678 Warburton Unit 3B · Yonkers, NY 10701

$154,900

1 bd · 1.0 ba · 750 sqft · Condo · 28 Days on market

Built 1950

---

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 +9.3/10.0
• 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

Maint. is only $484.70 which doesn't include STAR credit. Entry hall with two closets, large living room with separate dining area, galley kitchen, hall bathroom and bedroom. Apartment is in good shape and a lot of room for growth. Building is walking distance to Bus and RR. Driving distance to all major highways and stores. Bldg has a very short waitlist for parking. Depending on when deal closes buyer might have to go on list. This apartment won't last, call today!!!

Key facts

• Built 1950
• Listed 27 days

Property features AI

Finance

• Other: Community features include a park
• HOA & community: Managed by Garthchester Management; One-time board application fee of $700

Exterior

• Parking: Waitlist parking; $55 fee
• Security: Video cameras
• Utilities: Con-Edison electric; Public sewer; Cable available; Electricity connected; Natural gas connected; Sewer connected
• Home design: Stock cooperative; Updated/remodeled condition; 7-story building; Entry on 3rd level
• Construction: Block and brick construction
• Exterior features: Video camera security; Not waterfront

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: One-level layout (entry on 3rd level)
• Flooring: Combination flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating; Wall/window air conditioning units
• Interior features: Elevator; Common-area laundry in basement; Dining area
• Laundry & utility: Common-area laundry located in basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $155k.

Deal economics

• At list price, monthly cash flow is $680 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $153k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.6% 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 (+4.4%/yr); 183 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).

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 + 4.4% rent growth), your $43k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y 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 $97k; list at $155k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $152,576 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — 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: 1.43% ✓
• Cap rate: 11.56%
• Cash-on-cash: 18.81%
• DSCR: 1.84
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 12.2%
• Equity multiple: 1.49×
• Total profit: $21,377
• Equity at exit: $23,096

10-year hold

• IRR: 22.2%
• Equity multiple: 3.02×
• Total profit: $87,772
• Equity at exit: $13,393

Cash invested: $43,372 (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: 5.8×

Monthly cashflow live

• Estimated rent: $2,216 high
• Mortgage (P&I): −$812
• Tax est. 1.5%: −$194 /mo · $2,324/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $680

Break-even live

Break-even rent $1,355

Max offer price $154,900

Occupancy floor 64%

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: $38,725
• Closing costs: $4,647
• 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	0.15mi
596 Warburton Ave Yonkers, NY	1.0	1.0	650	$1,800	$2.77	24d	1	0.20mi
703 Palisade Ave Unit Third Floor Yonkers, NY	2.0	1.0	900	$2,000	$2.22	3d	1	0.34mi
160 Amackassin Ter Yonkers, NY	1.0	1.0	600	$1,500	$2.50	43d	1	0.70mi
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	0.75mi
237 Woodland Ave Unit 2 Yonkers, NY	2.0	1.0	970	$2,600	$2.68	43d	1	0.86mi
150 Glenwood Ave Apt G1 Yonkers, NY	1.0	1.0	850	$2,000	$2.35	43d	1	0.89mi
137 Lake Ave Unit 3W Yonkers, NY	1.0	1.0	650	$1,700	$2.62	18d	1	0.90mi
7 Corbalis Pl Yonkers, NY	2.0	1.0	900	$2,500	$2.78	43d	1	0.90mi
703 Nepperhan Ave Unit 2 Yonkers, NY	2.0	1.0	850	$2,450	$2.88	43d	1	0.93mi
1133 Warburton Ave Yonkers, NY	2.0	1.0–2.0	827	$3,375	$4.08	1d	7	1.07mi
103 Burhans Ave Yonkers, NY	2.0	1.0	894	$2,000	$2.24	43d	1	1.10mi
250 N Broadway Unit 2E Yonkers, NY	2.0	1.0	950	$2,400	$2.53	24d	1	1.12mi
55 Riverside Dr Yonkers, NY	3.0	1.0–2.0	819	$2,990	$3.65	2d	13	1.12mi
154 Woodworth Ave Yonkers, NY	2.0	1.0	650	$2,350	$3.62	17d	1	1.17mi
154 Woodworth Ave Yonkers, NY	1.0	1.0	650	$2,500	$3.85	43d	1	1.17mi
23 Colin St Yonkers, NY	2.0	1.0	750	$2,500	$3.33	15d	1	1.19mi
79 Alexander St Yonkers, NY	3.0	1.0–2.5	997	$2,933	$2.94	2d	1	1.38mi
23 Belknap Ave Yonkers, NY	1.0	1.0	700	$2,300	$3.29	24d	1	1.38mi
57 Alexander St Yonkers, NY	2.0	1.0–2.0	765	$2,956	$3.86	2d	21	1.44mi

HOA detail condo

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

Listing history 23 events

1. 2026-06-18
   days on market $154,900 Active 28 DOM
2. 2026-06-17
   days on market $154,900 Active 27 DOM
3. 2026-06-16
   days on market $154,900 Active 26 DOM
4. 2026-06-15
   days on market $154,900 Active 25 DOM
5. 2026-06-13
   days on market $154,900 Active 23 DOM
6. 2026-06-09
   days on market $154,900 Active 19 DOM
7. 2026-06-08
   days on market $154,900 Active 18 DOM
8. 2026-06-07
   days on market $154,900 Active 17 DOM
9. 2026-06-04
   days on market $154,900 Active 14 DOM
10. 2026-06-03
    days on market $154,900 Active 13 DOM
11. 2026-06-02
    days on market $154,900 Active 12 DOM
12. 2026-06-01
    days on market $154,900 Active 11 DOM
13. 2026-05-31
    days on market $154,900 Active 10 DOM
14. 2026-05-22
    listed $154,900 Active
15. 2026-05-19
    historical $154,900
16. 2014-03-15
    price $97,000 473-char remark

    Show marketing remark (473 chars)

    Maint. is only $484.70 which doesn't include STAR credit. Entry hall with two closets, large living room with separate dining area, galley kitchen, hall bathroom and bedroom. Apartment is in good shape and a lot of room for growth. Building is walking distance to Bus and RR. Driving distance to all major highways and stores. Bldg has a very short waitlist for parking. Depending on when deal closes buyer might have to go on list. This apartment won't last, call today!!!

17. 2007-12-04
    historical 473-char remark

    Show marketing remark (473 chars)

    Maint. is only $484.70 which doesn't include STAR credit. Entry hall with two closets, large living room with separate dining area, galley kitchen, hall bathroom and bedroom. Apartment is in good shape and a lot of room for growth. Building is walking distance to Bus and RR. Driving distance to all major highways and stores. Bldg has a very short waitlist for parking. Depending on when deal closes buyer might have to go on list. This apartment won't last, call today!!!

18. 2007-12-03
    soldstatus $97,000 473-char remark

    Show marketing remark (473 chars)

    Maint. is only $484.70 which doesn't include STAR credit. Entry hall with two closets, large living room with separate dining area, galley kitchen, hall bathroom and bedroom. Apartment is in good shape and a lot of room for growth. Building is walking distance to Bus and RR. Driving distance to all major highways and stores. Bldg has a very short waitlist for parking. Depending on when deal closes buyer might have to go on list. This apartment won't last, call today!!!

19. 2007-08-17
    price $104,000 473-char remark

    Show marketing remark (473 chars)

    Maint. is only $484.70 which doesn't include STAR credit. Entry hall with two closets, large living room with separate dining area, galley kitchen, hall bathroom and bedroom. Apartment is in good shape and a lot of room for growth. Building is walking distance to Bus and RR. Driving distance to all major highways and stores. Bldg has a very short waitlist for parking. Depending on when deal closes buyer might have to go on list. This apartment won't last, call today!!!

20. 2007-05-30
    listed $104,000 473-char remark

    Show marketing remark (473 chars)

    Maint. is only $484.70 which doesn't include STAR credit. Entry hall with two closets, large living room with separate dining area, galley kitchen, hall bathroom and bedroom. Apartment is in good shape and a lot of room for growth. Building is walking distance to Bus and RR. Driving distance to all major highways and stores. Bldg has a very short waitlist for parking. Depending on when deal closes buyer might have to go on list. This apartment won't last, call today!!!

21. 2002-11-29
    soldstatus $55,000 28-char remark

    Show marketing remark (28 chars)

    Low Maintanence Close To All

22. 2002-07-01
    historical 28-char remark

    Show marketing remark (28 chars)

    Low Maintanence Close To All

23. 2002-04-02
    listed $55,000 28-char remark

    Show marketing remark (28 chars)

    Low Maintanence Close To All

ⓘ 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: $26,588
• − Mortgage interest: −$8,677
• − Property taxes: −$2,324
• − Insurance: −$774
• − Repairs & maintenance: −$2,127
• − Management: −$2,127
• − Depreciation: −$4,506
• Taxable income: $6,053
• Est. tax owed @ 24.0%: −$1,453
• After-tax cash flow: $6,706/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

+181.6% since first listed

10 events — show timeline

• 2026-05-22 Listed $154,900 OneKey® MLS as Distributed by MLS Grid
• 2026-05-19 Coming Soon $154,900 OneKey® MLS as Distributed by MLS Grid
• 2014-03-15 Price Changed $97,000 HGMLS
• 2007-12-04 Delisted — HGMLS
• 2007-12-03 Sold (MLS) $97,000 HGMLS
• 2007-08-17 Price Changed $104,000 HGMLS
• 2007-05-30 Listed $104,000 HGMLS
• 2002-11-29 Sold (MLS) $55,000 HGMLS
• 2002-07-01 Delisted — HGMLS
• 2002-04-02 Listed $55,000 HGMLS