1111 Midland Ave Unit 1B · Yonkers, NY 10708

$169,000

1 bd · 1.0 ba · 725 sqft · Condo · 20 Days on market

Built 1956 $233/sqft · 14% below area Est $196k · 14% 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 +28.9/30.0
• ARV discount +13.6/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• 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

* * * AO, continue to show for back up * * * * * Bright and airy, this sun-drenched 1 bedroom unit is a true gem! Offering an abundance of space and closets galore, it’s designed for both comfort and convenience. Enjoy your morning coffee or unwinding in the evening on your personal terrace . The Devonshire is a sought-after mid-rise cooperative that combines convenience, comfort, and charm, with elevator access and a host of on-site amenities—including a live-in superintendent, laundry facilities, package area, storage and bicycle rooms, and parking — This home strikes the perfect balance between Bronxville and Yonkers living. Just minutes from Bronxville Village,

Key facts

• Laundry facilities
• Storage rooms
• Parking

Tags

• ELEVATOR ACCESS
• LAUNDRY FACILITIES
• PACKAGE AREA
• STORAGE ROOMS
• BICYCLE ROOMS
• PARKING

Property features AI

Exterior

• Parking: Assigned parking; Garage parking; On-street parking; Parking lot
• Utilities: Electric service: Con Edison; Public sewer; Public trash collection
• Home design: Stock cooperative
• Construction: Brick exterior
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Refrigerator
• Bedrooms: Entry level: 1
• Bathrooms: One full bathroom
• Heating & cooling: Steam heating; No central cooling
• Interior features: First-floor bedroom; First-floor full bath; Elevator access; Entrance foyer; Galley-style kitchen; His-and-hers closets
• Laundry & utility: Pets allowed — contact for details

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $169k.

Deal economics

• At list price, monthly cash flow is $576 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $166k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.4% 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.
• 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 (+4.3%/yr); 245 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).

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 + 4.3% rent growth), your $47k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 21y 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 $133k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $166,465 (1.5% below list)

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.31% ✓
• Cap rate: 10.38%
• Cash-on-cash: 14.60%
• DSCR: 1.65
• GRM: 6.4

CMA / ARV

• ARV (median comp): $195,640
• List price: $169,000
• Delta: -13.62%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.27% rent growth · sell at horizon

5-year hold

• IRR: 6.5%
• Equity multiple: 1.26×
• Total profit: $12,162
• Equity at exit: $25,198

10-year hold

• IRR: 17.0%
• Equity multiple: 2.48×
• Total profit: $69,955
• Equity at exit: $14,612

Cash invested: $47,320 (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 10708

• Rents YoY: 4.3%
• Active inventory: 245
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,207 high
• Mortgage (P&I): −$886
• Tax est. 1.5%: −$211 /mo · $2,535/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $576

Break-even live

Break-even rent $1,478

Max offer price $169,000

Occupancy floor 69%

Sensitivity live

Price	-10% $692	-5% $634	+0% $576	+5% $517	+10% $459
Rent	-10% $401	-5% $488	+0% $576	+5% $663	+10% $750
Rate	-1.0pp $661	-0.5pp $619	base $576	+0.5pp $532	+1.0pp $487

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28 Kenilworth Rd Unit The Cottage Yonkers, NY	1.0	1.0	600	$1,950	$3.25	15d	1	0.88mi
42 Broad St W Mount Vernon, NY	3.0	1.0–2.0	955	$2,841	$2.97	2d	16	0.94mi
42 Broad St W Mount Vernon, NY	3.0	1.0–2.0	1014	$3,956	$3.90	24d	15	0.94mi
669 N Terrace Ave Mount Vernon, NY	1.0	1.0	750	$2,031	$2.71	25d	1	0.94mi
247 Mile Square Rd Unit 1ST Yonkers, NY	—	1.5	350	$1,650	$4.71	5d	1	0.96mi
247 Mile Square Rd Yonkers, NY	—	1.0	350	$1,650	$4.71	5d	1	0.96mi
33 William St Mount Vernon, NY	1.0–2.0	1.0	725	$1,850	$2.55	22d	2	1.04mi
42 Winchester Ave Unit 2A Yonkers, NY	1.0	1.0	700	$2,100	$3.00	14d	1	1.16mi
8 Wainwright Ave Unit 2A Yonkers, NY	—	1.0	700	$1,600	$2.29	8d	1	1.27mi
12 Wainwright Ave Apt 1B Yonkers, NY	1.0	1.0	700	$1,950	$2.79	44d	1	1.29mi
103 North St Mount Vernon, NY	1.0	1.0	720	$1,900	$2.64	21d	1	1.35mi
717 Tuckahoe Rd Unit 16A Yonkers, NY	1.0	1.0	650	$2,495	$3.84	5d	1	1.38mi
411 Bronx River Rd Unit 2K Yonkers, NY	—	1.0	516	$1,795	$3.48	0d	1	1.44mi

HOA detail condo

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

Listing history 27 events

1. 2026-05-14
   status Pending 958-char remark
2. 2026-04-24
   listed $169,000 Active 958-char remark
3. 2023-03-09
   status Active
4. 2023-01-04
   status Pending
5. 2022-11-08
   price $139,000
6. 2022-09-14
   price $140,000
7. 2022-06-15
   listed $149,999 Active
8. 2022-06-11
   historical
9. 2022-05-11
   price $144,999
10. 2022-03-05
    price $149,999
11. 2022-01-11
    listed $155,000 Active
12. 2020-02-19
    historical
13. 2020-01-02
    price $160,000
14. 2019-11-09
    listed $163,500 Active
15. 2010-10-06
    historical Cancelled
16. 2010-09-14
    status Active
17. 2010-09-04
    historical
18. 2010-09-02
    historical Pending
19. 2010-08-14
    price
20. 2010-08-04
    price
21. 2010-07-23
    price
22. 2010-07-12
    listed Active
23. 2006-10-20
    soldstatus $133,000
24. 2006-10-20
    price $159,000
25. 2006-05-15
    listed $133,000
26. 2005-12-13
    historical
27. 2005-11-07
    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 6/10 Major FEMA zone X (unshaded) · 75% 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: $26,483
• − Mortgage interest: −$9,467
• − Property taxes: −$2,535
• − Insurance: −$845
• − Repairs & maintenance: −$2,119
• − Management: −$2,119
• − Depreciation: −$4,916
• Taxable income: $4,483
• Est. tax owed @ 24.0%: −$1,076
• After-tax cash flow: $5,831/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): 22,482
• Household income: $126,343
• Rent vs Own: 24.5% rent · 75.5% own
• Severe rent burden: 357.0

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: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 17% Two or more races 10% Black 6% Asian 4%
• Hispanic origin (detail): Puerto Rican 7% Dominican 3%
• Common ancestry: Romanian 2% Lithuanian 2% Scotch-Irish 1%
• Foreign-born: 16% · Canada, China
• Languages at home: 76% English-only · Spanish 10% Other Indo-European 6% 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: ▼ -668.11%
• Current HPI: 203.4295
• Rent YoY: ▲ 4.27%
• 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

+27.1% since first listed

27 events — show timeline

• 2026-05-14 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-24 Listed $169,000 OneKey® MLS as Distributed by MLS Grid
• 2023-03-09 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2023-01-04 Pending — OneKey® MLS as Distributed by MLS Grid
• 2022-11-08 Price Changed $139,000 OneKey® MLS as Distributed by MLS Grid
• 2022-09-14 Price Changed $140,000 OneKey® MLS as Distributed by MLS Grid
• 2022-06-15 Listed $149,999 OneKey® MLS as Distributed by MLS Grid
• 2022-06-11 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2022-05-11 Price Changed $144,999 OneKey® MLS as Distributed by MLS Grid
• 2022-03-05 Price Changed $149,999 OneKey® MLS as Distributed by MLS Grid
• 2022-01-11 Listed $155,000 OneKey® MLS as Distributed by MLS Grid
• 2020-02-19 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-01-02 Price Changed $160,000 OneKey® MLS as Distributed by MLS Grid
• 2019-11-09 Listed $163,500 OneKey® MLS as Distributed by MLS Grid
• 2010-10-06 Delisted — HGMLS
• 2010-09-14 Relisted — HGMLS
• 2010-09-04 Delisted — HGMLS
• 2010-09-02 Contingent — HGMLS
• 2010-08-14 Price Changed — HGMLS
• 2010-08-04 Price Changed — HGMLS
• 2010-07-23 Price Changed — HGMLS
• 2010-07-12 Listed — HGMLS
• 2006-10-20 Price Changed $159,000 HGMLS
• 2006-10-20 Sold (MLS) $133,000 HGMLS
• 2006-05-15 Listed $133,000 HGMLS
• 2005-12-13 Delisted — HGMLS
• 2005-11-07 Listed — HGMLS