2 Sadore Ln Unit 5Z · Yonkers, NY 10710

$179,000

1 bd · 1.0 ba · 800 sqft · Townhouse · 25 Days on market

Built 1962 Good condition Garage $224/sqft · 10% below area Est $199k · 10% under

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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 +27.7/30.0
• ARV discount +11.9/15.0
• DSCR +9.8/10.0
• 1% rule +7.6/10.0
• Schools +5.9/10.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to a beautifully well maintained 1-bedroom, 1-bath residence offering comfort, space, and convenience. This bright and airy home features a seamless open-concept living and dining area, perfect for both relaxing and entertaining, complemented by classic hardwood floors throughout. The oversized primary bedroom is a true retreat, boasting generous proportions along with multiple closets, including a his-and-hers closet with a spacious walk-in, ideal for keeping everything organized. Enjoy peaceful garden views from your windows, adding a touch of tranquility to your everyday living.

Key facts

• His-and-hers closet
• Garden views
• Open-concept living

Tags

• OPEN-CONCEPT LIVING
• HARDWOOD FLOORS
• MULTIPLE CLOSETS
• HIS-AND-HERS CLOSET
• GARDEN VIEWS
• ON-SITE LAUNDRY

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $179k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $473 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $176k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 5.2% 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: 248 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 64d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 72% 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).

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 + 3.0% rent growth), your $50k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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: flood insurance adds $66/mo.
• Climate carrying-cost: severe 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 $176,315 (1.5% below list)

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.26% ✓
• Cap rate: 9.91%
• Cash-on-cash: 12.93%
• DSCR: 1.58
• GRM: 6.6

CMA / ARV

• ARV (median comp): $198,542
• List price: $179,000
• Delta: -9.84%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Sadore Ln Unit 5J	0.07mi	1/1.0	800 (0%)	2mo	$215,000	$269	95
3 Sadore Ln Unit 4P	0.08mi	1/1.0	800 (0%)	1mo	$197,000	$246	95
682 Tuckahoe Rd Unit 5H	0.31mi	1/1.0	750 (-6%)	2mo	$118,000	$157	74
1549 Central Park Ave Unit G4	0.34mi	1/1.0	750 (-6%)	1mo	$155,000	$207	73
1561 Central Park Ave Unit I-5	0.32mi	1/1.0	750 (-6%)	2mo	$155,000	$207	73
1 Balint Dr #661	0.16mi	1/1.0	900 (+12%)	1mo	$180,000	$200	71
1841 Central Park Ave Unit 17K	0.44mi	1/1.0	750 (-6%)	0mo	$165,000	$220	69
44 Winchester Ave Unit 1B	0.52mi	1/1.0	750 (-6%)	0mo	$150,000	$200	65
40 Winchester Ave Unit 2A	0.54mi	1/1.0	750 (-6%)	0mo	$218,500	$291	64
15 Winchester Ave Unit 1B	0.66mi	1/1.0	780 (-2%)	1mo	$189,000	$242	64
15 Winchester Ave Unit 2A	0.66mi	1/1.0	750 (-6%)	1mo	$176,500	$235	58
1 Elm St Unit 5G	0.73mi	1/1.0	850 (+6%)	2mo	$395,000	$465	54

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: 0.6%
• Equity multiple: 1.02×
• Total profit: $1,219
• Equity at exit: $26,689

10-year hold

• IRR: 10.3%
• Equity multiple: 1.80×
• Total profit: $40,189
• Equity at exit: $15,477

Cash invested: $50,120 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 35 active · 74 under contract
• Months of supply: 3.0 mo (33%/mo absorbed)
• Median asking: $239,000 ($286/sqft)
• Median days on market: 55 d
• This list price: 11% of active listings are priced below it
• ARV vs active asking: -13.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 10710

• Active inventory: 248
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,249 high
• Mortgage (P&I): −$939
• Tax est. 1.5%: −$224 /mo · $2,685/yr
• Insurance: −$75
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $473

Break-even live

Break-even rent $1,650

Max offer price $179,000

Occupancy floor 74%

Sensitivity live

Price	-10% $597	-5% $535	+0% $473	+5% $412	+10% $350
Rent	-10% $296	-5% $385	+0% $473	+5% $562	+10% $651
Rate	-1.0pp $564	-0.5pp $519	base $473	+0.5pp $427	+1.0pp $380

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: $44,750
• Closing costs: $5,370
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 Sadore Ln Apt 1E Yonkers, NY	2.0	1.0	1000	$2,950	$2.95	12d	1	0.03mi
4 Sadore Ln Yonkers, NY	1.0	1.0	812	$1,975	$2.43	19d	2	0.04mi
4 Sadore Ln Unit 2W Yonkers, NY	1.0	1.0	800	$2,000	$2.50	50d	1	0.04mi
4 Sadore Ln Unit 2W Yonkers, NY	1.0	1.0	800	$2,000	$2.50	112d	1	0.04mi
4 Sadore Ln Unit 2W Yonkers, NY	1.0	1.0	800	$2,000	$2.50	76d	1	0.04mi
4 Sadore Ln Unit 3J Yonkers, NY	1.0	1.0	825	$2,000	$2.42	37d	1	0.04mi
1 Sadore Ln Apt 2W Yonkers, NY	1.0	1.0	825	$2,000	$2.42	57d	1	0.06mi
3 Sadore Ln Apt 6M Yonkers, NY	1.0	1.0	750	$2,000	$2.67	39d	1	0.08mi
1549 Central Park Ave Yonkers, NY	2.0	1.0	850	$2,400	$2.82	139d	1	0.35mi
717 Tuckahoe Rd Unit 16A Yonkers, NY	1.0	1.0	650	$2,495	$3.84	100d	1	0.36mi
1531 Central Park Ave Apt C1 Yonkers, NY	1.0	1.0	750	$2,100	$2.80	51d	1	0.37mi
1523 Central Park Ave Unit 16F Yonkers, NY	—	1.0	550	$1,450	$2.64	39d	1	0.38mi
12 Wainwright Ave Apt 1B Yonkers, NY	1.0	1.0	700	$1,950	$2.79	139d	1	0.41mi
8 Wainwright Ave Apt 2C Yonkers, NY	—	1.0	700	$1,600	$2.29	7d	1	0.43mi
540 Tuckahoe Rd Unit 5A Yonkers, NY	2.0	1.0	900	$2,800	$3.11	21d	1	0.47mi
42 Winchester Ave Unit 2A Yonkers, NY	1.0	1.0	700	$2,100	$3.00	109d	1	0.55mi
128 Colonial Pkwy Unit 3B Yonkers, NY	1.0	1.0	871	$2,750	$3.16	139d	1	0.56mi
35 Winchester Ave Unit 1B Yonkers, NY	2.0	1.0	900	$2,500	$2.78	93d	1	0.57mi
17 Winchester Ave Unit 2B Yonkers, NY	1.0	1.0	780	$2,100	$2.69	84d	1	0.66mi
70 Roundhill Dr Yonkers, NY	2.0	1.0	775	$3,200	$4.13	139d	1	0.73mi
1 Elm St Unit 3B Tuckahoe, NY	2.0	1.0	1100	$3,200	$2.91	103d	1	0.75mi
1 Elm St Unit 3B Tuckahoe, NY	2.0	1.0	1100	$3,200	$2.91	106d	1	0.75mi
21 Scarsdale Rd Yonkers, NY	1.0	1.0	684	$3,730	$5.45	0d	19	0.78mi
601 Ridge Hill Blvd Yonkers, NY	1.0–2.0	1.0–2.0	958	$2,995	$3.12	5d	7	0.85mi
111 Kensington Rd Unit 8 Bronxville, NY	1.0	1.0	825	$2,650	$3.21	108d	1	0.87mi
107 Kensington Rd Unit 5 Bronxville, NY	2.0	1.0	655	$2,650	$4.05	64d	1	0.88mi
111 Sagamore Rd Unit 3C Tuckahoe, NY	1.0	1.0	800	$2,350	$2.94	19d	1	0.90mi
111 Sagamore Rd Unit 3C Tuckahoe, NY	1.0	1.0	775	$2,500	$3.23	83d	1	0.90mi
64 Kensington Rd Unit 3B Bronxville, NY	2.0	1.0	1000	$3,895	$3.90	0d	1	0.93mi
64 Kensington Rd Bronxville, NY	2.0	1.0	1000	$4,250	$4.25	0d	1	0.93mi
64 Kensington Rd Unit 3B Bronxville, NY	2.0	1.0	1000	$3,895	$3.90	21d	1	0.93mi
64 Kensington Rd Unit 3C Bronxville, NY	2.0	1.0	1000	$3,500	$3.50	51d	1	0.93mi
64 Kensington Rd Apt 1A Bronxville, NY	1.0	1.0	800	$2,895	$3.62	107d	1	0.93mi
4 Consulate Dr Apt 4-H Eastchester, NY	1.0	1.0	700	$2,600	$3.71	7d	1	0.94mi
14 Westview Ave Apt 410 Tuckahoe, NY	1.0	1.0	895	$2,700	$3.02	46d	1	0.95mi
28 Kenilworth Rd Unit The Cottage Yonkers, NY	1.0	1.0	600	$1,950	$3.25	110d	1	0.97mi
2 Consulate Dr Unit 1O Tuckahoe, NY	1.0	1.0	900	$2,900	$3.22	57d	1	0.97mi
21 Fairview Ave Apt 315 Tuckahoe, NY	1.0	1.0	750	$2,200	$2.93	84d	1	0.99mi
50 Columbus Ave Unit 817 Tuckahoe, NY	1.0	1.0	750	$3,000	$4.00	117d	1	0.99mi
50 Columbus Ave Apt 909 Tuckahoe, NY	2.0	2.0	871	$3,800	$4.36	94d	1	1.00mi

Property features AI

Finance

• HOA & community: Association fee covers common area maintenance, exterior maintenance, grounds care, pool service, sewer, snow removal, trash and water

Exterior

• Parking: Has garageParking lotOther parking
• Utilities: Public sewerCable connectedElectricity connected
• Home design: Stock cooperative
• Exterior features: No waterfrontOther construction materialsOther foundation

Interior

• Kitchen: DishwasherGas cooktopRefrigerator
• Bedrooms: 3 rooms total
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot air heatingRadiant heatingWall/window unit(s) for cooling
• Interior features: Ceiling fan(s)ChandelierElevatorHis and hers closetsWalk-in closet(s)
• Laundry & utility: Laundry in common areaLaundry in basement

Listing history 20 events

1. 2026-09-23
   days on market $179,000 Active 25 DOM
2. 2026-09-22
   days on market $179,000 Active 24 DOM
3. 2026-09-21
   days on market $179,000 Active 23 DOM
4. 2026-09-20
   days on market $179,000 Active 22 DOM
5. 2026-09-19
   days on market $179,000 Active 21 DOM
6. 2026-09-18
   days on market $179,000 Active 20 DOM
7. 2026-09-17
   days on market $179,000 Active 19 DOM
8. 2026-09-16
   days on market $179,000 Active 18 DOM
9. 2026-09-15
   days on market $179,000 Active 17 DOM
10. 2026-09-14
    days on market $179,000 Active 16 DOM
11. 2026-09-13
    days on market $179,000 Active 15 DOM
12. 2026-09-12
    days on market $179,000 Active 14 DOM
13. 2026-09-11
    days on market $179,000 Active 13 DOM
14. 2026-09-05
    days on market $179,000 Active 7 DOM
15. 2026-09-04
    days on market $179,000 Active 6 DOM
16. 2026-09-02
    days on market $179,000 Active 4 DOM
17. 2026-08-31
    days on market $179,000 Active 2 DOM
18. 2026-08-29
    statusdays on marketlisting id $179,000 Active 1 DOM
19. 2026-05-15
    status Pending 1029-char remark
20. 2026-04-24
    listed $179,000 Active 1029-char remark

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 79% 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 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,991
• − Mortgage interest: −$10,027
• − Property taxes: −$2,685
• − Insurance: −$1,692
• − Repairs & maintenance: −$2,159
• − Management: −$2,159
• − Depreciation: −$5,207
• Taxable income: $3,060
• Est. tax owed @ 24.0%: −$735
• After-tax cash flow: $4,946/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 · 6 photos

Good 75/100 Cosmetic rehab Est. rehab $4,000–$12,000 screening

This 1-bedroom, 1-bath townhouse is in good condition with a good exterior and interior. It offers a well-maintained living space and is ready for a new owner.

Value-add opportunities

• Both Paint exterior brick — Enhances curb appeal and property value ↑
• Both Clean and maintain windows — Improves natural light and property value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 58/100

Zoned Schools

Elementary Yonkers Early Childhood Academy Middle Yonkers Middle School F NY #587/729 Nat'l #9,793/14,009 High Yonkers High School A+ NY #238/1,100 Nat'l #387/17,239

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

C Composite livability gradescore 68/100

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 · 1,028,035 people
• City population: 212,407
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 25,855
• Household income: $108,845
• Rent vs Own: 29.3% rent · 70.7% own
• Severe rent burden: 12% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: White 39% Hispanic / Latino 30% Black 14% Two or more races 12% Asian 11% Native American 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 9% Dominican 9%
• Common ancestry: Romanian 2% Scotch-Irish 1% Hispanic 1%
• Foreign-born: 26% · Canada, Jamaica, China
• Languages at home: 64% English-only · Spanish 18% Other Indo-European 6% Other Asian/Pacific 5%

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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: ▼ -622.30%
• Current HPI: 297.1704
• Rent YoY: —
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

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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

Property features AI

Finance

• HOA & community: Association fee covers common area maintenance, exterior maintenance, grounds care, pool service, sewer, snow removal, trash and water

Exterior

• Parking: Has garageParking lotOther parking
• Utilities: Public sewerCable connectedElectricity connected
• Home design: Stock cooperative
• Exterior features: No waterfrontOther construction materialsOther foundation

Interior

• Kitchen: DishwasherGas cooktopRefrigerator
• Bedrooms: 3 rooms total
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot air heatingRadiant heatingWall/window unit(s) for cooling
• Interior features: Ceiling fan(s)ChandelierElevatorHis and hers closetsWalk-in closet(s)
• Laundry & utility: Laundry in common areaLaundry in basement

Price history

+0.0% since first listed

5 events — show timeline

• 2026-08-29 Listed $179,000 OneKey® MLS as Distributed by MLS Grid
• 2026-08-28 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-08-27 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-05-15 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-24 Listed $179,000 OneKey® MLS as Distributed by MLS Grid