47 Alta Unit 6G · Yonkers, NY 10705

$125,000

1 bd · 1.0 ba · 750 sqft · Condo · 45 Days on market

Built 1975 $167/sqft · 15% below area Est $147k · 15% under $784/mo HOA · 35% of rent

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Why this score? — see what drove the C+ 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 +18.0/30.0
• ARV discount +14.2/15.0
• 1% rule +10.0/10.0
• DSCR +5.6/10.0
• 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

Welcome to Park Hill! This spacious one-bedroom co-op offers breathtaking views of the Hudson River from the highly desirable Park Hill neighborhood of Yonkers. Perched on the top floor, the unit is filled with amazing natural sunlight throughout the day, creating a bright and inviting atmosphere. The layout provides plenty of space and potential — bring your vision and a little TLC to make this home truly shine. Parking is available by waitlist. Don’t miss this opportunity to own in one of Yonkers’ most sought-after locations, just minutes from shops, restaurants, and easy commuting options.

Key facts

• $784 HOA
• Garage
• Built 1975

Property features AI

Finance

• HOA & community: Association managed by J & J Management; Monthly association fee (includes common area maintenance, exterior maintenance, gas, grounds care, heat, hot water, sewer, snow removal, trash, water)

Exterior

• Parking: Garage available; No carport
• Utilities: Electric service: Con-Edison; Public sewer; No additional utilities listed
• Home design: Stock cooperative; Entry level: 1
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: 2 rooms total
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Natural gas heating; Wall/window air conditioning units
• Interior features: Elevator; Galley-style kitchen; High ceilings; Walk-through kitchen; Top-floor unit (6th floor or higher)
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $107 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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 (+9.0%/yr); 86 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $864 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 + 8.0% rent growth), your $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 26y 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 $27k; list at $125k implies a 363% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.
• 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 $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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: 1.78% ✓
• Cap rate: 7.32%
• Cash-on-cash: 3.67%
• DSCR: 1.16
• GRM: 4.7

CMA / ARV

• ARV (median comp): $146,694
• List price: $125,000
• Delta: -14.79%
• 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: -0.8%
• Equity multiple: 0.97×
• Total profit: $-1,184
• Equity at exit: $18,638

10-year hold

• IRR: 16.0%
• Equity multiple: 2.81×
• Total profit: $63,271
• Equity at exit: $10,808

Cash invested: $35,000 (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: 4.7×

Monthly cashflow live

• Estimated rent: $2,221 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$784
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $107

Break-even live

Break-even rent $2,086

Max offer price $125,000

Occupancy floor 90%

Sensitivity live

Price	-10% $193	-5% $150	+0% $107	+5% $64	+10% $21
Rent	-10% $-68	-5% $19	+0% $107	+5% $195	+10% $283
Rate	-1.0pp $170	-0.5pp $139	base $107	+0.5pp $75	+1.0pp $42

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14 Highland Ave Unit 2A Yonkers, NY	1.0	1.0	1000	$1,500	$1.50	20d	1	0.16mi
162 Willow St Unit 1F Yonkers, NY	1.0	1.0	700	$2,200	$3.14	16d	1	0.30mi
162 Willow St Yonkers, NY	1.0	1.0	700	$2,100	$3.00	8d	1	0.30mi
158 Willow St Unit 1B Yonkers, NY	2.0	1.0	600	$2,100	$3.50	2d	1	0.30mi
97 Waverly St Unit 3R Yonkers, NY	1.0	1.0	600	$1,850	$3.08	16d	1	0.45mi
117 Morris St Yonkers, NY	1.0	1.0	700	$2,000	$2.86	6d	1	0.49mi
212 Buena Vista Ave Unit 3F Yonkers, NY	1.0	1.0	800	$2,100	$2.62	20d	1	0.50mi
280 Hawthorne Ave Yonkers, NY	1.0	1.0	700	$2,100	$3.00	8d	2	0.50mi
91 Elm St Unit 1A Yonkers, NY	1.0	1.0	650	$1,900	$2.92	45d	1	0.58mi
91 Elm St Unit 1A Yonkers, NY	1.0	1.0	650	$1,800	$2.77	17d	1	0.58mi
23 N Broadway Unit 4F Yonkers, NY	2.0	1.0	699	$2,400	$3.43	23d	1	0.64mi
44 Hudson St Yonkers, NY	2.0	1.0–2.0	922	$3,200	$3.47	8d	25	0.64mi
2 Mill St Unit 2B Yonkers, NY	—	1.0	741	$2,095	$2.83	45d	1	0.65mi
25 N Broadway #1 Yonkers, NY	—	1.0	872	$2,550	$2.92	45d	1	0.65mi
36 Bruce Ave Yonkers, NY	1.0	1.0	625	$1,785	$2.86	45d	1	0.66mi
50 Main St Unit 3F Yonkers, NY	1.0	1.0	900	$2,000	$2.22	26d	1	0.67mi
30 Locust Hill Ave Yonkers, NY	1.0–2.0	1.0	735	$1,800	$2.45	8d	2	0.68mi
30 Locust Hill Ave Yonkers, NY	1.0–2.0	1.0	735	$1,800	$2.45	45d	3	0.68mi
50 Nepperhan St Yonkers, NY	3.0	1.0–2.0	887	$3,122	$3.52	0d	20	0.69mi
66 Main St Yonkers, NY	2.0	1.0–2.0	881	$2,950	$3.35	0d	6	0.70mi
20 Water Grant St Yonkers, NY	1.0–2.0	1.0–2.0	827	$2,522	$3.05	0d	22	0.75mi
1 Alexander St Yonkers, NY	2.0	1.0–2.0	837	$3,188	$3.81	8d	48	0.85mi
20 Porach St Apt -1B Yonkers, NY	2.0	1.0	750	$2,400	$3.20	45d	1	0.92mi
20 Porach St Unit 2A Yonkers, NY	1.0	1.0	550	$2,200	$4.00	45d	1	0.92mi
130 Harrison Ave Yonkers, NY	1.0	1.0	650	$1,900	$2.92	45d	1	0.95mi
249 McLean Ave Unit 1B Yonkers, NY	1.0	1.0	700	$2,500	$3.57	19d	1	0.99mi
57 Alexander St Yonkers, NY	2.0	1.0–2.0	765	$2,956	$3.86	4d	21	1.00mi
57 Putnam Ave Yonkers, NY	2.0	1.0	900	$3,000	$3.33	23d	1	1.01mi
57 Putnam Ave Yonkers, NY	2.0	1.0	900	$3,000	$3.33	13d	1	1.01mi
79 Alexander St Yonkers, NY	3.0	1.0–2.5	997	$2,888	$2.90	0d	1	1.05mi
154 Woodworth Ave Yonkers, NY	2.0	1.0	650	$2,350	$3.62	19d	1	1.16mi
154 Woodworth Ave Yonkers, NY	1.0	1.0	650	$2,500	$3.85	45d	1	1.16mi
250 N Broadway Unit 2E Yonkers, NY	2.0	1.0	950	$2,400	$2.53	26d	1	1.16mi
594 Yonkers Ave Unit 5 Yonkers, NY	2.0	1.0	900	$2,500	$2.78	26d	1	1.24mi
594 Yonkers Ave Unit 5 Yonkers, NY	2.0	1.0	900	$2,500	$2.78	45d	1	1.24mi
23 Alida St Unit 2s Yonkers, NY	2.0	1.0	1000	$2,900	$2.90	26d	1	1.29mi
55 Riverside Dr Yonkers, NY	3.0	1.0–3.0	944	$3,241	$3.43	0d	15	1.31mi
150 Glenwood Ave Apt G1 Yonkers, NY	1.0	1.0	850	$2,000	$2.35	45d	1	1.40mi

HOA detail condo

• Monthly dues: $784 · $9,408/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-21
   days on market $125,000 Active 45 DOM
2. 2026-06-18
   days on market $125,000 Active 42 DOM
3. 2026-06-17
   days on market $125,000 Active 41 DOM
4. 2026-06-16
   days on market $125,000 Active 40 DOM
5. 2026-06-15
   days on market $125,000 Active 39 DOM
6. 2026-06-13
   days on market $125,000 Active 37 DOM
7. 2026-06-09
   days on market $125,000 Active 33 DOM
8. 2026-06-08
   days on market $125,000 Active 32 DOM
9. 2026-06-07
   days on market $125,000 Active 31 DOM
10. 2026-06-04
    days on market $125,000 Active 28 DOM
11. 2026-06-03
    days on market $125,000 Active 27 DOM
12. 2026-06-02
    days on market $125,000 Active 26 DOM
13. 2026-06-01
    days on market $125,000 Active 25 DOM
14. 2026-05-31
    days on market $125,000 Active 24 DOM
15. 2026-05-07
    listed $125,000 Active 617-char remark
16. 2026-04-24
    historical
17. 2026-03-20
    price $129,999
18. 2026-02-19
    price $145,000
19. 2025-12-02
    price $149,999
20. 2025-10-23
    listed $155,000 Active
21. 2025-08-26
    price $159,000
22. 2025-05-05
    listed $165,000 Active
23. 2001-03-02
    soldstatus $27,000
24. 2000-12-11
    price $29,900
25. 2000-12-11
    historical
26. 2000-09-29
    listed $27,000

ⓘ 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 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: $26,656
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$2,133
• − Management: −$2,133
• − HOA: −$9,408
• − Depreciation: −$3,636
• Taxable loss: −$155
• Est. tax savings @ 24.0%: +$37
• After-tax cash flow: $1,322/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

+363.0% since first listed

12 events — show timeline

• 2026-05-07 Listed $125,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-24 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-03-20 Price Changed $129,999 OneKey® MLS as Distributed by MLS Grid
• 2026-02-19 Price Changed $145,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-02 Price Changed $149,999 OneKey® MLS as Distributed by MLS Grid
• 2025-10-23 Listed $155,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-26 Price Changed $159,000 OneKey® MLS as Distributed by MLS Grid
• 2025-05-05 Listed $165,000 OneKey® MLS as Distributed by MLS Grid
• 2001-03-02 Sold (MLS) $27,000 HGMLS
• 2000-12-11 Delisted — HGMLS
• 2000-12-11 Price Changed $29,900 HGMLS
• 2000-09-29 Listed $27,000 HGMLS