643 Warburton Ave · Yonkers, NY 10701

$980,000

16 bd · 16.0 ba · 4,624 sqft · MultiFamily public records · 17 Days on market

Built 1925 6,088 sqft lot

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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 +24.3/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• Schools +4.1/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

643 Warburton Avenue Charming four unit investment property centrally located in Yonkers with a beautiful view of the Hudson River. Nearby access to train station and bus stop. Building features original 1925 stained glass windows on both floors, and original (non-working) fireplaces in first floor units. All four one bedroom units were gut renovated and feature granite kitchen counter tops and new appliances with plumbing and electrical upgrades. New windows installed in all apartments. Building converted from oil to gas with tankless boilers, and a zone for each tenant. Large attic space above both second floor apartments with wide, full height staircase. Two garages and off street tenant

Key facts

• Gut renovated
• Plumbing upgrades
• New appliances

Tags

• ORIGINAL STAINED GLASS WINDOWS
• GUT RENOVATED
• GRANITE KITCHEN COUNTER TOPS
• NEW APPLIANCES
• PLUMBING UPGRADES
• ELECTRICAL UPGRADES

Property features AI

Finance

• Financial info: No investor-specific financial details provided
• HOA & community: No association amenities; Community features include parks and sidewalks

Exterior

• Parking: Assigned parking; Driveway parking; Off-street parking; Two-car garage (total parking spaces: 5)
• Utilities: Con Edison electric service; Public sewer; Cable connected; Electricity connected; Natural gas connected; Phone connected; Sewer connected; Water connected
• Home design: Quadruplex; Actual condition reported
• Construction: Brick exterior; Block and brick/mortar foundation
• Exterior features: Brick construction; Back yard and front yard; Views; Waterfront property

Interior

• Bedrooms: Four 1-bedroom units
• Flooring: Hardwood floors; Wood flooring
• Bathrooms: Four full bathrooms
• Heating & cooling: Baseboard heating; Wall/window air conditioning units
• Interior features: First-floor bedroom; Aluminum-framed windows; Walk-out basement with pull-down attic access

What this means for you Summary

Snapshot

• This is a 4 × 1-bed/1-bath units multifamily listed at $980k.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive. Per door: $493/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $980k).
• Recommended offer: $965k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: Rents rising fast (+4.4%/yr); 183 active listings in the ZIP; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• At $9,825/mo this rent would consume 182% 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 $7k of loan paydown is wiped out by about $29k 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 17 days — a 2% lower offer ($965k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $325k; list at $980k implies a 202% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $965,300 (1.5% below list)

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 1925 — 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: 1.00% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.62%
• DSCR: 1.38
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.39% rent growth · sell at horizon

5-year hold

• IRR: -1.9%
• Equity multiple: 0.93×
• Total profit: $-19,759
• Equity at exit: $146,121

10-year hold

• IRR: 9.1%
• Equity multiple: 1.73×
• Total profit: $201,440
• Equity at exit: $84,732

Cash invested: $274,400 (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 10701

• Rents YoY: 4.4%
• Active inventory: 183
• Price-to-rent: 33.2×

Monthly cashflow live

• Estimated rent: $9,825 high
• Mortgage (P&I): −$5,139
• Tax from tax record: −$243 /mo · $2,912/yr
• Insurance: −$408
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,063
• Net cashflow: $1,972

Break-even live

Break-even rent $7,329

Max offer price $980,000

Occupancy floor 75%

Sensitivity live

Price	-10% $2,526	-5% $2,249	+0% $1,972	+5% $1,694	+10% $1,417
Rent	-10% $1,195	-5% $1,583	+0% $1,972	+5% $2,360	+10% $2,748
Rate	-1.0pp $2,465	-0.5pp $2,221	base $1,972	+0.5pp $1,718	+1.0pp $1,459

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$9,824
Total (4 units)			$9,825

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: $245,000
• Closing costs: $29,400
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $980,000 Active 17 DOM
2. 2026-06-17
   days on market $980,000 Active 16 DOM
3. 2026-06-16
   days on market $980,000 Active 15 DOM
4. 2026-06-15
   days on market $980,000 Active 14 DOM
5. 2026-06-13
   days on market $980,000 Active 12 DOM
6. 2026-06-09
   days on market $980,000 Active 8 DOM
7. 2026-06-08
   days on market $980,000 Active 7 DOM
8. 2026-06-07
   days on market $980,000 Active 6 DOM
9. 2026-06-04
   days on market $980,000 Active 3 DOM
10. 2026-06-03
    days on market $980,000 Active 2 DOM
11. 2026-06-02
    remarks 699-char remark
12. 2026-06-02
    listed $980,000 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: $2,912 · $243/mo
• Projected year-2 tax: $9,737 · $811/mo
• Expected delta: +$6,825/yr (+$569/mo · 234.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 16 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: $117,900
• − Mortgage interest: −$54,895
• − Property taxes: −$2,912
• − Insurance: −$4,900
• − Repairs & maintenance: −$9,432
• − Management: −$9,432
• − Depreciation: −$28,509
• Taxable income: $7,820
• Est. tax owed @ 24.0%: −$1,877
• After-tax cash flow: $21,782/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

+201.5% since first listed

2 events — show timeline

• 2026-05-15 Listed $980,000 OneKey® MLS as Distributed by MLS Grid
• 2014-07-07 Sold (Public Records) $325,000 Public Records

Property tax history

-21.0%/yr

Latest (2025): $2,912 · -0.3% YoY. Source: county tax records.