23 Roundtop Rd · Yonkers, NY 10710

$649,900

3 bd · 3.5 ba · 2,980 sqft · Townhouse public records · 33 Days on market

Built 1997 4,356 sqft lot $218/sqft · 34% below area Est $988k · 34% under $485/mo HOA · 8% of rent

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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 +18.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +4.8/10.0
• 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

This rare end-unit townhome offers a fantastic opportunity to add your personal touches and create your ideal living space. Featuring 3 bedrooms and 3.5 bathrooms, this home provides a spacious and functional layout designed for comfortable living. The main level offers an open floor plan with a bright living room featuring a fireplace, a kitchen with a breakfast nook, a convenient laundry area, and a primary suite complete with a private full bathroom. Upstairs, you will find a versatile loft space, a full bathroom, and two additional generously sized bedrooms. The fully finished basement expands the living space with a large recreation room, a dedicated office area, and ample storage. highest and best due 05/06/2026 3pm Additional features include a one-car attached garage, private driveway, and a deck perfect for outdoor enjoyment. Located within a gated community offering 24-hour security, Winchester Village provides both comfort and peace of mind in a desirable setting. The property must be listed on the MLS system at a minimum of 7 calendar days before an offer is accepted

Key facts

• Open floor plan
• End-unit townhome
• Versatile loft space

Tags

• END-UNIT TOWNHOME
• OPEN FLOOR PLAN
• BRIGHT LIVING ROOM
• FIREPLACE
• KITCHEN WITH BREAKFAST NOOK
• VERSATILE LOFT SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath townhouse listed at $650k.

Deal economics

• At list price, monthly cash flow is $633 ($8k/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 $635k (2.3% below list).
• Recommended offer: $630k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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: 163 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• At $6,349/mo this rent would consume 70% of the median local household income ($109k/yr) (locally 920% 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 $4k of loan paydown is wiped out by about $19k 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 33 days — a 3% lower offer ($630k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $630,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.98% ✗
• Cap rate: 7.46%
• Cash-on-cash: 4.17%
• DSCR: 1.19
• GRM: 8.5

CMA / ARV

• ARV (median comp): $987,986
• List price: $649,900
• Delta: -34.22%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Roundtop Rd	0.06mi	3/3.5	2,924 (-2%)	20mo	$925,000	$316	77
5 Clubway Cir	0.22mi	4/3.5 (+1)	2,980 (0%)	12mo	$925,000	$310	75
27 Roundtop Rd	0.02mi	3/2.5	2,650 (-11%)	19mo	$885,000	$334	61

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: -9.8%
• Equity multiple: 0.64×
• Total profit: $-64,983
• Equity at exit: $96,902

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-4,575
• Equity at exit: $56,191

Cash invested: $181,972 (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 10710

• Active inventory: 163
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $6,349 medium
• Mortgage (P&I): −$3,408
• Tax from tax record: −$219 /mo · $2,628/yr
• Insurance: −$271
• HOA: −$485
• Vacancy / Maint / Mgmt: −$1,333
• Net cashflow: $633

Break-even live

Break-even rent $5,548

Max offer price $649,900

Occupancy floor 85%

Sensitivity live

Price	-10% $1,001	-5% $817	+0% $633	+5% $449	+10% $265
Rent	-10% $131	-5% $382	+0% $633	+5% $884	+10% $1,134
Rate	-1.0pp $960	-0.5pp $798	base $633	+0.5pp $464	+1.0pp $293

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: $162,475
• Closing costs: $19,497
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
42 Clarewood Dr Hastings on Hudson, NY	3.0	3.5	2800	$7,800	$2.79	0d	1	1.20mi
42 Clarewood Dr Hastings on Hudson, NY	3.0	3.5	2800	$8,000	$2.86	11d	1	1.20mi
4 Kingwood Rd Scarsdale, NY	3.0	2.5	2067	$7,000	$3.39	44d	1	1.32mi
Young Pl Tuckahoe, NY	3.0	2.5	1936	$7,500	$3.87	0d	1	1.48mi

HOA detail

• Monthly dues: $485 · $5,820/yr
• Likely covers: security

Listing history 1 events

1. 2026-04-21
   listed $649,900 Active 1097-char remark

   Show marketing remark (1097 chars)

   This rare end-unit townhome offers a fantastic opportunity to add your personal touches and create your ideal living space. Featuring 3 bedrooms and 3.5 bathrooms, this home provides a spacious and functional layout designed for comfortable living. The main level offers an open floor plan with a bright living room featuring a fireplace, a kitchen with a breakfast nook, a convenient laundry area, and a primary suite complete with a private full bathroom. Upstairs, you will find a versatile loft space, a full bathroom, and two additional generously sized bedrooms. The fully finished basement expands the living space with a large recreation room, a dedicated office area, and ample storage. highest and best due 05/06/2026 3pm Additional features include a one-car attached garage, private driveway, and a deck perfect for outdoor enjoyment. Located within a gated community offering 24-hour security, Winchester Village provides both comfort and peace of mind in a desirable setting. The property must be listed on the MLS system at a minimum of 7 calendar days before an offer is accepted

ⓘ 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: $2,628 · $219/mo
• Projected year-2 tax: $6,806 · $567/mo
• Expected delta: +$4,178/yr (+$348/mo · 158.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 14 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: $76,188
• − Mortgage interest: −$36,405
• − Property taxes: −$2,628
• − Insurance: −$3,250
• − Repairs & maintenance: −$6,095
• − Management: −$6,095
• − HOA: −$5,820
• − Depreciation: −$18,906
• Taxable loss: −$3,011
• Est. tax savings @ 24.0%: +$723
• After-tax cash flow: $8,315/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): 25,855
• Household income: $108,845
• Rent vs Own: 29.3% rent · 70.7% own
• Severe rent burden: 920.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: White 39% Hispanic / Latino 30% Black 14% Two or more races 12% Asian 11% Native American 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 9% Dominican 9%
• Common ancestry: Romanian 2% Scotch-Irish 1% Hispanic 1%
• Foreign-born: 26% · Canada, Jamaica, China
• Languages at home: 64% English-only · Spanish 18% Other Indo-European 6% Other Asian/Pacific 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: ▼ -622.30%
• Current HPI: 297.1704
• 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

1 event — show timeline

• 2026-04-21 Listed $649,900 OneKey® MLS as Distributed by MLS Grid

Property tax history

-24.9%/yr

Latest (2025): $2,628 · +0.5% YoY. Source: county tax records.