1111 Midland Ave Unit 4 P · Yonkers, NY 10708

$189,000

1 bd · 1.0 ba · 800 sqft · Condo · 27 Days on market

Built 1956

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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
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• 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 MLS

Large 1 bedroom unit with 850 sqft within walking distance to the metro north train station. Tons of light, hardwoof floors, close to major highways, shopping buses and train are some of the amenitites this unit offers. Large living room and large bedroom with lots of closet space. Renting is allowed after 2 years of living in the unit. Laundry in the building. Parking available on a waitlist. Come and see this unit, it will not last

Key facts

• Custom cabinetry
• Open floor plan
• New kitchen

Tags

• OPEN FLOOR PLAN
• MODERN RECESSED LIGHTING
• NEW KITCHEN
• MARBLE COUNTERS
• CUSTOM CABINETRY
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $189k.

Deal economics

• At list price, monthly cash flow is $751 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $189k).
• Recommended offer: $186k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.1% 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; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $6k 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 $53k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($186k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y 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 $100k; list at $189k implies a 89% gain — meaningful room to come down on a strong offer.

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 $186,165 (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: 1.38% ✓
• Cap rate: 11.06%
• Cash-on-cash: 17.03%
• DSCR: 1.76
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 9.7%
• Equity multiple: 1.39×
• Total profit: $20,614
• Equity at exit: $28,181

10-year hold

• IRR: 19.9%
• Equity multiple: 2.77×
• Total profit: $93,890
• Equity at exit: $16,341

Cash invested: $52,920 (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: 6.0×

Monthly cashflow live

• Estimated rent: $2,604 high
• Mortgage (P&I): −$991
• Tax est. 1.5%: −$236 /mo · $2,835/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$547
• Net cashflow: $751

Break-even live

Break-even rent $1,653

Max offer price $189,000

Occupancy floor 66%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28 Tunis Ave Unit 2 Yonkers, NY	2.0	1.0	900	$3,000	$3.33	43d	1	0.10mi
671 Bronx River Rd Unit 3A Yonkers, NY	2.0	1.5	950	$3,000	$3.16	24d	1	0.81mi
85 Bennett Ave Unit 2 Yonkers, NY	2.0	1.0	1000	$2,500	$2.50	43d	1	0.83mi
200 Crescent Pl Unit 2nd fl Yonkers, NY	1.0	1.0	800	$2,300	$2.88	16d	1	0.84mi
80 W Grand St Mount Vernon, NY	1.0	1.0	850	$1,942	$2.28	24d	1	0.85mi
645 N MacQuesten Pkwy Unit 3G Mt Vernon, NY	2.0	1.0	950	$3,195	$3.36	24d	1	0.87mi
51 Parkway Rd Apt 3 Bronxville, NY	1.0	1.0	1100	$3,100	$2.82	24d	1	0.88mi
28 Kenilworth Rd Unit The Cottage Yonkers, NY	1.0	1.0	600	$1,950	$3.25	14d	1	0.88mi
42 Broad St W Mount Vernon, NY	3.0	1.0–2.0	1014	$3,956	$3.90	24d	15	0.94mi
42 Broad St W Mount Vernon, NY	3.0	1.0–2.0	955	$2,841	$2.97	1d	16	0.94mi
669 N Terrace Ave Mount Vernon, NY	1.0	1.0	750	$2,031	$2.71	24d	1	0.94mi
278 Mile Square Rd Yonkers, NY	2.0	1.0	1000	$2,650	$2.65	43d	1	1.00mi
86 Edgewood Ave Apt 2E Yonkers, NY	2.0	1.0	1000	$2,599	$2.60	18d	1	1.02mi
86 Edgewood Ave Unit 2W Yonkers, NY	2.0	1.0	1000	$2,699	$2.70	43d	1	1.02mi
33 William St Mount Vernon, NY	1.0–2.0	1.0	725	$1,850	$2.55	22d	2	1.04mi
594 Yonkers Ave Unit 5 Yonkers, NY	2.0	1.0	900	$2,500	$2.78	24d	1	1.07mi
594 Yonkers Ave Unit 5 Yonkers, NY	2.0	1.0	900	$2,500	$2.78	43d	1	1.07mi
23 Alida St Unit 2s Yonkers, NY	2.0	1.0	1000	$2,900	$2.90	24d	1	1.07mi
142 Trenchard St Unit 2E Yonkers, NY	1.0	1.0	900	$2,250	$2.50	11d	1	1.08mi
495 Kimball Ave Unit First Floor Yonkers, NY	2.0	1.0	1100	$3,000	$2.73	43d	1	1.11mi
42 Winchester Ave Unit 2A Yonkers, NY	1.0	1.0	700	$2,100	$3.00	13d	1	1.16mi
12 Putnam St Mount Vernon, NY	2.0	1.0	950	$2,600	$2.74	24d	1	1.23mi
8 Wainwright Ave Unit 2A Yonkers, NY	—	1.0	700	$1,600	$2.29	7d	1	1.27mi
64 Sagamore Rd Unit A6 Bronxville, NY	1.0	1.0	850	$2,900	$3.41	4d	1	1.29mi
12 Wainwright Ave Apt 1B Yonkers, NY	1.0	1.0	700	$1,950	$2.79	43d	1	1.29mi
64 Kensington Rd Apt 1A Bronxville, NY	1.0	1.0	800	$2,895	$3.62	11d	1	1.30mi
1549 Central Park Ave Yonkers, NY	2.0	1.0	850	$2,400	$2.82	43d	1	1.31mi
230 N 7th Ave Unit 2 Mt Vernon, NY	1.0	1.0	950	$2,300	$2.42	10d	1	1.32mi
103 North St Mount Vernon, NY	1.0	1.0	720	$1,900	$2.64	20d	1	1.35mi
717 Tuckahoe Rd Unit 16A Yonkers, NY	1.0	1.0	650	$2,495	$3.84	4d	1	1.38mi
14 Elm St Unit 2 Mt Vernon, NY	2.0	1.0	1000	$2,800	$2.80	24d	1	1.38mi
20 Overhill Pl Unit 3 Yonkers, NY	2.0	1.0	800	$3,000	$3.75	43d	1	1.40mi
111 Kensington Rd Unit 8 Bronxville, NY	1.0	1.0	825	$2,650	$3.21	13d	1	1.46mi

HOA detail condo

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

Listing history 12 events

1. 2025-12-05
   status Pending
2. 2025-10-28
   listed $189,000 Active
3. 2015-09-23
   soldstatus $100,000 Sold 437-char remark

   Show marketing remark (437 chars)

   Large 1 bedroom unit with 850 sqft within walking distance to the metro north train station. Tons of light, hardwoof floors, close to major highways, shopping buses and train are some of the amenitites this unit offers. Large living room and large bedroom with lots of closet space. Renting is allowed after 2 years of living in the unit. Laundry in the building. Parking available on a waitlist. Come and see this unit, it will not last

4. 2015-09-23
   price $100,000 437-char remark

   Show marketing remark (437 chars)

   Large 1 bedroom unit with 850 sqft within walking distance to the metro north train station. Tons of light, hardwoof floors, close to major highways, shopping buses and train are some of the amenitites this unit offers. Large living room and large bedroom with lots of closet space. Renting is allowed after 2 years of living in the unit. Laundry in the building. Parking available on a waitlist. Come and see this unit, it will not last

5. 2015-09-22
   soldstatus $100,000 497-char remark

   Show marketing remark (497 chars)

   Large 1 bedroom unit with 850 sqft within walking distance to the metro north train station. Tons of light, hardwoof floors, close to major highways, shopping buses and train are some of the amenitites this unit offers. Large living room and large bedroom with lots of closet space. Renting is allowed after 2 years of living in the unit. Laundry in the building. Parking available on a waitlist. Come and see this unit, it will not last Additional Information: HeatingFuel:Oil Above Ground,

6. 2015-06-15
   historical Pending 437-char remark

   Show marketing remark (437 chars)

   Large 1 bedroom unit with 850 sqft within walking distance to the metro north train station. Tons of light, hardwoof floors, close to major highways, shopping buses and train are some of the amenitites this unit offers. Large living room and large bedroom with lots of closet space. Renting is allowed after 2 years of living in the unit. Laundry in the building. Parking available on a waitlist. Come and see this unit, it will not last

7. 2015-06-15
   price $110,000 437-char remark

   Show marketing remark (437 chars)

   Large 1 bedroom unit with 850 sqft within walking distance to the metro north train station. Tons of light, hardwoof floors, close to major highways, shopping buses and train are some of the amenitites this unit offers. Large living room and large bedroom with lots of closet space. Renting is allowed after 2 years of living in the unit. Laundry in the building. Parking available on a waitlist. Come and see this unit, it will not last

8. 2014-12-22
   listed $110,000 Active 437-char remark

   Show marketing remark (497 chars)

   Large 1 bedroom unit with 850 sqft within walking distance to the metro north train station. Tons of light, hardwoof floors, close to major highways, shopping buses and train are some of the amenitites this unit offers. Large living room and large bedroom with lots of closet space. Renting is allowed after 2 years of living in the unit. Laundry in the building. Parking available on a waitlist. Come and see this unit, it will not last Additional Information: HeatingFuel:Oil Above Ground,

9. 2014-12-22
   listed $110,000 497-char remark

   Show marketing remark (497 chars)

   Large 1 bedroom unit with 850 sqft within walking distance to the metro north train station. Tons of light, hardwoof floors, close to major highways, shopping buses and train are some of the amenitites this unit offers. Large living room and large bedroom with lots of closet space. Renting is allowed after 2 years of living in the unit. Laundry in the building. Parking available on a waitlist. Come and see this unit, it will not last Additional Information: HeatingFuel:Oil Above Ground,

10. 2004-08-19
    soldstatus $120,000
11. 2004-06-28
    historical
12. 2004-01-28
    listed $120,000

ⓘ 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 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: $31,248
• − Mortgage interest: −$10,587
• − Property taxes: −$2,835
• − Insurance: −$945
• − Repairs & maintenance: −$2,500
• − Management: −$2,500
• − Depreciation: −$5,498
• Taxable income: $6,383
• Est. tax owed @ 24.0%: −$1,532
• After-tax cash flow: $7,480/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

+57.5% since first listed

12 events — show timeline

• 2025-12-05 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-10-28 Listed $189,000 OneKey® MLS as Distributed by MLS Grid
• 2015-09-23 Price Changed $100,000 HGMLS
• 2015-09-23 Sold (MLS) $100,000 HGMLS
• 2015-09-22 Sold (MLS) $100,000 OneKey® MLS as Distributed by MLS Grid
• 2015-06-15 Contingent — HGMLS
• 2015-06-15 Price Changed $110,000 HGMLS
• 2014-12-22 Listed $110,000 HGMLS
• 2014-12-22 Listed $110,000 OneKey® MLS as Distributed by MLS Grid
• 2004-08-19 Sold (MLS) $120,000 HGMLS
• 2004-06-28 Delisted — HGMLS
• 2004-01-28 Listed $120,000 HGMLS