495 Odell Ave Unit 8B · Yonkers, NY 10703

$295,000

3 bd · 2.0 ba · 1,350 sqft · Condo · 39 Days on market

Built 1967 $219/sqft · at area comps Est $282k · at est.

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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 +22.0/30.0
• DSCR +7.0/10.0
• 1% rule +5.8/10.0
• ARV discount +5.4/15.0
• 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

Welcome to this expansive 3-bedroom residence in the highly desirable Grey Oaks community in Yonkers! This beautifully maintained unit offers a spacious open-concept floor plan, seamlessly connecting the kitchen and living area—perfect for both everyday living and entertaining. The kitchen features granite countertops, stainless steel appliances, and ample cabinet space, while hardwood floors and elegant crown molding run throughout the home. The primary bedroom includes a full private en-suite bathroom and generous his-and-her closets. A second full bath is conveniently located in the main hallway. You’ll also appreciate the abundant storage and closet space throughout the apartment, plus your own private balcony—ideal for relaxing with morning coffee or unwinding at the end of the day. This well-maintained building offers exceptional amenities, including: The welcoming front lobby, Large laundry room, Outdoor swimming pool. Onsite businesses just steps away—supermarket, deli, restaurants, fast food, and banks etc. Commuters will love the easy access to major roadways including the Sawmill River Parkway and Interstate 87, making travel throughout Westchester and into NYC simple and convenient. Move right in—this apartment truly has it all and won’t last long. Come make it yours today!

Key facts

• Ample cabinet space
• Granite countertops
• Crown molding

Tags

• OPEN-CONCEPT FLOOR PLAN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• AMPLE CABINET SPACE
• HARDWOOD FLOORS
• CROWN MOLDING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $295k.

Deal economics

• At list price, monthly cash flow is $414 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $295k).
• Recommended offer: $286k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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.
• Market conditions: 75 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 42% 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 $2k of loan paydown is wiped out by about $9k 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 39 days — a 3% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 13 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk; 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 $286,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.08% ✓
• Cap rate: 8.20%
• Cash-on-cash: 6.82%
• DSCR: 1.30
• GRM: 7.7

CMA / ARV

• ARV (median comp): $281,805
• List price: $295,000
• Delta: 4.68%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -7.0%
• Equity multiple: 0.74×
• Total profit: $-21,340
• Equity at exit: $43,985

10-year hold

• IRR: 2.6%
• Equity multiple: 1.19×
• Total profit: $15,719
• Equity at exit: $25,506

Cash invested: $82,600 (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: 75
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $3,175 high
• Mortgage (P&I): −$1,547
• Tax est. 1.5%: −$369 /mo · $4,425/yr
• Insurance: −$123
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$667
• Net cashflow: $414

Break-even live

Break-even rent $2,651

Max offer price $295,000

Occupancy floor 82%

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7 Corbalis Pl Yonkers, NY	2.0	1.0	900	$2,500	$2.78	44d	1	0.33mi
3 Annmarie Pl Yonkers, NY	3.0	1.0	1200	$3,200	$2.67	5d	1	0.35mi
13 Regina Pl Yonkers, NY	3.0	1.0	1200	$3,000	$2.50	44d	1	0.41mi
287 Mary Lou Ave Unit 2 Yonkers, NY	3.0	2.0	1400	$3,500	$2.50	44d	1	0.71mi
9 Minetta Pl Yonkers, NY	2.0	1.0	1792	$3,000	$1.67	44d	1	0.83mi
601 Ridge Hill Blvd Yonkers, NY	2.0	1.0–2.0	819	$4,600	$5.61	7d	14	0.86mi
740 Palisade Ave Yonkers, NY	3.0	1.0	1200	$2,900	$2.42	24d	1	0.89mi
211 Mary Lou Ave #1 Yonkers, NY	2.0	1.0	1138	$2,475	$2.17	15d	1	0.91mi
1133 Warburton Ave Yonkers, NY	2.0	1.0–2.0	827	$4,475	$5.41	2d	7	0.91mi
703 Palisade Ave Unit Third Floor Yonkers, NY	2.0	1.0	900	$2,000	$2.22	4d	1	0.95mi
151 Burhans Ave Unit 1 Yonkers, NY	3.0	1.0	1500	$3,550	$2.37	44d	1	0.97mi
103 Burhans Ave Yonkers, NY	2.0	1.0	894	$2,000	$2.24	44d	1	1.09mi
65 Tower Pl Unit 1st floor Yonkers, NY	2.0	1.0	1400	$3,200	$2.29	44d	1	1.14mi
237 Woodland Ave Unit 2 Yonkers, NY	2.0	1.0	970	$2,600	$2.68	44d	1	1.20mi
221 Woodland Ave Yonkers, NY	2.0	1.0	1470	$2,650	$1.80	7d	1	1.23mi
53 Prince St Hastings on Hudson, NY	3.0	2.0	1473	$4,500	$3.05	5d	1	1.25mi
4 Fowler Ave Unit 1 floor Yonkers, NY	2.0	1.0	1400	$2,700	$1.93	44d	1	1.27mi
552 N Broadway Yonkers, NY	2.0	1.0	1300	$2,800	$2.15	44d	1	1.28mi
348 Saw Mill River Rd Unit 2 Yonkers, NY	3.0	1.0	900	$3,200	$3.56	24d	1	1.28mi
312 Edwards Pl Unit 1 Yonkers, NY	3.0	1.5	1550	$4,000	$2.58	44d	1	1.28mi
90 Rose St Hastings on Hudson, NY	2.0	1.0	1150	$2,800	$2.43	24d	1	1.31mi
246 Stone Ave Yonkers, NY	3.0	1.0	900	$3,300	$3.67	5d	1	1.36mi

HOA detail condo

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

Listing history 33 events

1. 2026-05-12
   status Pending 1342-char remark

   Show marketing remark (1342 chars)

   Welcome to this expansive 3-bedroom residence in the highly desirable Grey Oaks community in Yonkers! This beautifully maintained unit offers a spacious open-concept floor plan, seamlessly connecting the kitchen and living area—perfect for both everyday living and entertaining. The kitchen features granite countertops, stainless steel appliances, and ample cabinet space, while hardwood floors and elegant crown molding run throughout the home. The primary bedroom includes a full private en-suite bathroom and generous his-and-her closets. A second full bath is conveniently located in the main hallway. You’ll also appreciate the abundant storage and closet space throughout the apartment, plus your own private balcony—ideal for relaxing with morning coffee or unwinding at the end of the day. This well-maintained building offers exceptional amenities, including: The welcoming front lobby, Large laundry room, Outdoor swimming pool. Onsite businesses just steps away—supermarket, deli, restaurants, fast food, and banks etc. Commuters will love the easy access to major roadways including the Sawmill River Parkway and Interstate 87, making travel throughout Westchester and into NYC simple and convenient. Move right in—this apartment truly has it all and won’t last long. Come make it yours today!

2. 2026-03-07
   listed $295,000 Active 1342-char remark

   Show marketing remark (1342 chars)

   Welcome to this expansive 3-bedroom residence in the highly desirable Grey Oaks community in Yonkers! This beautifully maintained unit offers a spacious open-concept floor plan, seamlessly connecting the kitchen and living area—perfect for both everyday living and entertaining. The kitchen features granite countertops, stainless steel appliances, and ample cabinet space, while hardwood floors and elegant crown molding run throughout the home. The primary bedroom includes a full private en-suite bathroom and generous his-and-her closets. A second full bath is conveniently located in the main hallway. You’ll also appreciate the abundant storage and closet space throughout the apartment, plus your own private balcony—ideal for relaxing with morning coffee or unwinding at the end of the day. This well-maintained building offers exceptional amenities, including: The welcoming front lobby, Large laundry room, Outdoor swimming pool. Onsite businesses just steps away—supermarket, deli, restaurants, fast food, and banks etc. Commuters will love the easy access to major roadways including the Sawmill River Parkway and Interstate 87, making travel throughout Westchester and into NYC simple and convenient. Move right in—this apartment truly has it all and won’t last long. Come make it yours today!

3. 2019-05-24
   soldstatus $287,500 Sold 613-char remark

   Show marketing remark (613 chars)

   One of a kind penthouse corner unit at Grey Oaks. The only apartment with an large open concept floorplan in the kitchen and living area. This three bedroom apartment features a full private master bathroom en suite (renovated 2018), full hall bath (renovated 2018), hardwood floors throughout, granite countertops, stainless steel appliances, crown molding throughout, freshly painted, his and her closets, a private pool, abundant storage throughout and a private balcony! All you have to do is move in! This apartment will not last, come and make it yours. Additional Information: HeatingFuel:Oil Above Ground,

4. 2019-02-19
   status Pending 613-char remark

   Show marketing remark (613 chars)

   One of a kind penthouse corner unit at Grey Oaks. The only apartment with an large open concept floorplan in the kitchen and living area. This three bedroom apartment features a full private master bathroom en suite (renovated 2018), full hall bath (renovated 2018), hardwood floors throughout, granite countertops, stainless steel appliances, crown molding throughout, freshly painted, his and her closets, a private pool, abundant storage throughout and a private balcony! All you have to do is move in! This apartment will not last, come and make it yours. Additional Information: HeatingFuel:Oil Above Ground,

5. 2019-01-22
   listed $299,000 Active 613-char remark

   Show marketing remark (613 chars)

   One of a kind penthouse corner unit at Grey Oaks. The only apartment with an large open concept floorplan in the kitchen and living area. This three bedroom apartment features a full private master bathroom en suite (renovated 2018), full hall bath (renovated 2018), hardwood floors throughout, granite countertops, stainless steel appliances, crown molding throughout, freshly painted, his and her closets, a private pool, abundant storage throughout and a private balcony! All you have to do is move in! This apartment will not last, come and make it yours. Additional Information: HeatingFuel:Oil Above Ground,

6. 2014-03-15
   price $205,000
7. 2013-12-16
   soldstatus $205,000 Sold
8. 2013-12-16
   soldstatus $205,000
9. 2013-11-10
   historical
10. 2013-09-03
    historical Pending
11. 2013-09-03
    price $225,000
12. 2013-07-31
    listed $225,000 Active
13. 2013-07-31
    historical Cancelled
14. 2013-07-31
    listed $225,000
15. 2013-07-31
    historical
16. 2013-06-14
    status Active
17. 2013-05-23
    historical Pending
18. 2013-05-21
    status Active
19. 2013-05-21
    historical Pending
20. 2013-04-19
    status Active
21. 2013-04-05
    historical Pending
22. 2013-02-25
    listed Active
23. 2013-02-25
    historical Cancelled
24. 2013-02-25
    listed $239,900
25. 2013-02-25
    historical
26. 2013-02-01
    status Active
27. 2012-10-15
    historical Pending
28. 2012-04-19
    listed Active
29. 2012-04-19
    listed $239,900
30. 2007-02-16
    soldstatus $235,000
31. 2006-11-07
    price $245,000
32. 2006-11-07
    historical
33. 2005-10-21
    listed $235,000

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,103
• − Mortgage interest: −$16,525
• − Property taxes: −$4,425
• − Insurance: −$2,142
• − Repairs & maintenance: −$3,048
• − Management: −$3,048
• − Depreciation: −$8,582
• Taxable income: $333
• Est. tax owed @ 24.0%: −$80
• After-tax cash flow: $4,890/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

+25.5% since first listed

33 events — show timeline

• 2026-05-12 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-07 Listed $295,000 OneKey® MLS as Distributed by MLS Grid
• 2019-05-24 Sold (MLS) $287,500 OneKey® MLS as Distributed by MLS Grid
• 2019-02-19 Pending — OneKey® MLS as Distributed by MLS Grid
• 2019-01-22 Listed $299,000 OneKey® MLS as Distributed by MLS Grid
• 2014-03-15 Price Changed $205,000 HGMLS
• 2013-12-16 Sold (MLS) $205,000 OneKey® MLS as Distributed by MLS Grid
• 2013-12-16 Sold (MLS) $205,000 HGMLS
• 2013-11-10 Delisted — HGMLS
• 2013-09-03 Contingent — HGMLS
• 2013-09-03 Price Changed $225,000 HGMLS
• 2013-07-31 Listed $225,000 HGMLS
• 2013-07-31 Delisted — HGMLS
• 2013-07-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2013-07-31 Listed $225,000 OneKey® MLS as Distributed by MLS Grid
• 2013-06-14 Relisted — HGMLS
• 2013-05-23 Contingent — HGMLS
• 2013-05-21 Relisted — HGMLS
• 2013-05-21 Contingent — HGMLS
• 2013-04-19 Relisted — HGMLS
• 2013-04-05 Contingent — HGMLS
• 2013-02-25 Listed — HGMLS
• 2013-02-25 Delisted — HGMLS
• 2013-02-25 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2013-02-25 Listed $239,900 OneKey® MLS as Distributed by MLS Grid
• 2013-02-01 Relisted — HGMLS
• 2012-10-15 Contingent — HGMLS
• 2012-04-19 Listed — HGMLS
• 2012-04-19 Listed $239,900 OneKey® MLS as Distributed by MLS Grid
• 2007-02-16 Sold (MLS) $235,000 HGMLS
• 2006-11-07 Delisted — HGMLS
• 2006-11-07 Price Changed $245,000 HGMLS
• 2005-10-21 Listed $235,000 HGMLS