480 Riverdale Ave Unit 7L · Yonkers, NY 10705

$355,000

3 bd · 2.0 ba · 1,250 sqft · Condo · 213 Days on market

Built 1951 $284/sqft · 54% above area

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.3/30.0
• 1% rule +4.9/10.0
• Rent growth +4.8/5.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• DSCR +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large spacious three bedroom unit in sought after Valentine Manor. A rare find in Downtown Yonkers. That also has an indoor parking garage as well as outdoor parking. Unit is large with plenty of sunlight allowed in. If you need storage one particular addition to this unit is the ample closets. Laundry and state of the art working equipment on the premises.

Key facts

• Spacious unit
• Ample closets
• Outdoor parking

Tags

• SPACIOUS UNIT
• AMPLE CLOSETS
• INDOOR PARKING GARAGE
• OUTDOOR PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $355k.

Deal economics

• At list price, monthly cash flow is $-625 ($-8k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $351k (1.1% below list).
• Recommended offer: $312k (12.0% below list) — sets the bar for market timing.
• Cap rate 4.2% vs local median 5.4% in Yonkers — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 (+9.0%/yr); 87 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $3,511/mo this rent would consume 62% of the median local household income ($68k/yr) (locally 2783% 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 $2k of loan paydown is wiped out by about $11k 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 213 days — a 12% lower offer ($312k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 21y 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 $305k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent; built in 1951 — 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 $312,400 (12.0% 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 213 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1951 — 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. 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: 0.99% ✗
• Cap rate: 4.18%
• Cash-on-cash: -7.55%
• DSCR: 0.66
• GRM: 8.4

CMA / ARV

• ARV (median comp): $230,159
• List price: $355,000
• Delta: 54.24%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -21.4%
• Equity multiple: 0.21×
• Total profit: $-78,164
• Equity at exit: $52,932

10-year hold

• IRR: -3.8%
• Equity multiple: 0.67×
• Total profit: $-32,316
• Equity at exit: $30,694

Cash invested: $99,400 (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: 87
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $3,511 high
• Mortgage (P&I): −$1,862
• Tax est. 1.5%: −$444 /mo · $5,325/yr
• Insurance: −$148
• HOA est. from 1 same-building comp: −$946
• Vacancy / Maint / Mgmt: −$737
• Net cashflow: $-625

Break-even live

Break-even rent $4,303

Max offer price $264,508

Occupancy floor —

Sensitivity live

Price	-10% $-380	-5% $-503	+0% $-625	+5% $-748	+10% $-871
Rent	-10% $-903	-5% $-764	+0% $-625	+5% $-487	+10% $-348
Rate	-1.0pp $-447	-0.5pp $-535	base $-625	+0.5pp $-717	+1.0pp $-811

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: $88,750
• Closing costs: $10,650
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
80 Elliott Ave Unit 3rd Floor Yonkers, NY	4.0	1.0	1500	$4,100	$2.73	45d	1	0.39mi
497 Van Cortlandt Park Ave Yonkers, NY	4.0	1.0	1200	$3,500	$2.92	45d	1	0.44mi
106 McLean Ave Yonkers, NY	3.0	1.0	1000	$3,200	$3.20	45d	1	0.50mi
16 Pier St Yonkers, NY	3.0	1.0	1000	$3,200	$3.20	18d	1	0.50mi
52 Lewis Pkwy Unit 1545731P Yonkers, NY	3.0	2.0	1496	$5,806	$3.88	17d	1	0.71mi
65 Caroline Ave Unit 1L Yonkers, NY	3.0	1.0	1050	$2,700	$2.57	45d	1	0.74mi
52 Groshon Ave Apt 2N Yonkers, NY	3.0	1.0	1000	$2,469	$2.47	45d	1	0.77mi
57 Putnam Ave Yonkers, NY	2.0	1.0	900	$3,000	$3.33	13d	1	0.87mi
57 Putnam Ave Yonkers, NY	2.0	1.0	900	$3,000	$3.33	24d	1	0.87mi
169 Tibbetts Rd Unit 1st Fl Yonkers, NY	3.0	1.0	1550	$3,300	$2.13	46d	1	0.97mi
20 Water Grant St Yonkers, NY	1.0–2.0	1.0–2.0	827	$3,756	$4.54	0d	22	1.15mi
44 Hudson St Yonkers, NY	2.0	1.0–2.0	922	$4,300	$4.66	9d	25	1.21mi
39 Spruce St Unit 1 Yonkers, NY	3.0	1.5	920	$3,300	$3.59	45d	1	1.21mi
66 Main St Yonkers, NY	2.0	1.0–2.0	881	$3,650	$4.14	1d	6	1.26mi
50 Nepperhan St Yonkers, NY	3.0	1.0–2.0	887	$5,017	$5.65	0d	20	1.31mi
189 Elm St Unit 1 Yonkers, NY	3.0	1.0	1000	$2,650	$2.65	45d	1	1.35mi
39 Victor St Unit 2 Yonkers, NY	3.0	1.0	900	$2,650	$2.94	45d	1	1.39mi
1 Alexander St Yonkers, NY	2.0	1.0–2.0	837	$4,000	$4.78	9d	48	1.42mi

HOA detail condo

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

Listing history 34 events

1. 2026-06-21
   days on market $355,000 Active 213 DOM
2. 2026-06-18
   days on market $355,000 Active 210 DOM
3. 2026-06-17
   days on market $355,000 Active 209 DOM
4. 2026-06-16
   days on market $355,000 Active 208 DOM
5. 2026-06-15
   days on market $355,000 Active 207 DOM
6. 2026-06-13
   days on market $355,000 Active 205 DOM
7. 2026-06-09
   days on market $355,000 Active 201 DOM
8. 2026-06-08
   days on market $355,000 Active 200 DOM
9. 2026-06-07
   days on market $355,000 Active 199 DOM
10. 2026-06-04
    days on market $355,000 Active 196 DOM
11. 2026-06-03
    days on market $355,000 Active 195 DOM
12. 2026-06-02
    days on market $355,000 Active 194 DOM
13. 2026-06-01
    days on market $355,000 Active 193 DOM
14. 2026-05-31
    days on market $355,000 Active 192 DOM
15. 2026-05-18
    price $355,000 361-char remark

    Show marketing remark (361 chars)

    Large spacious three bedroom unit in sought after Valentine Manor. A rare find in Downtown Yonkers. That also has an indoor parking garage as well as outdoor parking. Unit is large with plenty of sunlight allowed in. If you need storage one particular addition to this unit is the ample closets. Laundry and state of the art working equipment on the premises.

16. 2026-03-24
    status Active 361-char remark

    Show marketing remark (361 chars)

    Large spacious three bedroom unit in sought after Valentine Manor. A rare find in Downtown Yonkers. That also has an indoor parking garage as well as outdoor parking. Unit is large with plenty of sunlight allowed in. If you need storage one particular addition to this unit is the ample closets. Laundry and state of the art working equipment on the premises.

17. 2026-02-17
    status Pending 361-char remark

    Show marketing remark (361 chars)

    Large spacious three bedroom unit in sought after Valentine Manor. A rare find in Downtown Yonkers. That also has an indoor parking garage as well as outdoor parking. Unit is large with plenty of sunlight allowed in. If you need storage one particular addition to this unit is the ample closets. Laundry and state of the art working equipment on the premises.

18. 2025-11-24
    price $365,000 361-char remark

    Show marketing remark (361 chars)

    Large spacious three bedroom unit in sought after Valentine Manor. A rare find in Downtown Yonkers. That also has an indoor parking garage as well as outdoor parking. Unit is large with plenty of sunlight allowed in. If you need storage one particular addition to this unit is the ample closets. Laundry and state of the art working equipment on the premises.

19. 2025-10-16
    listed $370,000 Active 361-char remark

    Show marketing remark (361 chars)

    Large spacious three bedroom unit in sought after Valentine Manor. A rare find in Downtown Yonkers. That also has an indoor parking garage as well as outdoor parking. Unit is large with plenty of sunlight allowed in. If you need storage one particular addition to this unit is the ample closets. Laundry and state of the art working equipment on the premises.

20. 2024-04-11
    soldstatus $305,000 Closed 444-char remark

    Show marketing remark (444 chars)

    Offer to be submitted with pre-approval letter or proof of found. Renting is allowed; Must live on the site for 3 years before renting. Board directors need Approval the Application. The Application is attached to the listing. Minimum income amount: 25%of income should cover mortgage and maintenance. Owner Occupied the unit, need some notice required. This property has an offer accepted. Additional Information: HeatingFuel:Oil Below Ground,

21. 2023-03-21
    status Pending 444-char remark

    Show marketing remark (444 chars)

    Offer to be submitted with pre-approval letter or proof of found. Renting is allowed; Must live on the site for 3 years before renting. Board directors need Approval the Application. The Application is attached to the listing. Minimum income amount: 25%of income should cover mortgage and maintenance. Owner Occupied the unit, need some notice required. This property has an offer accepted. Additional Information: HeatingFuel:Oil Below Ground,

22. 2023-01-02
    status Active 444-char remark

    Show marketing remark (444 chars)

    Offer to be submitted with pre-approval letter or proof of found. Renting is allowed; Must live on the site for 3 years before renting. Board directors need Approval the Application. The Application is attached to the listing. Minimum income amount: 25%of income should cover mortgage and maintenance. Owner Occupied the unit, need some notice required. This property has an offer accepted. Additional Information: HeatingFuel:Oil Below Ground,

23. 2022-10-04
    listed $295,000 Active 444-char remark

    Show marketing remark (444 chars)

    Offer to be submitted with pre-approval letter or proof of found. Renting is allowed; Must live on the site for 3 years before renting. Board directors need Approval the Application. The Application is attached to the listing. Minimum income amount: 25%of income should cover mortgage and maintenance. Owner Occupied the unit, need some notice required. This property has an offer accepted. Additional Information: HeatingFuel:Oil Below Ground,

24. 2022-07-24
    historical
25. 2022-03-10
    listed $299,000 Active
26. 2018-11-02
    historical
27. 2018-10-19
    price $255,000
28. 2018-09-17
    listed $269,000 Active
29. 2008-09-23
    historical
30. 2008-01-23
    listed
31. 2007-09-27
    historical
32. 2007-03-27
    listed
33. 2006-05-12
    historical
34. 2005-11-13
    listed

ⓘ 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 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: $42,136
• − Mortgage interest: −$19,886
• − Property taxes: −$5,325
• − Insurance: −$1,775
• − Repairs & maintenance: −$3,371
• − Management: −$3,371
• − HOA: −$11,352
• − Depreciation: −$10,327
• Taxable loss: −$13,270
• Est. tax savings @ 24.0%: +$3,185
• After-tax cash flow: $-4,319/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

+32.0% since first listed

20 events — show timeline

• 2026-05-18 Price Changed $355,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-24 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-02-17 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-11-24 Price Changed $365,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-16 Listed $370,000 OneKey® MLS as Distributed by MLS Grid
• 2024-04-11 Sold (MLS) $305,000 OneKey® MLS as Distributed by MLS Grid
• 2023-03-21 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-01-02 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2022-10-04 Listed $295,000 OneKey® MLS as Distributed by MLS Grid
• 2022-07-24 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2022-03-10 Listed $299,000 OneKey® MLS as Distributed by MLS Grid
• 2018-11-02 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2018-10-19 Price Changed $255,000 OneKey® MLS as Distributed by MLS Grid
• 2018-09-17 Listed $269,000 OneKey® MLS as Distributed by MLS Grid
• 2008-09-23 Delisted — HGMLS
• 2008-01-23 Listed — HGMLS
• 2007-09-27 Delisted — HGMLS
• 2007-03-27 Listed — HGMLS
• 2006-05-12 Delisted — HGMLS
• 2005-11-13 Listed — HGMLS