679 Warburton Ave Unit 2R · Yonkers, NY 10701

$149,000

1 bd · 1.0 ba · 850 sqft · Condo · 71 Days on market

Built 1938 $175/sqft · 22% below area Est $191k · 22% under

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.1/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 679 Warburton Avenue, Yonkers, NY — a beautifully maintained and spacious 1-bedroom co-op located in a desirable elevator building along the Hudson River. This ground-level unit is one of the largest one-bedrooms in the area, offering both comfort and convenience. Step inside to find gleaming hardwood floors, freshly painted walls, and a bright, open layout that makes you feel right at home. The modern kitchen features stainless steel appliances and plenty of cabinet space, perfect for everyday living and entertaining. Ideally situated just steps from Metro-North, public buses, and the scenic Hudson River waterfront, this location offers easy commuting and access to everyth

Key facts

• Modern kitchen
• Elevator building
• Built 1938

Tags

• ELEVATOR BUILDING
• MODERN KITCHEN
• STAINLESS STEEL APPLIANCES
• HUDSON RIVER WATERFRONT

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $149k.

Deal economics

• At list price, monthly cash flow is $731 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $140k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.2% 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: Rents rising fast (+4.4%/yr); 183 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• This rent runs 41% of the median local income ($65k/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 $4k 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 + 4.4% rent growth), your $42k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 16 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 $80k; list at $149k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1938 — 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 $140,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1938 — 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: 1.50% ✓
• Cap rate: 12.18%
• Cash-on-cash: 21.01%
• DSCR: 1.93
• GRM: 5.6

CMA / ARV

• ARV (median comp): $190,877
• List price: $149,000
• Delta: -21.94%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 15.0%
• Equity multiple: 1.61×
• Total profit: $25,574
• Equity at exit: $22,216

10-year hold

• IRR: 24.8%
• Equity multiple: 3.29×
• Total profit: $95,652
• Equity at exit: $12,883

Cash invested: $41,720 (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: 183
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,228 high
• Mortgage (P&I): −$781
• Tax est. 1.5%: −$186 /mo · $2,235/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $731

Break-even live

Break-even rent $1,303

Max offer price $149,000

Occupancy floor 62%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
737 Warburton Ave Unit 1L Yonkers, NY	1.0	1.0	900	$2,100	$2.33	43d	1	0.17mi
596 Warburton Ave Yonkers, NY	1.0	1.0	650	$1,800	$2.77	24d	1	0.18mi
703 Palisade Ave Unit Third Floor Yonkers, NY	2.0	1.0	900	$2,000	$2.22	3d	1	0.39mi
59 Glenwood Ave Unit 1FF Yonkers, NY	2.0	1.0	700	$2,375	$3.39	43d	1	0.73mi
369 Warburton Ave Unit 2B Yonkers, NY	2.0	1.0	930	$2,650	$2.85	43d	1	0.74mi
160 Amackassin Ter Yonkers, NY	1.0	1.0	600	$1,500	$2.50	43d	1	0.74mi
150 Glenwood Ave Apt G1 Yonkers, NY	1.0	1.0	850	$2,000	$2.35	43d	1	0.90mi
237 Woodland Ave Unit 2 Yonkers, NY	2.0	1.0	970	$2,600	$2.68	43d	1	0.90mi
137 Lake Ave Unit 3W Yonkers, NY	1.0	1.0	650	$1,700	$2.62	19d	1	0.92mi
7 Corbalis Pl Yonkers, NY	2.0	1.0	900	$2,500	$2.78	43d	1	0.95mi
703 Nepperhan Ave Unit 2 Yonkers, NY	2.0	1.0	850	$2,450	$2.88	43d	1	0.97mi
1133 Warburton Ave Yonkers, NY	2.0	1.0–2.0	827	$3,375	$4.08	2d	7	1.08mi
55 Riverside Dr Yonkers, NY	3.0	1.0–2.0	819	$2,990	$3.65	2d	13	1.10mi
250 N Broadway Unit 2E Yonkers, NY	2.0	1.0	950	$2,400	$2.53	24d	1	1.12mi
103 Burhans Ave Yonkers, NY	2.0	1.0	894	$2,000	$2.24	43d	1	1.15mi
154 Woodworth Ave Yonkers, NY	1.0	1.0	650	$2,500	$3.85	43d	1	1.16mi
154 Woodworth Ave Yonkers, NY	2.0	1.0	650	$2,350	$3.62	17d	1	1.16mi
23 Colin St Yonkers, NY	2.0	1.0	750	$2,500	$3.33	15d	1	1.24mi
79 Alexander St Yonkers, NY	3.0	1.0–2.5	997	$2,933	$2.94	2d	1	1.36mi
57 Alexander St Yonkers, NY	2.0	1.0–2.0	765	$2,956	$3.86	2d	21	1.43mi
23 Belknap Ave Yonkers, NY	1.0	1.0	700	$2,300	$3.29	24d	1	1.43mi

HOA detail condo

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

Listing history 46 events

1. 2026-06-13
   days on market $149,000 Active 71 DOM
2. 2026-06-09
   days on market $149,000 Active 67 DOM
3. 2026-06-08
   days on market $149,000 Active 66 DOM
4. 2026-06-07
   days on market $149,000 Active 65 DOM
5. 2026-06-04
   days on market $149,000 Active 62 DOM
6. 2026-06-03
   days on market $149,000 Active 61 DOM
7. 2026-06-02
   days on market $149,000 Active 60 DOM
8. 2026-06-01
   days on market $149,000 Active 59 DOM
9. 2026-05-31
   days on market $149,000 Active 58 DOM
10. 2026-04-03
    historical
11. 2026-04-03
    historical
12. 2026-04-03
    listed $14,900 Active
13. 2026-04-03
    listed $149,000 Active
14. 2026-01-14
    listed $159,000 Active
15. 2026-01-14
    historical
16. 2025-12-22
    listed $174,999 Active
17. 2025-12-02
    historical
18. 2025-10-01
    listed $174,999 Active
19. 2022-03-16
    historical
20. 2022-02-07
    price $164,999
21. 2022-01-24
    listed $174,999 Active
22. 2021-05-26
    historical
23. 2021-02-20
    listed $168,000 Active
24. 2021-02-19
    historical
25. 2020-03-12
    historical
26. 2020-02-21
    status Active
27. 2020-02-14
    historical
28. 2020-02-07
    status Active
29. 2019-11-19
    status Pending
30. 2019-10-28
    listed $138,888 Active
31. 2018-05-31
    soldstatus $80,000 Sold
32. 2018-04-03
    historical Pending
33. 2018-03-19
    status Active
34. 2018-03-18
    historical
35. 2018-02-22
    status Active
36. 2017-12-13
    historical Pending
37. 2017-07-08
    listed $75,000 Active
38. 2016-09-01
    historical Expired
39. 2016-08-31
    historical
40. 2016-04-09
    price
41. 2015-12-02
    listed Active
42. 2015-12-02
    listed $109,000
43. 2006-05-08
    soldstatus $115,000
44. 2006-02-10
    historical
45. 2006-02-10
    price $119,900
46. 2006-01-06
    listed $115,000

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥101°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: $26,737
• − Mortgage interest: −$8,346
• − Property taxes: −$2,235
• − Insurance: −$745
• − Repairs & maintenance: −$2,139
• − Management: −$2,139
• − Depreciation: −$4,335
• Taxable income: $6,798
• Est. tax owed @ 24.0%: −$1,632
• After-tax cash flow: $7,134/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

+29.6% since first listed

37 events — show timeline

• 2026-04-03 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-04-03 Listed $149,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-03 Listed $14,900 OneKey® MLS as Distributed by MLS Grid
• 2026-04-03 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-01-14 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-01-14 Listed $159,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-22 Listed $174,999 OneKey® MLS as Distributed by MLS Grid
• 2025-12-02 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-10-01 Listed $174,999 OneKey® MLS as Distributed by MLS Grid
• 2022-03-16 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2022-02-07 Price Changed $164,999 OneKey® MLS as Distributed by MLS Grid
• 2022-01-24 Listed $174,999 OneKey® MLS as Distributed by MLS Grid
• 2021-05-26 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-02-20 Listed $168,000 OneKey® MLS as Distributed by MLS Grid
• 2021-02-19 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 2020-03-12 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-02-21 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2020-02-14 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-02-07 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2019-11-19 Pending — OneKey® MLS as Distributed by MLS Grid
• 2019-10-28 Listed $138,888 OneKey® MLS as Distributed by MLS Grid
• 2018-05-31 Sold (MLS) $80,000 OneKey® MLS as Distributed by MLS Grid
• 2018-04-03 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2018-03-19 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2018-03-18 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2018-02-22 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2017-12-13 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2017-07-08 Listed $75,000 OneKey® MLS as Distributed by MLS Grid
• 2016-09-01 Delisted — HGMLS
• 2016-08-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2016-04-09 Price Changed — HGMLS
• 2015-12-02 Listed — HGMLS
• 2015-12-02 Listed $109,000 OneKey® MLS as Distributed by MLS Grid
• 2006-05-08 Sold (MLS) $115,000 HGMLS
• 2006-02-10 Price Changed $119,900 HGMLS
• 2006-02-10 Delisted — HGMLS
• 2006-01-06 Listed $115,000 HGMLS