29 Abeel St Unit 5H · Yonkers, NY 10705

$159,000

2 bd · 1.0 ba · 1,000 sqft · Condo · 28 Days on market

Built 1956 Fair condition

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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 +10.0/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.8/5.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• DSCR +2.9/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity to own a two-bedroom co-op in sought-after Valentine Gardens! This bright and airy corner unit is a true diamond in the rough, offering incredible potential with just a little TLC. Featuring a spacious layout, the home includes a sunny living room with hardwood floors that flows seamlessly into a large dining area—perfect for relaxing or entertaining. The eat-in kitchen offers a windowed breakfast nook providing natural light and ventilation. The generously sized corner primary bedroom also features hardwood flooring, while a center hallway provides privacy between the living and sleeping areas. Five closets offer excellent storage throughout. Monthly maintenance inc

Key facts

• Corner unit
• Eat-in kitchen
• On-site playground

Tags

• CORNER UNIT
• EAT-IN KITCHEN
• WINDOWED BREAKFAST NOOK
• HARDWOOD FLOORS
• FIVE CLOSETS
• ON-SITE PLAYGROUND

Property features AI

Finance

• Other: Community features include playground and sidewalks
• HOA & community: Association: Valentine Gardens; Association amenities include elevator(s), live-in superintendent, and a park; Association fee includes electricity, gas, heat, and hot water; Additional monthly fee for roof, pointing and patio repairs

Exterior

• Parking: Assigned parking; On-street parking available; Parking waitlist; Parking fee (monthly)
• Utilities: Electricity by Con-Edison; Public sewer; Cable available; Electricity connected; Natural gas connected; Sewer connected; Trash collection (public); Water connected
• Home design: Stock cooperative; Six-story building; Unit on one level; Entry level: 5th floor; Located between 3rd and 5th floors
• Construction: Brick construction
• Exterior features: Brick exterior; Near public transit; Near schools; Near shops; Not waterfront

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: Located on 5th floor
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating; Steam heating; Wall/window air conditioning units
• Interior features: Eat-in kitchen; Elevator; Entrance foyer; Common basement; Dining area
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $159k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-95 ($-1k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $159k).
• Recommended offer: $157k (1.5% below list) — sets the bar for market timing.

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 (+9.0%/yr); 86 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• At $2,890/mo this rent would consume 51% 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 $1k of loan paydown is wiped out by about $5k 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 28 days — a 2% lower offer ($157k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 44% of rent; built in 1956 — 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 $156,615 (1.5% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1956 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.82% ✓
• Cap rate: 5.58%
• Cash-on-cash: -2.56%
• DSCR: 0.89
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -8.7%
• Equity multiple: 0.65×
• Total profit: $-15,719
• Equity at exit: $23,707

10-year hold

• IRR: 10.3%
• Equity multiple: 2.15×
• Total profit: $51,389
• Equity at exit: $13,747

Cash invested: $44,520 (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: 86
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,890 high
• Mortgage (P&I): −$834
• Tax est. 1.5%: −$199 /mo · $2,385/yr
• Insurance: −$66
• HOA est. from 1 same-building comp: −$1,279
• Vacancy / Maint / Mgmt: −$607
• Net cashflow: $-95

Break-even live

Break-even rent $3,010

Max offer price $145,245

Occupancy floor 98%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
117 Morris St Yonkers, NY	1.0	1.0	700	$2,000	$2.86	5d	1	0.51mi
280 Hawthorne Ave Yonkers, NY	1.0	1.0	700	$2,100	$3.00	7d	2	0.53mi
16 Pier St Yonkers, NY	3.0	1.0	1000	$3,200	$3.20	16d	1	0.57mi
106 McLean Ave Yonkers, NY	3.0	1.0	1000	$3,200	$3.20	43d	1	0.62mi
249 McLean Ave Unit 1B Yonkers, NY	1.0	1.0	700	$2,500	$3.57	18d	1	0.69mi
14 Highland Ave Unit 2A Yonkers, NY	1.0	1.0	1000	$1,500	$1.50	19d	1	0.74mi
52 Lewis Pkwy Unit 1545731P Yonkers, NY	3.0	2.0	1496	$5,806	$3.88	15d	1	0.81mi
65 Caroline Ave Unit 1L Yonkers, NY	3.0	1.0	1050	$2,700	$2.57	43d	1	0.83mi
52 Groshon Ave Apt 2N Yonkers, NY	3.0	1.0	1000	$2,469	$2.47	43d	1	0.86mi
212 Buena Vista Ave Unit 3F Yonkers, NY	1.0	1.0	800	$2,100	$2.62	19d	1	0.89mi
57 Putnam Ave Yonkers, NY	2.0	1.0	900	$3,000	$3.33	22d	1	0.96mi
57 Putnam Ave Yonkers, NY	2.0	1.0	900	$3,000	$3.33	11d	1	0.96mi
162 Willow St Unit 1F Yonkers, NY	1.0	1.0	700	$2,200	$3.14	15d	1	1.19mi
162 Willow St Yonkers, NY	1.0	1.0	700	$2,100	$3.00	7d	1	1.19mi
20 Water Grant St Yonkers, NY	1.0–2.0	1.0–2.0	827	$3,756	$4.54	1d	22	1.20mi
44 Hudson St Yonkers, NY	2.0	1.0–2.0	922	$4,300	$4.66	7d	25	1.28mi
39 Spruce St Unit 1 Yonkers, NY	3.0	1.5	920	$3,300	$3.59	43d	1	1.33mi
66 Main St Yonkers, NY	2.0	1.0–2.0	906	$3,323	$3.67	3d	4	1.34mi
50 Main St Unit 3F Yonkers, NY	1.0	1.0	900	$2,000	$2.22	24d	1	1.34mi
50 Nepperhan St Yonkers, NY	3.0	1.0–2.0	887	$4,063	$4.58	2d	20	1.39mi
189 Elm St Unit 1 Yonkers, NY	3.0	1.0	1000	$2,650	$2.65	43d	1	1.46mi
45 Linden St Yonkers, NY	3.0	3.0	800	$3,100	$3.88	4d	1	1.47mi
30 Locust Hill Ave Yonkers, NY	1.0–2.0	1.0	735	$2,500	$3.40	43d	3	1.48mi
30 Locust Hill Ave Yonkers, NY	1.0–2.0	1.0	735	$2,500	$3.40	7d	2	1.48mi
1 Alexander St Yonkers, NY	2.0	1.0–2.0	837	$4,000	$4.78	7d	48	1.48mi

HOA detail condo

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

Listing history 14 events

1. 2026-06-18
   days on market $159,000 Active 28 DOM
2. 2026-06-17
   days on market $159,000 Active 27 DOM
3. 2026-06-16
   days on market $159,000 Active 26 DOM
4. 2026-06-15
   days on market $159,000 Active 25 DOM
5. 2026-06-13
   days on market $159,000 Active 23 DOM
6. 2026-06-09
   days on market $159,000 Active 19 DOM
7. 2026-06-08
   days on market $159,000 Active 18 DOM
8. 2026-06-07
   days on market $159,000 Active 17 DOM
9. 2026-06-04
   days on market $159,000 Active 14 DOM
10. 2026-06-03
    days on market $159,000 Active 13 DOM
11. 2026-06-02
    days on market $159,000 Active 12 DOM
12. 2026-06-01
    days on market $159,000 Active 11 DOM
13. 2026-05-31
    days on market $159,000 Active 10 DOM
14. 2026-05-21
    listed $159,000 Active

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $34,675
• − Mortgage interest: −$8,906
• − Property taxes: −$2,385
• − Insurance: −$795
• − Repairs & maintenance: −$2,774
• − Management: −$2,774
• − HOA: −$15,348
• − Depreciation: −$4,625
• Taxable loss: −$2,933
• Est. tax savings @ 24.0%: +$704
• After-tax cash flow: $-437/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.

Condition & rehab AI · 30 photos

Fair 45/100 Moderate rehab

This two-bedroom co-op in Valentine Gardens requires moderate renovations, focusing on updating the kitchen and bathroom, and painting interior walls to enhance its appeal and value.

Repairs flagged

• Major kitchen appliances — Old appliances need replacement
• Major kitchen cabinets — Outdated design
• Major bathroom fixtures — Basic fixtures need updating

Value-add opportunities

• Resale modern kitchen appliances — Modern appliances attract buyers
• Resale updated bathroom fixtures — Modern fixtures enhance appeal
• Both paint interior walls — Fresh paint improves curb appeal and interior aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen appliances · Old appliances need replacement	Major	$15,000–50,000
kitchen cabinets · Outdated design	Major	$15,000–50,000
bathroom fixtures · Basic fixtures need updating	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Resale modern kitchen appliances — Modern appliances attract buyers ↑
• Resale updated bathroom fixtures — Modern fixtures enhance appeal ↑
• Both paint interior walls — Fresh paint improves curb appeal and interior aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-05-21 Listed $159,000 OneKey® MLS as Distributed by MLS Grid