1085 Warburton Ave #304 · Yonkers, NY 10701

$385,000

2 bd · 1.0 ba · 950 sqft · Condo · 48 Days on market

Built 1972

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Cash flow +4.0/30.0
• 1% rule +3.8/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Magnificent River Views! Spacious And Bright Junior 4 Unit With Terrace. Eh, Living Room W/ Private Terrace, Dining Room, Kitchen, 2 Bedrooms, New Hall Bath. Private Elevator To Metro North, 24 Hr. Doorman, Pool, Gym, Sauna, Playground, Barbecue Area, Playroom, Library. Basic Star Reduction Is $96.90 Monthly.

Key facts

• Sit out balcony
• Bamboo flooring
• Modern kitchen

Tags

• HUDSON RIVER VIEWS
• SIT OUT BALCONY
• BAMBOO FLOORING
• GENEROUS CLOSET SPACE
• MODERN KITCHEN
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• HOA & community: Community amenities include fitness center, playground, and pool

Exterior

• Parking: Assigned parking; Garage (1 space); Parking fee applies
• Security: Building security
• Utilities: Con-Edison electric service; Public sewer; Cable connected; Electricity connected
• Home design: Stock cooperative; 8-story building; Entry on 3rd floor
• Construction: Frame construction; Common basement
• Exterior features: Community outdoor inground pool; Waterfront; Building security

Interior

• Kitchen: Dishwasher; Gas oven; Refrigerator; Stainless steel appliances
• Bedrooms: Located on entry level (3rd floor)
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Wall/window air conditioning unit(s)
• Interior features: Built-in features; Elevator; Granite counters; Storage; Walk-through kitchen; Walk-in closet(s); Terrace; No dogs allowed
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $385k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $381k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $340k (11.6% below list).
• Recommended offer: $340k (11.6% below list) — sets the bar for 1% rule.
• Cap rate 2.9% vs local median 5.4% in Yonkers — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 (+4.4%/yr); 185 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• At $3,402/mo this rent would consume 63% of the median local household income ($65k/yr) (locally 6045% 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 $3k of loan paydown is wiped out by about $12k 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 48 days — a 3% lower offer ($373k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y 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.
• Current owner paid $255k; list at $385k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; HOA is 33% of rent.
• Climate carrying-cost: severe flood risk; major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $340,173 (11.6% 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. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 0.88% ✗
• Cap rate: 2.92%
• Cash-on-cash: -12.05%
• DSCR: 0.46
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.39% rent growth · sell at horizon

5-year hold

• IRR: -36.9%
• Equity multiple: -0.20×
• Total profit: $-129,265
• Equity at exit: $57,405

10-year hold

• IRR: -37.5%
• Equity multiple: -0.69×
• Total profit: $-182,399
• Equity at exit: $33,288

Cash invested: $107,800 (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 10701

• Rents YoY: 4.4%
• Active inventory: 185
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $3,402 high
• Mortgage (P&I): −$2,019
• Tax est. 1.5%: −$481 /mo · $5,775/yr
• Insurance: −$160
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA est. from 2 same-building comps: −$1,109
• Vacancy / Maint / Mgmt: −$714
• Net cashflow: $-1,138

Break-even live

Break-even rent $4,842

Max offer price $220,355

Occupancy floor —

Sensitivity live

Price	-10% $-872	-5% $-1,005	+0% $-1,138	+5% $-1,271	+10% $-1,404
Rent	-10% $-1,407	-5% $-1,272	+0% $-1,138	+5% $-1,003	+10% $-869
Rate	-1.0pp $-944	-0.5pp $-1,040	base $-1,138	+0.5pp $-1,238	+1.0pp $-1,339

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: $96,250
• Closing costs: $11,550
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1133 Warburton Ave Yonkers, NY	2.0	1.0–2.0	828	$4,475	$5.40	1d	4	0.06mi
737 Warburton Ave Unit 1L Yonkers, NY	1.0	1.0	900	$2,100	$2.33	45d	1	0.85mi
7 Corbalis Pl Yonkers, NY	2.0	1.0	900	$2,500	$2.78	45d	1	0.90mi
703 Palisade Ave Unit Third Floor Yonkers, NY	2.0	1.0	900	$2,000	$2.22	5d	1	1.04mi
596 Warburton Ave Yonkers, NY	1.0	1.0	650	$1,800	$2.77	26d	1	1.20mi
160 Amackassin Ter Yonkers, NY	1.0	1.0	600	$1,500	$2.50	45d	1	1.38mi

HOA detail condo

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

Listing history 9 events

1. 2026-04-27
   status Pending
2. 2026-03-09
   listed $385,000 Active
3. 2026-03-08
   historical $3,400
4. 2026-01-12
   listed $3,400
5. 2014-03-15
   price $255,000 310-char remark

   Show marketing remark (310 chars)

   Magnificent River Views! Spacious And Bright Junior 4 Unit With Terrace. Eh, Living Room W/ Private Terrace, Dining Room, Kitchen, 2 Bedrooms, New Hall Bath. Private Elevator To Metro North, 24 Hr. Doorman, Pool, Gym, Sauna, Playground, Barbecue Area, Playroom, Library. Basic Star Reduction Is $96.90 Monthly.

6. 2007-06-01
   historical 310-char remark

   Show marketing remark (310 chars)

   Magnificent River Views! Spacious And Bright Junior 4 Unit With Terrace. Eh, Living Room W/ Private Terrace, Dining Room, Kitchen, 2 Bedrooms, New Hall Bath. Private Elevator To Metro North, 24 Hr. Doorman, Pool, Gym, Sauna, Playground, Barbecue Area, Playroom, Library. Basic Star Reduction Is $96.90 Monthly.

7. 2007-06-01
   soldstatus $255,000 310-char remark

   Show marketing remark (310 chars)

   Magnificent River Views! Spacious And Bright Junior 4 Unit With Terrace. Eh, Living Room W/ Private Terrace, Dining Room, Kitchen, 2 Bedrooms, New Hall Bath. Private Elevator To Metro North, 24 Hr. Doorman, Pool, Gym, Sauna, Playground, Barbecue Area, Playroom, Library. Basic Star Reduction Is $96.90 Monthly.

8. 2007-03-18
   price $259,000 310-char remark

   Show marketing remark (310 chars)

   Magnificent River Views! Spacious And Bright Junior 4 Unit With Terrace. Eh, Living Room W/ Private Terrace, Dining Room, Kitchen, 2 Bedrooms, New Hall Bath. Private Elevator To Metro North, 24 Hr. Doorman, Pool, Gym, Sauna, Playground, Barbecue Area, Playroom, Library. Basic Star Reduction Is $96.90 Monthly.

9. 2006-03-29
   listed $259,000 310-char remark

   Show marketing remark (310 chars)

   Magnificent River Views! Spacious And Bright Junior 4 Unit With Terrace. Eh, Living Room W/ Private Terrace, Dining Room, Kitchen, 2 Bedrooms, New Hall Bath. Private Elevator To Metro North, 24 Hr. Doorman, Pool, Gym, Sauna, Playground, Barbecue Area, Playroom, Library. Basic Star Reduction Is $96.90 Monthly.

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 16 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: $40,821
• − Mortgage interest: −$21,566
• − Property taxes: −$5,775
• − Insurance: −$2,592
• − Repairs & maintenance: −$3,266
• − Management: −$3,266
• − HOA: −$13,308
• − Depreciation: −$11,200
• Taxable loss: −$20,151
• Est. tax savings @ 24.0%: +$4,836
• After-tax cash flow: $-8,818/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): 70,676
• Household income: $64,776
• Rent vs Own: 73.3% rent · 26.7% own
• Severe rent burden: 6045.0

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 0.65)
• Race & ethnicity: Hispanic / Latino 52% White 21% Black 21% Two or more races 18% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 11% Puerto Rican 9% Dominican 19%
• Common ancestry: Romanian 1% Russian 1% Subsaharan African 1%
• Foreign-born: 35% · Canada, Jamaica, South Korea
• Languages at home: 45% English-only · Spanish 42% Other Indo-European 3% Arabic 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: ▼ -373.14%
• Current HPI: 332.0999
• Rent YoY: ▲ 4.39%
• 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

+48.6% since first listed

9 events — show timeline

• 2026-04-27 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-09 Listed $385,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-08 Rental Removed $3,400 ONEKEY
• 2026-01-12 Listed for Rent $3,400 ONEKEY
• 2014-03-15 Price Changed $255,000 HGMLS
• 2007-06-01 Sold (MLS) $255,000 HGMLS
• 2007-06-01 Delisted — HGMLS
• 2007-03-18 Price Changed $259,000 HGMLS
• 2006-03-29 Listed $259,000 HGMLS