73 Fairview St · Yonkers, NY 10703

$499,000

4 bd · 3.0 ba · 1,842 sqft · MultiFamily public records · 42 Days on market

Built 1917 2,500 sqft lot Est $634k · 21% under ↓ 5% since listing

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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 +26.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +5.9/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

This detached 2 family sits on a 25x100 lot with an above ground basement. This is a short sale subject to bank approval. Cash offers only, drive-by only, being sold ''as is''.

Key facts

• 2,500 sq ft lot
• Built 1917
• Listed 42 days

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.2-bath units multifamily listed at $499k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive. Per door: $654/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $499k).
• Recommended offer: $484k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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: 75 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• At $5,415/mo this rent would consume 72% of the median local household income ($90k/yr) (locally 1216% 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 $3k of loan paydown is wiped out by about $15k 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 + 3.0% rent growth), your $140k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($484k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y 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.

Risks & watch-outs

• Watch-outs: built in 1917 — 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 $484,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1917 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.09% ✓
• Cap rate: 9.44%
• Cash-on-cash: 11.24%
• DSCR: 1.50
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $633,648
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
92 & 90 Orchard St	0.13mi	5/2.0 (+1)	1,920 (+4%)	8mo	$525,000	$273	71
26 Vineyard Ave	0.23mi	4/3.5	1,680 (-9%)	6mo	$500,000	$298	68
1 Lowell St	0.45mi	5/— (+1)	1,920 (+4%)	5mo	$750,000	$391	63
10 Ivy Pl	0.58mi	4/3.0	1,796 (-2%)	10mo	$746,500	$416	60
184 AKA 188 Woodland Ave	0.47mi	4/2.0	1,924 (+4%)	10mo	$759,000	$394	58
310 Woodworth Ave	0.60mi	4/3.0	1,920 (+4%)	9mo	$550,000	$286	58
33 Colin St	0.74mi	4/2.0	1,825 (-1%)	3mo	$595,000	$326	57
261 Edwards Pl	0.36mi	5/2.0 (+1)	1,668 (-9%)	5mo	$770,000	$462	54
237 Woodland Ave	0.59mi	4/2.0	1,958 (+6%)	9mo	$775,000	$396	50
127 Palisade Ave	0.56mi	4/2.0	2,019 (+10%)	7mo	$595,000	$295	48
67 Shonnard Pl	0.52mi	3/3.0 (-1)	2,050 (+11%)	11mo	$705,000	$344	43
16 Homesite Pkwy	0.39mi	5/2.0 (+1)	2,109 (+14%)	12mo	$650,000	$308	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 0.4%
• Equity multiple: 1.02×
• Total profit: $2,281
• Equity at exit: $74,403

10-year hold

• IRR: 10.0%
• Equity multiple: 1.78×
• Total profit: $108,453
• Equity at exit: $43,144

Cash invested: $139,720 (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 10703

• Home prices YoY: -13.2%
• Active inventory: 75
• Price-to-rent: 15.4×

Monthly cashflow live

• Estimated rent: $5,415 high
• Mortgage (P&I): −$2,617
• Tax from tax record: −$144 /mo · $1,733/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,137
• Net cashflow: $1,309

Break-even live

Break-even rent $3,758

Max offer price $499,000

Occupancy floor 71%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2.2	$5,416
Total (2 units)			$5,415

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: $124,750
• Closing costs: $14,970
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
82 Morningside Ave Unit 2 Yonkers, NY	3.0	2.5	1734	$4,000	$2.31	43d	1	0.12mi
82 Morningside Ave Unit 1 Yonkers, NY	3.0	3.5	1734	$4,000	$2.31	24d	1	0.12mi
50 Vineyard Ave Yonkers, NY	3.0	4.0	2400	$6,000	$2.50	18d	1	0.18mi
312 Edwards Pl Unit 1 Yonkers, NY	3.0	1.5	1550	$4,000	$2.58	43d	1	0.47mi
37 Troy Ln Unit 1 Yonkers, NY	4.0	1.5	1500	$4,200	$2.80	7d	1	0.52mi
11 Lafayette Pl Unit 2 Yonkers, NY	3.0	1.0	2320	$3,100	$1.34	43d	1	0.56mi
11 Lafayette Pl #1 Yonkers, NY	3.0	1.0	2320	$3,250	$1.40	43d	1	0.56mi
47 Lincoln Ter Yonkers, NY	3.0	2.0	1700	$4,300	$2.53	3d	1	0.59mi
79 Alexander St Yonkers, NY	3.0	1.0–2.5	997	$4,130	$4.14	2d	1	0.81mi
50 Nepperhan St Yonkers, NY	3.0	1.0–2.0	887	$4,879	$5.50	1d	20	0.91mi
151 Burhans Ave Unit 1 Yonkers, NY	3.0	1.0	1500	$3,550	$2.37	43d	1	0.95mi
287 Mary Lou Ave Unit 2 Yonkers, NY	3.0	2.0	1400	$3,500	$2.50	43d	1	1.05mi
156 Bellevue Pl Yonkers, NY	4.0	2.0	2613	$4,500	$1.72	43d	1	1.19mi
210 Rumsey Rd Yonkers, NY	4.0	3.0	2440	$6,500	$2.66	1d	1	1.35mi
433 Palmer Rd Unit Second Fl Yonkers, NY	3.0	1.5	1400	$3,500	$2.50	43d	1	1.39mi
15 Potomac St Yonkers, NY	3.0	2.5	2500	$4,500	$1.80	43d	1	1.40mi
35 Lindsey St Yonkers, NY	3.0	1.0	2448	$3,900	$1.59	6d	1	1.48mi

Listing history 12 events

1. 2026-03-25
   status Pending
2. 2026-02-11
   listed $499,000 Active
3. 2012-02-04
   historical
4. 2011-08-17
   price
5. 2011-04-30
   price
6. 2011-04-15
   price
7. 2011-03-28
   price
8. 2011-02-23
   listed Active
9. 2007-05-31
   soldstatus $525,000
10. 2007-05-31
    soldstatus $525,000
11. 2004-03-17
    historical
12. 2003-10-17
    listed

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $1,733 · $144/mo
• Projected year-2 tax: $5,083 · $424/mo
• Expected delta: +$3,350/yr (+$279/mo · 193.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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: $64,980
• − Mortgage interest: −$27,952
• − Property taxes: −$1,733
• − Insurance: −$2,495
• − Repairs & maintenance: −$5,198
• − Management: −$5,198
• − Depreciation: −$14,516
• Taxable income: $7,887
• Est. tax owed @ 24.0%: −$1,893
• After-tax cash flow: $13,812/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): 22,586
• Household income: $89,773
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 1216.0

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 0.69)
• Race & ethnicity: Hispanic / Latino 43% White 30% Black 19% Two or more races 16% Asian 5%
• Hispanic origin (detail): Mexican 5% Puerto Rican 9% Dominican 13%
• Common ancestry: Romanian 4% Russian 2% Subsaharan African 1%
• Foreign-born: 32% · Canada, Jamaica, China
• Languages at home: 50% English-only · Spanish 37% Other Indo-European 5% Russian/Polish/Slavic 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: ▼ -47.22%
• Current HPI: 311.0396
• Rent YoY: —
• 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

-5.0% since first listed

12 events — show timeline

• 2026-03-25 Pending — SIBORMLS
• 2026-02-11 Listed $499,000 SIBORMLS
• 2012-02-04 Delisted — HGMLS
• 2011-08-17 Price Changed — HGMLS
• 2011-04-30 Price Changed — HGMLS
• 2011-04-15 Price Changed — HGMLS
• 2011-03-28 Price Changed — HGMLS
• 2011-02-23 Listed — HGMLS
• 2007-05-31 Sold (Public Records) $525,000 Public Records
• 2007-05-31 Sold (Public Records) $525,000 Public Records
• 2004-03-17 Delisted — HGMLS
• 2003-10-17 Listed — HGMLS

Property tax history

-24.7%/yr

Latest (2025): $1,733 · +0.8% YoY. Source: county tax records.