92 Hamilton Ave Unit 5E · Yonkers, NY 10705

$299,000

3 bd · 1.0 ba · 1,400 sqft · Condo · 7 Days on market

Built 1939

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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 +26.1/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• 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

This beautiful three-bedroom residence feels like its own house, radiating charm and comfort throughout. Located at the corner of Hamilton Avenue and Post Street in Southwest Yonkers, the brick Beaux-Arts building with its limestone detailing was completed in 1921 and was formerly known as the New Belfort Apartments. Entering into a long hallway, you’ll embark on a journey of discovery in this one-of-a-kind apartment. Vintage style and modern updates come together seamlessly, including oak floors, soaring ceilings, crown molding, and crystal doorknobs. A large living room and formal dining room, each with two windows, are separated by French doors. The dining room can alternately serv

Key facts

• Flex space
• Soaring ceilings
• Large laundry room

Tags

• GOURMET EAT-IN KITCHEN
• LARGE LAUNDRY ROOM
• CORNER EXPOSURES
• FLEX SPACE
• OAK FLOORS
• SOARING CEILINGS

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public sewer; Electricity available; Sewer available; Water available
• Home design: Stock cooperative
• Construction: Brick construction
• Exterior features: Brick exterior; Not waterfront

Interior

• Kitchen: Stainless steel appliances
• Bedrooms: 5th level entry
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating; Natural gas heating; Oil heating; Other heating; Wall/window air conditioning units
• Interior features: Stone counters; Other interior features

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath condo listed at $299k.

Deal economics

• At list price, monthly cash flow is $754 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $299k).
• Cap rate 9.3% 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; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $3,570/mo this rent would consume 63% of the median local household income ($68k/yr) (locally 2783% 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $84k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 8y 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 $70k; list at $299k implies a 327% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1939 — 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 $299,000

Questions for the listing agent

1. Built in 1939 — 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: 1.19% ✓
• Cap rate: 9.32%
• Cash-on-cash: 10.80%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 5.4%
• Equity multiple: 1.22×
• Total profit: $18,471
• Equity at exit: $44,582

10-year hold

• IRR: 18.9%
• Equity multiple: 2.96×
• Total profit: $163,977
• 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 10705

• Rents YoY: 9.0%
• Active inventory: 86
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $3,570 high
• Mortgage (P&I): −$1,568
• Tax est. 1.5%: −$374 /mo · $4,485/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$750
• Net cashflow: $754

Break-even live

Break-even rent $2,616

Max offer price $299,000

Occupancy floor 74%

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 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
80 Elliott Ave Unit 3rd Floor Yonkers, NY	4.0	1.0	1500	$4,100	$2.73	44d	1	0.08mi
16 Pier St Yonkers, NY	3.0	1.0	1000	$3,200	$3.20	16d	1	0.30mi
106 McLean Ave Yonkers, NY	3.0	1.0	1000	$3,200	$3.20	44d	1	0.36mi
497 Van Cortlandt Park Ave Yonkers, NY	4.0	1.0	1200	$3,500	$2.92	44d	1	0.40mi
65 Caroline Ave Unit 1L Yonkers, NY	3.0	1.0	1050	$2,700	$2.57	44d	1	0.44mi
52 Groshon Ave Apt 2N Yonkers, NY	3.0	1.0	1000	$2,469	$2.47	44d	1	0.48mi
52 Lewis Pkwy Unit 1545731P Yonkers, NY	3.0	2.0	1496	$5,806	$3.88	15d	1	0.68mi
57 Putnam Ave Yonkers, NY	2.0	1.0	900	$3,000	$3.33	12d	1	0.83mi
57 Putnam Ave Yonkers, NY	2.0	1.0	900	$3,000	$3.33	22d	1	0.83mi
39 Spruce St Unit 1 Yonkers, NY	3.0	1.5	920	$3,300	$3.59	44d	1	0.90mi
169 Tibbetts Rd Unit 1st Fl Yonkers, NY	3.0	1.0	1550	$3,300	$2.13	44d	1	0.91mi
20 Water Grant St Yonkers, NY	1.0–2.0	1.0–2.0	827	$3,756	$4.54	1d	22	0.94mi
44 Hudson St Yonkers, NY	2.0	1.0–2.0	922	$4,300	$4.66	7d	25	0.95mi
66 Main St Yonkers, NY	2.0	1.0–2.0	906	$3,323	$3.67	3d	4	1.01mi
189 Elm St Unit 1 Yonkers, NY	3.0	1.0	1000	$2,650	$2.65	44d	1	1.03mi
50 Nepperhan St Yonkers, NY	3.0	1.0–2.0	887	$4,879	$5.50	2d	20	1.04mi
39 Victor St Unit 2 Yonkers, NY	3.0	1.0	900	$2,650	$2.94	44d	1	1.07mi
1 Alexander St Yonkers, NY	2.0	1.0–2.0	837	$4,000	$4.78	7d	48	1.16mi
11 Garfield St Unit 2 Yonkers, NY	2.0	1.0	1250	$2,250	$1.80	15d	1	1.20mi
57 Alexander St Yonkers, NY	2.0	1.0–2.0	765	$3,690	$4.82	3d	21	1.34mi
79 Alexander St Yonkers, NY	3.0	1.0–2.5	997	$4,130	$4.14	3d	1	1.40mi
4 Ritters Ln Unit 1FL Yonkers, NY	3.0	1.0	1100	$3,300	$3.00	44d	1	1.46mi

HOA detail condo

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

Listing history 6 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
   remarks 693-char remark
6. 2026-06-13
   listed $299,000 Active 2 DOM

ⓘ 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) · 27% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 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: $42,836
• − Mortgage interest: −$16,749
• − Property taxes: −$4,485
• − Insurance: −$1,495
• − Repairs & maintenance: −$3,427
• − Management: −$3,427
• − Depreciation: −$8,698
• Taxable income: $4,555
• Est. tax owed @ 24.0%: −$1,093
• After-tax cash flow: $7,951/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

+273.8% since first listed

29 events — show timeline

• 2026-05-20 Listed $299,000 OneKey® MLS as Distributed by MLS Grid
• 2021-10-06 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2021-06-30 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-06-11 Pending — OneKey® MLS as Distributed by MLS Grid
• 2021-04-08 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2021-04-08 Price Changed $278,000 OneKey® MLS as Distributed by MLS Grid
• 2021-02-10 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-11-19 Price Changed $282,000 OneKey® MLS as Distributed by MLS Grid
• 2020-09-22 Price Changed $284,000 OneKey® MLS as Distributed by MLS Grid
• 2020-09-09 Listed $289,000 OneKey® MLS as Distributed by MLS Grid
• 2020-09-02 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-06-25 Price Changed $289,000 OneKey® MLS as Distributed by MLS Grid
• 2020-06-06 Price Changed $279,000 OneKey® MLS as Distributed by MLS Grid
• 2020-05-29 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2020-03-26 Pending — OneKey® MLS as Distributed by MLS Grid
• 2020-02-28 Pending — OneKey® MLS as Distributed by MLS Grid
• 2020-01-09 Price Changed $269,000 OneKey® MLS as Distributed by MLS Grid
• 2020-01-08 Listed $273,000 OneKey® MLS as Distributed by MLS Grid
• 2020-01-07 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2019-11-26 Pending — OneKey® MLS as Distributed by MLS Grid
• 2019-11-06 Price Changed $269,000 OneKey® MLS as Distributed by MLS Grid
• 2019-11-06 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2019-10-30 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2019-07-26 Price Changed $275,000 OneKey® MLS as Distributed by MLS Grid
• 2019-06-22 Price Changed $285,000 OneKey® MLS as Distributed by MLS Grid
• 2019-05-28 Listed $289,000 OneKey® MLS as Distributed by MLS Grid
• 2019-03-06 Sold (MLS) $70,000 OneKey® MLS as Distributed by MLS Grid
• 2018-10-04 Pending — OneKey® MLS as Distributed by MLS Grid
• 2018-09-13 Listed $80,000 OneKey® MLS as Distributed by MLS Grid