMonthly parking fee ($60)
• Utilities: Con Edison electricityPublic sewerCable connectedElectricity connectedNatural gas connectedSewer connectedPublic trash collection
• Home design: Stock cooperativeOne level (entry on level 4)Building has 5 stories
• Construction: Brick construction
• Exterior features: Brick constructionNot waterfront

Interior

• Kitchen: Gas rangeRefrigerator
• Bedrooms: Total of 5 rooms (includes bedrooms and living areas)
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Steam heatingWall/window air conditioning units
• Interior features: Eat-in kitchenElevatorFormal dining roomDouble pane windowsAccessible approach with rampStorage space in basementCommon-area laundry and laundry in basementPets allowed (contact for details)
• Laundry & utility: Common-area laundryLaundry in basement

Listing history 14 events

1. 2026-09-23
   days on market $139,000 Active 20 DOM
2. 2026-09-22
   days on market $139,000 Active 19 DOM
3. 2026-09-21
   days on market $139,000 Active 18 DOM
4. 2026-09-20
   days on market $139,000 Active 17 DOM
5. 2026-09-19
   days on market $139,000 Active 16 DOM
6. 2026-09-18
   days on market $139,000 Active 15 DOM
7. 2026-09-17
   days on market $139,000 Active 14 DOM
8. 2026-09-16
   days on market $139,000 Active 13 DOM
9. 2026-09-15
   days on market $139,000 Active 12 DOM
10. 2026-09-14
    days on market $139,000 Active 11 DOM
11. 2026-09-13
    days on market $139,000 Active 10 DOM
12. 2026-09-12
    days on market $139,000 Active 9 DOM
13. 2026-09-11
    statusdays on market $139,000 Active 8 DOM
14. 2026-05-09
    listed $139,000 Active

ⓘ 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: $35,307
• − Mortgage interest: −$7,786
• − Property taxes: −$2,085
• − Insurance: −$695
• − Repairs & maintenance: −$2,825
• − Management: −$2,825
• − Depreciation: −$4,044
• Taxable income: $15,048
• Est. tax owed @ 24.0%: −$3,612
• After-tax cash flow: $12,754/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.

Condition & rehab AI · 25 photos

Good 80/100 Cosmetic rehab Est. rehab $5,500–$16,500 screening

This 2-bedroom apartment in Valentine Gardens offers a good condition with fresh paint and new appliances, but could benefit from a bathroom renovation and landscaping improvements to maximize its value.

Repairs flagged

• Major Bathroom tiles — Pink tile is dated and may need replacement
• Minor Landscaping — Overgrown areas need trimming

Value-add opportunities

• Both Painting — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Bathroom renovation — Updating the bathroom with modern fixtures and tile would significantly increase value ↑
• Both Landscaping — Well-maintained landscaping improves curb appeal and adds value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 58/100

Zoned Schools

Elementary Yonkers Early Childhood Academy Middle Yonkers Middle School F NY #587/729 Nat'l #9,793/14,009 High Yonkers High School A+ NY #238/1,100 Nat'l #387/17,239

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

C Composite livability gradescore 68/100

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 · 1,028,035 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: 10% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• HOA & community: Association: Valentine GardensMonthly association fee (includes common area maintenance, electricity, exterior maintenance, gas, grounds care, heat, hot water, sewer, snow removal, trash, water)Additional monthly assessment fee ($337.68)Community amenities: basketball court, elevator(s), maintenance services, grounds maintenance, park, playground, snow removal, trash service, tennis courts

Exterior

• Parking: Assigned and common parkingCovered parkingGarage parking availableOn-street parkingMonthly parking fee ($60)
• Utilities: Con Edison electricityPublic sewerCable connectedElectricity connectedNatural gas connectedSewer connectedPublic trash collection
• Home design: Stock cooperativeOne level (entry on level 4)Building has 5 stories
• Construction: Brick construction
• Exterior features: Brick constructionNot waterfront

Interior

• Kitchen: Gas rangeRefrigerator
• Bedrooms: Total of 5 rooms (includes bedrooms and living areas)
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Steam heatingWall/window air conditioning units
• Interior features: Eat-in kitchenElevatorFormal dining roomDouble pane windowsAccessible approach with rampStorage space in basementCommon-area laundry and laundry in basementPets allowed (contact for details)
• Laundry & utility: Common-area laundryLaundry in basement

Price history

2 events — show timeline

• 2026-05-21 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-09 Listed $139,000 OneKey® MLS as Distributed by MLS Grid