2 Louisiana Ave Unit 4H · Yonkers, NY 10708

$149,999

1 bd · 1.0 ba · 750 sqft · Condo · 62 Days on market

Built 1950 Good condition $200/sqft · 22% below area Est $193k · 22% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the charming Bronxville Gardens! This unit has been thoughtfully updated to offer a pristine, turnkey living experience. Featuring a spacious one-bedroom layout, the unit boasts brand-new flooring and a fresh coat of paint throughout, ensuring a bright and inviting atmosphere that is ready for you to move in without having to do a thing. The kitchen is perfect for culinary enthusiasts, while the oversized living room serves as an ideal spot for relaxation and entertainment, complemented by ample closet space for all your storage needs. For a truly seamless transition, the stylish furniture currently in the unit is less than a year old and is available for an additional fee. This location is a commuter’s dream, strategically situated very close to all major highways and the Metro North, while remaining just moments away from premier shopping centers and daily conveniences. A standout feature of this co-op is that the maintenance includes all utilities—even electricity—providing ultimate peace of mind and simplified budgeting. The building is impeccably maintained by a dedicated team of three full-time staff, including an on-site Superintendent, and offers residents 24-hour laundry facilities, a bike room, and additional storage. Residents will also appreciate the brand new building entrances that were just completed, featuring modern aesthetics and handicap ramps for enhanced accessibility. This pet-friendly building (with certain restrictions) is an exceptional find in a highly sought-after area and promises not to disappoint. Please note that the maintenance fee does not include the STAR discount. Schedule your viewing today to experience the effortless lifestyle waiting for you at Bronxville Gardens!

Key facts

• Garage
• Built 1950
• Listed 62 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $150k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $909 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.1% 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.
• Market conditions: Rents rising fast (+4.3%/yr); 245 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $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 + 4.3% rent growth), your $42k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $130k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1950 — 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 $140,999 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 1.70% ✓
• Cap rate: 14.09%
• Cash-on-cash: 27.86%
• DSCR: 2.24
• GRM: 4.9

CMA / ARV

• ARV (median comp): $193,447
• List price: $149,999
• Delta: -22.46%
• 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: 21.2%
• Equity multiple: 1.88×
• Total profit: $36,935
• Equity at exit: $22,365

10-year hold

• IRR: 30.2%
• Equity multiple: 3.88×
• Total profit: $120,872
• Equity at exit: $12,969

Cash invested: $42,000 (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 10708

• Rents YoY: 4.3%
• Active inventory: 245
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,546 high
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$187 /mo · $2,250/yr
• Insurance: −$62
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$535
• Net cashflow: $909

Break-even live

Break-even rent $1,396

Max offer price $149,999

Occupancy floor 59%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
51 Parkway Rd Apt 3 Bronxville, NY	1.0	1.0	1100	$3,100	$2.82	24d	1	0.41mi
80 W Grand St Mount Vernon, NY	1.0	1.0	850	$1,942	$2.28	24d	1	0.49mi
42 Broad St W Mount Vernon, NY	3.0	1.0–2.0	1014	$3,956	$3.90	24d	15	0.50mi
42 Broad St W Mount Vernon, NY	3.0	1.0–2.0	955	$2,841	$2.97	2d	16	0.50mi
669 N Terrace Ave Mount Vernon, NY	1.0	1.0	750	$2,031	$2.71	24d	1	0.56mi
645 N MacQuesten Pkwy Unit 3G Mt Vernon, NY	2.0	1.0	950	$3,195	$3.36	24d	1	0.57mi
33 William St Mount Vernon, NY	1.0–2.0	1.0	725	$1,850	$2.55	22d	2	0.70mi
28 Tunis Ave Unit 2 Yonkers, NY	2.0	1.0	900	$3,000	$3.33	43d	1	0.71mi
671 Bronx River Rd Unit 3A Yonkers, NY	2.0	1.5	950	$3,000	$3.16	24d	1	0.80mi
200 Crescent Pl Unit 2nd fl Yonkers, NY	1.0	1.0	800	$2,300	$2.88	17d	1	0.84mi
64 Sagamore Rd Unit A6 Bronxville, NY	1.0	1.0	850	$2,900	$3.41	4d	1	0.92mi
64 Kensington Rd Apt 1A Bronxville, NY	1.0	1.0	800	$2,895	$3.62	11d	1	0.98mi
12 Putnam St Mount Vernon, NY	2.0	1.0	950	$2,600	$2.74	24d	1	1.02mi
230 N 7th Ave Unit 2 Mt Vernon, NY	1.0	1.0	950	$2,300	$2.42	10d	1	1.10mi
111 Kensington Rd Unit 8 Bronxville, NY	1.0	1.0	825	$2,650	$3.21	13d	1	1.14mi
86 Edgewood Ave Unit 2W Yonkers, NY	2.0	1.0	1000	$2,699	$2.70	43d	1	1.15mi
86 Edgewood Ave Apt 2E Yonkers, NY	2.0	1.0	1000	$2,599	$2.60	19d	1	1.15mi
103 North St Mount Vernon, NY	1.0	1.0	720	$1,900	$2.64	20d	1	1.16mi
28 Kenilworth Rd Unit The Cottage Yonkers, NY	1.0	1.0	600	$1,950	$3.25	14d	1	1.23mi
14 Elm St Unit 2 Mt Vernon, NY	2.0	1.0	1000	$2,800	$2.80	24d	1	1.27mi
148 Claremont Ave Mount Vernon, NY	2.0	1.0	960	$2,400	$2.50	19d	1	1.31mi
495 Kimball Ave Unit First Floor Yonkers, NY	2.0	1.0	1100	$3,000	$2.73	43d	1	1.31mi
717 Tuckahoe Rd Unit 16A Yonkers, NY	1.0	1.0	650	$2,495	$3.84	4d	1	1.32mi
42 Winchester Ave Unit 2A Yonkers, NY	1.0	1.0	700	$2,100	$3.00	14d	1	1.32mi
1 Elm St Unit 3B Tuckahoe, NY	2.0	1.0	1100	$3,200	$2.91	7d	1	1.34mi
1 Elm St Unit 3B Tuckahoe, NY	2.0	1.0	1100	$3,200	$2.91	10d	1	1.34mi
1549 Central Park Ave Yonkers, NY	2.0	1.0	850	$2,400	$2.82	43d	1	1.35mi
142 Trenchard St Unit 2E Yonkers, NY	1.0	1.0	900	$2,250	$2.50	11d	1	1.39mi
8 Wainwright Ave Unit 2A Yonkers, NY	—	1.0	700	$1,600	$2.29	7d	1	1.39mi
21 Scarsdale Rd Yonkers, NY	2.0	1.0	835	$3,795	$4.54	1d	21	1.40mi
12 Wainwright Ave Apt 1B Yonkers, NY	1.0	1.0	700	$1,950	$2.79	43d	1	1.41mi
32 N Bond St Mount Vernon, NY	1.0	1.0	850	$1,900	$2.24	7d	1	1.45mi
85 Bennett Ave Unit 2 Yonkers, NY	2.0	1.0	1000	$2,500	$2.50	43d	1	1.46mi
278 Mile Square Rd Yonkers, NY	2.0	1.0	1000	$2,650	$2.65	43d	1	1.48mi
18 N Bond St Unit 3D Mt Vernon, NY	1.0	1.0	750	$2,000	$2.67	24d	1	1.48mi
20 Overhill Pl Unit 3 Yonkers, NY	2.0	1.0	800	$3,000	$3.75	43d	1	1.49mi
128 Colonial Pkwy Unit 3B Yonkers, NY	1.0	1.0	871	$2,750	$3.16	43d	1	1.49mi
118 N Columbus Ave Mount Vernon, NY	1.0	1.0	650	$1,700	$2.62	24d	1	1.50mi

HOA detail condo

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

Listing history 16 events

1. 2026-06-17
   status $149,999 Pending 62 DOM
2. 2026-06-16
   days on market $149,999 Active 62 DOM
3. 2026-06-15
   days on market $149,999 Active 61 DOM
4. 2026-06-13
   days on market $149,999 Active 59 DOM
5. 2026-06-09
   days on market $149,999 Active 55 DOM
6. 2026-06-08
   days on market $149,999 Active 54 DOM
7. 2026-06-07
   days on market $149,999 Active 53 DOM
8. 2026-06-04
   days on market $149,999 Active 50 DOM
9. 2026-06-03
   days on market $149,999 Active 49 DOM
10. 2026-06-02
    days on market $149,999 Active 48 DOM
11. 2026-06-01
    days on market $149,999 Active 47 DOM
12. 2026-05-31
    days on market $149,999 Active 46 DOM
13. 2026-03-31
    listed $149,999 Active 1760-char remark

    Show marketing remark (1760 chars)

    Welcome to the charming Bronxville Gardens! This unit has been thoughtfully updated to offer a pristine, turnkey living experience. Featuring a spacious one-bedroom layout, the unit boasts brand-new flooring and a fresh coat of paint throughout, ensuring a bright and inviting atmosphere that is ready for you to move in without having to do a thing. The kitchen is perfect for culinary enthusiasts, while the oversized living room serves as an ideal spot for relaxation and entertainment, complemented by ample closet space for all your storage needs. For a truly seamless transition, the stylish furniture currently in the unit is less than a year old and is available for an additional fee. This location is a commuter’s dream, strategically situated very close to all major highways and the Metro North, while remaining just moments away from premier shopping centers and daily conveniences. A standout feature of this co-op is that the maintenance includes all utilities—even electricity—providing ultimate peace of mind and simplified budgeting. The building is impeccably maintained by a dedicated team of three full-time staff, including an on-site Superintendent, and offers residents 24-hour laundry facilities, a bike room, and additional storage. Residents will also appreciate the brand new building entrances that were just completed, featuring modern aesthetics and handicap ramps for enhanced accessibility. This pet-friendly building (with certain restrictions) is an exceptional find in a highly sought-after area and promises not to disappoint. Please note that the maintenance fee does not include the STAR discount. Schedule your viewing today to experience the effortless lifestyle waiting for you at Bronxville Gardens!

14. 2025-05-01
    soldstatus $130,000 Closed 797-char remark

    Show marketing remark (797 chars)

    An Affordable, Dog Friendly, 1 Bdrm unit, to make your own. Bring your decorating ideas and design vision to this generously sized unit where you can create your very special space. Entry foyer and bedroom have potential for home office. Large Living Room, large Bedroom and a nicely sized Eat-in-Kitchen for the chef. Complex includes Elevator, Laundry Room, Garage/Street Parking, Playground and Basketball Court. Great location in a quiet neighborhood bordering the village of Bronxville shops, restaurants and entertainment. Terrific commuter location that's minutes to Cross County Pkwy, Hutchinson River Pkwy and Saw Mill pkwy. You won't need a car to get to the Fleetwood Metro North Station, it's minutes away and 30 Mins to Grand Central. Maintenance does not include STAR exemption.

15. 2025-02-01
    status Pending 797-char remark

    Show marketing remark (797 chars)

    An Affordable, Dog Friendly, 1 Bdrm unit, to make your own. Bring your decorating ideas and design vision to this generously sized unit where you can create your very special space. Entry foyer and bedroom have potential for home office. Large Living Room, large Bedroom and a nicely sized Eat-in-Kitchen for the chef. Complex includes Elevator, Laundry Room, Garage/Street Parking, Playground and Basketball Court. Great location in a quiet neighborhood bordering the village of Bronxville shops, restaurants and entertainment. Terrific commuter location that's minutes to Cross County Pkwy, Hutchinson River Pkwy and Saw Mill pkwy. You won't need a car to get to the Fleetwood Metro North Station, it's minutes away and 30 Mins to Grand Central. Maintenance does not include STAR exemption.

16. 2024-11-17
    listed $135,000 Active 797-char remark

    Show marketing remark (797 chars)

    An Affordable, Dog Friendly, 1 Bdrm unit, to make your own. Bring your decorating ideas and design vision to this generously sized unit where you can create your very special space. Entry foyer and bedroom have potential for home office. Large Living Room, large Bedroom and a nicely sized Eat-in-Kitchen for the chef. Complex includes Elevator, Laundry Room, Garage/Street Parking, Playground and Basketball Court. Great location in a quiet neighborhood bordering the village of Bronxville shops, restaurants and entertainment. Terrific commuter location that's minutes to Cross County Pkwy, Hutchinson River Pkwy and Saw Mill pkwy. You won't need a car to get to the Fleetwood Metro North Station, it's minutes away and 30 Mins to Grand Central. Maintenance does not include STAR exemption.

ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,556
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$1,547
• − Repairs & maintenance: −$2,445
• − Management: −$2,445
• − Depreciation: −$4,364
• Taxable income: $9,104
• Est. tax owed @ 24.0%: −$2,185
• After-tax cash flow: $8,718/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This one-bedroom condo is in good condition with recent updates, offering a bright and inviting living experience. The kitchen and living room are well-maintained, and the exterior is well-kept. The bathroom could benefit from modern fixtures to enhance its appeal.

Value-add opportunities

• Both new bathroom fixtures — modernizes the space and improves functionality
• Both landscaping — enhances curb appeal and adds value
• Both smart home integration — increases convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both new bathroom fixtures — modernizes the space and improves functionality ↑
• Both landscaping — enhances curb appeal and adds value ↑
• Both smart home integration — increases convenience and marketability ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+11.1% since first listed

4 events — show timeline

• 2026-03-31 Listed $149,999 OneKey® MLS as Distributed by MLS Grid
• 2025-05-01 Sold (MLS) $130,000 OneKey® MLS as Distributed by MLS Grid
• 2025-02-01 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-11-17 Listed $135,000 OneKey® MLS as Distributed by MLS Grid