68 Brendon Hill Rd · Yonkers, NY 10583

$899,000

3 bd · 1.5 ba · 2,000 sqft · SingleFamily public records · 17 Days on market

Built 1951 0.28 ac lot Est $1000k · 10% under

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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 +14.8/30.0
• ARV discount +12.0/15.0
• DSCR +4.5/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Lovely split-level home located in the desirable Beech Hill section of Yonkers, offering a spacious layout, Ranch-style, with a finished basement and finished attic. Fenced-in yard. 2 Newer bathrooms. Hot Water heater and furnace replaced in 2022. Hardwood floors. 2 -Car Garage. Walking distance to Scarsdale train station, and Bronx River walking path—low taxes. Fireplace in the basement. Ideally located close to parks, shopping, dining, transportation, and major parkways. A wonderful opportunity to make this classic Beech Hill home your own.

Key facts

• Finished attic
• Hot water heater
• Finished basement

Tags

• SPLIT-LEVEL HOME
• FINISHED BASEMENT
• FINISHED ATTIC
• FENCED-IN YARD
• NEWER BATHROOMS
• HOT WATER HEATER

Property features AI

Exterior

• Parking: Attached parking; Driveway; Total parking for 4 vehicles; 2-car garage
• Utilities: Electric service by Con-Edison; Public sewer; No additional utilities listed
• Home design: Single family residence; Measured living area
• Construction: Frame construction; Shingle siding
• Exterior features: Frame construction with shingle siding; Not waterfront; No additional parcels

Interior

• Kitchen: Gas range; Range; Dishwasher; Refrigerator
• Bedrooms: Total of 7 rooms (includes bedrooms and living spaces)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Hot air heating; Central air conditioning
• Interior features: Primary bathroom; Loft; Unfinished walk-out basement; Attic with walkup stairs; One fireplace in the basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $899k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $695k (22.6% below list).
• Recommended offer: $695k (22.6% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 5.4% in Yonkers — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 293 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• This rent runs 33% of the median local income ($250k/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 $6k of loan paydown is wiped out by about $27k 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 ($886k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $265k; list at $899k implies a 239% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: 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 $695,471 (22.6% below list)

Questions for the listing agent

1. Built in 1951 — 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. 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?
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 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: 0.77% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.15%
• DSCR: 1.05
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $1,000,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22 Chauncey St	0.33mi	3/2.0	2,000 (0%)	9mo	$650,000	$325	75
210 Wyndcliff Rd	0.14mi	3/2.5	2,128 (+6%)	6mo	$999,999	$470	74
81 Sargent Rd	0.28mi	3/3.0	1,791 (-10%)	0mo	$1,300,000	$726	63
127 Crisfield St	0.51mi	3/2.5	2,166 (+8%)	2mo	$690,000	$319	57
60 E Fort Hill Rd	0.50mi	3/2.5	1,792 (-10%)	3mo	$870,000	$485	53
25 Malvern Rd	0.19mi	2/3.5 (-1)	2,256 (+13%)	7mo	$825,000	$366	51
2 Danby Pl	0.41mi	3/3.0	2,200 (+10%)	8mo	$1,100,000	$500	51
73 Ewart St	0.66mi	3/2.5	2,250 (+12%)	4mo	$1,165,000	$518	41
628 Scarsdale Rd	0.68mi	4/2.0 (+1)	2,205 (+10%)	5mo	$765,000	$347	40
9 Dogwood Dr	0.62mi	4/2.5 (+1)	2,197 (+10%)	9mo	$1,260,000	$574	38
32 Lynwood Rd	0.68mi	4/2.0 (+1)	2,294 (+15%)	2mo	$1,300,000	$567	36
16 Greenvale Pl	0.71mi	3/2.5	2,280 (+14%)	9mo	$1,170,000	$513	32

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.5%
• Equity multiple: 0.48×
• Total profit: $-130,769
• Equity at exit: $134,044

10-year hold

• IRR: -5.9%
• Equity multiple: 0.62×
• Total profit: $-96,022
• Equity at exit: $77,729

Cash invested: $251,720 (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 10583

• Active inventory: 293
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $6,955 high
• Mortgage (P&I): −$4,714
• Tax from tax record: −$164 /mo · $1,962/yr
• Insurance: −$375
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,460
• Net cashflow: $242

Break-even live

Break-even rent $6,649

Max offer price $899,000

Occupancy floor 92%

Sensitivity live

Price	-10% $751	-5% $496	+0% $242	+5% $-13	+10% $-1,340
Rent	-10% $-308	-5% $-33	+0% $242	+5% $516	+10% $791
Rate	-1.0pp $694	-0.5pp $470	base $242	+0.5pp $9	+1.0pp $-228

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: $224,750
• Closing costs: $26,970
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36 Grand Blvd Unit 2 Scarsdale, NY	3.0	2.0	1500	$6,100	$4.07	45d	1	0.53mi
96 Alkamont Ave Scarsdale, NY	2.0	1.0	2000	$3,500	$1.75	45d	1	0.60mi
4 Kingwood Rd Scarsdale, NY	3.0	2.5	2067	$7,000	$3.39	45d	1	0.71mi
154 Bell Rd Scarsdale, NY	3.0	2.5	1611	$7,900	$4.90	0d	1	0.98mi
106 White Rd Scarsdale, NY	3.0	2.0	1700	$5,800	$3.41	0d	1	1.28mi
106 White Rd Scarsdale, NY	3.0	2.0	1700	$5,999	$3.53	24d	1	1.28mi
155 White Rd Scarsdale, NY	3.0	1.5	1632	$7,000	$4.29	45d	1	1.28mi
Young Pl Tuckahoe, NY	3.0	2.5	1936	$7,500	$3.87	0d	1	1.44mi
45 Fisher Ave Tuckahoe, NY	4.0	2.5	2850	$8,500	$2.98	4d	1	1.50mi

Listing history 10 events

1. 2026-06-21
   days on market $899,000 Active 17 DOM
2. 2026-06-18
   days on market $899,000 Active 14 DOM
3. 2026-06-17
   days on market $899,000 Active 13 DOM
4. 2026-06-16
   days on market $899,000 Active 12 DOM
5. 2026-06-15
   days on market $899,000 Active 11 DOM
6. 2026-06-13
   days on market $899,000 Active 9 DOM
7. 2026-06-09
   days on market $899,000 Active 5 DOM
8. 2026-06-08
   days on market $899,000 Active 4 DOM
9. 2026-06-07
   remarks 549-char remark
10. 2026-06-07
    listed $899,000 Active 3 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: $1,962 · $164/mo
• Projected year-2 tax: $8,578 · $715/mo
• Expected delta: +$6,616/yr (+$551/mo · 337.2%)

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

Taxation est. · year 1

• Rental income: $83,457
• − Mortgage interest: −$50,358
• − Property taxes: −$1,962
• − Insurance: −$4,495
• − Repairs & maintenance: −$6,677
• − Management: −$6,677
• − Depreciation: −$26,153
• Taxable loss: −$12,864
• Est. tax savings @ 24.0%: +$3,087
• After-tax cash flow: $5,988/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): 40,207
• Household income: $250,001
• Rent vs Own: 15.2% rent · 84.8% own
• Severe rent burden: 560.0

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 0.55)
• Race & ethnicity: White 63% Asian 20% Hispanic / Latino 8% Two or more races 7% Black 3%
• Hispanic origin (detail): Puerto Rican 2% Dominican 2%
• Common ancestry: Scotch-Irish 6% Romanian 5% Italian 3%
• Foreign-born: 25% · Canada, China, South Korea
• Languages at home: 72% English-only · Other Indo-European 8% Chinese 6% Spanish 5%

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: ▼ -851.83%
• Current HPI: 283.4725
• 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

+239.2% since first listed

2 events — show timeline

• 2026-06-02 Listed $899,000 OneKey® MLS as Distributed by MLS Grid
• 1991-10-24 Sold (Public Records) $265,000 Public Records

Property tax history

-21.8%/yr

Latest (2025): $1,962 · +1.3% YoY. Source: county tax records.