595 Mclean Ave Unit 6A · Yonkers, NY 10705

$159,000

1 bd · 1.0 ba · 750 sqft · Condo · 96 Days on market

Built 1954

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Rent growth +4.8/5.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful Top Floor 1 Bedroom Sponsor Apartment in the Vibrant Lincoln Park Section of Yonkers ~ Post-War Building with Spacious Open Floor Plan ~ Board Approval is Not Required ~ Large Entrance Foyer Leads to L-Shaped Sun Filled Living Room with Panoramic Southwestern Views to the Palisades ~ Updated Single-Wall Kitchen with New Appliances and Window ~ Good Counter and Cabinet Space ~ Bathroom with Shower and Tub Combination with New Vanity and Lighting ~ Beautiful Hardwood Floors ~ Laundry in Building ~ Wonderful Live-In Superintendent and Great Management ~ Walk to Everything ~ Wonderful Shopping - Excellent Restaurants - Fun Nightlife ~ Enjoy the Many Activities Tibbetts Brook Park has to Offer from Exercising to Picnicking ~ Close to All Major Transportation and Highways ~ Play at Yonkers Race Track and Casino or Shop at the Weekend Flea Market ~ Smoke Free Building ~ Plenty of Street Parking ~ Some Pictures are Virtually Staged.

Key facts

• Large entrance foyer
• New appliances
• 20 garage spots

Tags

• SPACIOUS OPEN FLOOR PLAN
• LARGE ENTRANCE FOYER
• PANORAMIC SOUTHWESTERN VIEWS
• UPDATED SINGLE-WALL KITCHEN
• NEW APPLIANCES
• GOOD COUNTER AND CABINET SPACE

🏢 Co-op / cooperative unit. The $159,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $159k.

Deal economics

• At list price, monthly cash flow is $753 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $145k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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: Rents rising fast (+9.0%/yr); 86 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• This rent runs 41% of the median local income ($68k/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 $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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $45k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 6→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $144,690 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.47% ✓
• Cap rate: 11.98%
• Cash-on-cash: 20.30%
• DSCR: 1.90
• GRM: 5.7

CMA / ARV

• ARV (median comp): $197,003
• List price: $159,000
• Delta: -19.29%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 18.1%
• Equity multiple: 1.78×
• Total profit: $34,615
• Equity at exit: $23,707

10-year hold

• IRR: 29.8%
• Equity multiple: 4.33×
• Total profit: $148,420
• 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: 5.7×

Monthly cashflow live

• Estimated rent: $2,344 high
• Mortgage (P&I): −$834
• Tax est. 1.5%: −$199 /mo · $2,385/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $753

Break-even live

Break-even rent $1,391

Max offer price $159,000

Occupancy floor 63%

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 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
675 McLean Ave Unit 006H Yonkers, NY	1.0	1.0	577	$2,071	$3.59	4d	1	0.21mi
57 Putnam Ave Yonkers, NY	2.0	1.0	900	$3,000	$3.33	11d	1	0.33mi
57 Putnam Ave Yonkers, NY	2.0	1.0	900	$3,000	$3.33	22d	1	0.33mi
130 Harrison Ave Yonkers, NY	1.0	1.0	650	$1,900	$2.92	43d	1	0.39mi
249 McLean Ave Unit 1B Yonkers, NY	1.0	1.0	700	$2,500	$3.57	18d	1	0.56mi
36 Bruce Ave Yonkers, NY	1.0	1.0	625	$1,785	$2.86	43d	1	0.92mi
216 1st St Unit 1 Yonkers, NY	1.0	1.0	600	$2,000	$3.33	43d	1	1.13mi
135 Wakefield Ave Yonkers, NY	2.0	1.0	850	$3,000	$3.53	43d	2	1.13mi
23 Alida St Unit 2s Yonkers, NY	2.0	1.0	1000	$2,900	$2.90	24d	1	1.21mi
142 Trenchard St Unit 2E Yonkers, NY	1.0	1.0	900	$2,250	$2.50	11d	1	1.25mi
255 Bronx River Rd Unit 4R Yonkers, NY	1.0	1.0	800	$2,250	$2.81	24d	1	1.29mi
594 Yonkers Ave Unit 5 Yonkers, NY	2.0	1.0	900	$2,500	$2.78	24d	1	1.30mi
594 Yonkers Ave Unit 5 Yonkers, NY	2.0	1.0	900	$2,500	$2.78	43d	1	1.30mi
277 Bronx River Rd Apt 3M Yonkers, NY	—	1.0	550	$1,700	$3.09	43d	1	1.30mi
14 Highland Ave Unit 2A Yonkers, NY	1.0	1.0	1000	$1,500	$1.50	19d	1	1.31mi
495 Kimball Ave Unit First Floor Yonkers, NY	2.0	1.0	1100	$3,000	$2.73	43d	1	1.40mi
117 Morris St Yonkers, NY	1.0	1.0	700	$2,000	$2.86	5d	1	1.43mi
20 Overhill Pl Unit 3 Yonkers, NY	2.0	1.0	800	$3,000	$3.75	43d	1	1.46mi
280 Hawthorne Ave Yonkers, NY	1.0	1.0	700	$2,100	$3.00	7d	2	1.47mi
162 Willow St Unit 1F Yonkers, NY	1.0	1.0	700	$2,200	$3.14	15d	1	1.49mi
162 Willow St Yonkers, NY	1.0	1.0	700	$2,100	$3.00	7d	1	1.49mi

HOA detail condo

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

Listing history 14 events

1. 2026-06-15
   statusdays on market $159,000 Pending 96 DOM
2. 2026-06-09
   days on market $159,000 Active 95 DOM
3. 2026-06-08
   days on market $159,000 Active 94 DOM
4. 2026-06-07
   days on market $159,000 Active 93 DOM
5. 2026-06-04
   days on market $159,000 Active 90 DOM
6. 2026-06-03
   days on market $159,000 Active 89 DOM
7. 2026-06-02
   days on market $159,000 Active 88 DOM
8. 2026-06-01
   days on market $159,000 Active 87 DOM
9. 2026-05-31
   days on market $159,000 Active 86 DOM
10. 2026-05-06
    status Active 949-char remark

    Show marketing remark (949 chars)

    Beautiful Top Floor 1 Bedroom Sponsor Apartment in the Vibrant Lincoln Park Section of Yonkers ~ Post-War Building with Spacious Open Floor Plan ~ Board Approval is Not Required ~ Large Entrance Foyer Leads to L-Shaped Sun Filled Living Room with Panoramic Southwestern Views to the Palisades ~ Updated Single-Wall Kitchen with New Appliances and Window ~ Good Counter and Cabinet Space ~ Bathroom with Shower and Tub Combination with New Vanity and Lighting ~ Beautiful Hardwood Floors ~ Laundry in Building ~ Wonderful Live-In Superintendent and Great Management ~ Walk to Everything ~ Wonderful Shopping - Excellent Restaurants - Fun Nightlife ~ Enjoy the Many Activities Tibbetts Brook Park has to Offer from Exercising to Picnicking ~ Close to All Major Transportation and Highways ~ Play at Yonkers Race Track and Casino or Shop at the Weekend Flea Market ~ Smoke Free Building ~ Plenty of Street Parking ~ Some Pictures are Virtually Staged.

11. 2026-04-30
    status Pending 949-char remark

    Show marketing remark (949 chars)

    Beautiful Top Floor 1 Bedroom Sponsor Apartment in the Vibrant Lincoln Park Section of Yonkers ~ Post-War Building with Spacious Open Floor Plan ~ Board Approval is Not Required ~ Large Entrance Foyer Leads to L-Shaped Sun Filled Living Room with Panoramic Southwestern Views to the Palisades ~ Updated Single-Wall Kitchen with New Appliances and Window ~ Good Counter and Cabinet Space ~ Bathroom with Shower and Tub Combination with New Vanity and Lighting ~ Beautiful Hardwood Floors ~ Laundry in Building ~ Wonderful Live-In Superintendent and Great Management ~ Walk to Everything ~ Wonderful Shopping - Excellent Restaurants - Fun Nightlife ~ Enjoy the Many Activities Tibbetts Brook Park has to Offer from Exercising to Picnicking ~ Close to All Major Transportation and Highways ~ Play at Yonkers Race Track and Casino or Shop at the Weekend Flea Market ~ Smoke Free Building ~ Plenty of Street Parking ~ Some Pictures are Virtually Staged.

12. 2026-02-27
    listed $169,000 Active 949-char remark

    Show marketing remark (949 chars)

    Beautiful Top Floor 1 Bedroom Sponsor Apartment in the Vibrant Lincoln Park Section of Yonkers ~ Post-War Building with Spacious Open Floor Plan ~ Board Approval is Not Required ~ Large Entrance Foyer Leads to L-Shaped Sun Filled Living Room with Panoramic Southwestern Views to the Palisades ~ Updated Single-Wall Kitchen with New Appliances and Window ~ Good Counter and Cabinet Space ~ Bathroom with Shower and Tub Combination with New Vanity and Lighting ~ Beautiful Hardwood Floors ~ Laundry in Building ~ Wonderful Live-In Superintendent and Great Management ~ Walk to Everything ~ Wonderful Shopping - Excellent Restaurants - Fun Nightlife ~ Enjoy the Many Activities Tibbetts Brook Park has to Offer from Exercising to Picnicking ~ Close to All Major Transportation and Highways ~ Play at Yonkers Race Track and Casino or Shop at the Weekend Flea Market ~ Smoke Free Building ~ Plenty of Street Parking ~ Some Pictures are Virtually Staged.

13. 2010-03-31
    historical Cancelled
14. 2010-02-11
    listed 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 6 d/yr ≥99°F today · 13 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: $28,128
• − Mortgage interest: −$8,906
• − Property taxes: −$2,385
• − Insurance: −$795
• − Repairs & maintenance: −$2,250
• − Management: −$2,250
• − Depreciation: −$4,625
• Taxable income: $6,916
• Est. tax owed @ 24.0%: −$1,660
• After-tax cash flow: $7,376/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): 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

5 events — show timeline

• 2026-05-06 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-04-30 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-02-27 Listed $169,000 OneKey® MLS as Distributed by MLS Grid
• 2010-03-31 Delisted — HGMLS
• 2010-02-11 Listed — HGMLS