1085 Warburton Ave #120 · Yonkers, NY 10701

$299,000

2 bd · 1.0 ba · 950 sqft · Condo · 7 Days on market

Built 1971 $315/sqft · 32% below area Est $441k · 32% under

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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).

• ARV discount +15.0/15.0
• Cash flow +6.6/30.0
• 1% rule +6.4/10.0
• Schools +4.1/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

* Parking spots currently available * Current Seller has 2 spots in the garage * Easy Parking * * Utilities include: Water, Garbage and Heat * Luxury Hotel-Like amenities!! Nestled in the sought-after Greystone on the Hudson’s edge. This inviting 2 bedroom, 1 bath residence offers approximately 950 sq ft of living space, complete with gleaming parquet floors, generous closet storage, and a bright, open living room. The renovated kitchen includes a stove and dishwasher. Enjoy: a full-service doorman, elegant lobby, elevator, gym, in ground pool, playground, library, and stunning river views from multiple vantage points. With a dedicated parking space, easy access to the Greystone

Key facts

• Renovated kitchen
• Elegant lobby
• Full-service doorman

Tags

• RENOVATED KITCHEN
• FULL-SERVICE DOORMAN
• ELEGANT LOBBY
• IN GROUND POOL
• STUNNING RIVER VIEWS
• DEDICATED PARKING SPACE

Property features AI

Finance

• HOA & community: Clubhouse; Concierge services; Doorman; Elevator(s); Fitness center; Live-in superintendent; Building maintenance; Grounds maintenance; On-site parking; Playground; Recreation facilities; Sauna; Security; Snow removal; Trash service; Association fee includes common area maintenance, exterior maintenance, pool service, snow removal, trash and water

Exterior

• Parking: Assigned parking; Private garage; 1 garage space; Parking fee applies
• Security: Concierge; Door person; On-site security
• Utilities: Electric service by Con-Edison; Public sewer; Cable available; Electricity connected
• Home design: Stock cooperative
• Construction: Frame construction
• Exterior features: Waterfront property; In-ground outdoor pool

Interior

• Kitchen: Convection oven; Dishwasher; Garbage disposal; Microwave
• Bedrooms: Bedroom on first floor
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Wall/window air conditioning units
• Interior features: First-floor bedroom; Elevator; Formal dining area; Primary bathroom; Sauna; Storage; Walk-in closet(s); Total of 7 rooms; No basement
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $299k.

Deal economics

• At list price, monthly cash flow is $-544 ($-7k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $299k).

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); 183 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $3,401/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 $2k of loan paydown is wiped out by about $9k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 17y 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 $165k; list at $299k implies a 81% 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 $299,000

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. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.14% ✓
• Cap rate: 4.33%
• Cash-on-cash: -7.00%
• DSCR: 0.69
• GRM: 7.3

CMA / ARV

• ARV (median comp): $441,224
• List price: $299,000
• Delta: -32.01%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -26.9%
• Equity multiple: 0.07×
• Total profit: $-77,499
• Equity at exit: $44,582

10-year hold

• IRR: -17.4%
• Equity multiple: -0.06×
• Total profit: $-88,612
• Equity at exit: $25,852

Cash invested: $83,720 (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: 7.3×

Monthly cashflow live

• Estimated rent: $3,401 high
• Mortgage (P&I): −$1,568
• Tax est. 1.5%: −$374 /mo · $4,485/yr
• Insurance: −$125
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA est. from 2 same-building comps: −$1,109
• Vacancy / Maint / Mgmt: −$714
• Net cashflow: $-544

Break-even live

Break-even rent $4,090

Max offer price $220,305

Occupancy floor —

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: $74,750
• Closing costs: $8,970
• 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	827	$4,475	$5.41	2d	7	0.06mi
737 Warburton Ave Unit 1L Yonkers, NY	1.0	1.0	900	$2,100	$2.33	44d	1	0.85mi
7 Corbalis Pl Yonkers, NY	2.0	1.0	900	$2,500	$2.78	44d	1	0.90mi
703 Palisade Ave Unit Third Floor Yonkers, NY	2.0	1.0	900	$2,000	$2.22	4d	1	1.04mi
596 Warburton Ave Yonkers, NY	1.0	1.0	650	$1,800	$2.77	25d	1	1.20mi
160 Amackassin Ter Yonkers, NY	1.0	1.0	600	$1,500	$2.50	44d	1	1.38mi

HOA detail condo

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

Listing history 40 events

1. 2026-06-18
   days on market $299,000 Active 7 DOM
2. 2026-06-17
   days on market $299,000 Active 6 DOM
3. 2026-06-16
   days on market $299,000 Active 5 DOM
4. 2026-06-15
   days on market $299,000 Active 4 DOM
5. 2026-06-13
   pricedays on marketlisting id $299,000 Active 2 DOM
6. 2026-06-09
   days on market $300,000 Active 27 DOM
7. 2026-06-08
   days on market $300,000 Active 26 DOM
8. 2026-06-07
   days on market $300,000 Active 25 DOM
9. 2026-06-04
   days on market $300,000 Active 22 DOM
10. 2026-06-03
    days on market $300,000 Active 21 DOM
11. 2026-06-02
    days on market $300,000 Active 20 DOM
12. 2026-06-01
    days on market $300,000 Active 19 DOM
13. 2026-05-31
    days on market $300,000 Active 18 DOM
14. 2026-05-13
    listed $300,000 Active 833-char remark
15. 2026-05-13
    historical
16. 2025-11-18
    price $315,000
17. 2025-10-19
    listed $325,000 Active
18. 2025-10-13
    historical
19. 2014-12-30
    historical Withdrawn
20. 2014-12-30
    historical
21. 2014-08-22
    listed Active
22. 2014-08-22
    listed $205,000
23. 2014-03-15
    price $165,000
24. 2011-01-21
    soldstatus $165,000 Sold
25. 2010-10-21
    historical Pending
26. 2010-10-21
    price $169,000
27. 2010-08-30
    listed $169,000 Active
28. 2010-08-08
    historical
29. 2010-06-04
    price
30. 2010-04-13
    price
31. 2010-04-07
    price
32. 2010-03-03
    price
33. 2010-01-07
    listed Active
34. 2009-12-05
    historical
35. 2009-09-09
    listed Active
36. 2009-08-16
    historical
37. 2009-07-30
    price
38. 2009-06-26
    price
39. 2009-06-02
    price
40. 2009-03-23
    listed

ⓘ 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: $40,815
• − Mortgage interest: −$16,749
• − Property taxes: −$4,485
• − Insurance: −$2,162
• − Repairs & maintenance: −$3,265
• − Management: −$3,265
• − HOA: −$13,308
• − Depreciation: −$8,698
• Taxable loss: −$11,116
• Est. tax savings @ 24.0%: +$2,668
• After-tax cash flow: $-3,858/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

+76.9% since first listed

29 events — show timeline

• 2026-06-11 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-06-11 Listed $299,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-13 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-05-13 Listed $300,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-18 Price Changed $315,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-19 Listed $325,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-13 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 2014-12-30 Delisted — HGMLS
• 2014-12-30 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2014-08-22 Listed — HGMLS
• 2014-08-22 Listed $205,000 OneKey® MLS as Distributed by MLS Grid
• 2014-03-15 Price Changed $165,000 HGMLS
• 2011-01-21 Sold (MLS) $165,000 HGMLS
• 2010-10-21 Contingent — HGMLS
• 2010-10-21 Price Changed $169,000 HGMLS
• 2010-08-30 Listed $169,000 HGMLS
• 2010-08-08 Delisted — HGMLS
• 2010-06-04 Price Changed — HGMLS
• 2010-04-13 Price Changed — HGMLS
• 2010-04-07 Price Changed — HGMLS
• 2010-03-03 Price Changed — HGMLS
• 2010-01-07 Listed — HGMLS
• 2009-12-05 Delisted — HGMLS
• 2009-09-09 Listed — HGMLS
• 2009-08-16 Delisted — HGMLS
• 2009-07-30 Price Changed — HGMLS
• 2009-06-26 Price Changed — HGMLS
• 2009-06-02 Price Changed — HGMLS
• 2009-03-23 Listed — HGMLS