709 Warburton Ave Unit 3B · Yonkers, NY 10701

$375,000

3 bd · 2.0 ba · 1,400 sqft · Condo · 45 Days on market

Built 1960

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Why this score? — see what drove the D 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 +12.0/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Rent growth +3.6/5.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Rare Bright 3BR / 2BA Co-op with Large Covered Balcony – Northwest Yonkers A rare opportunity to own a bright and spacious 3-bedroom, 2-full-bath co-op in a sought-after, well-maintained building along the Hudson River in Northwest Yonkers. This sun-filled home features real oak hardwood floors, a huge, light-filled living room, dedicated dining area, and an eat-in kitchen appointed with stainless steel appliances, solid maple cabinetry, and granite countertops. Enjoy indoor-outdoor living with a large covered balcony, perfect for morning coffee or evening relaxation. Two bedrooms offer river views, while a walk-in hallway closet, freshly painted interiors, and thoughtful layout add

Key facts

• Built 1960
• Listed 45 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $375k.

Deal economics

• At list price, monthly cash flow is $-90 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $362k (3.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $317k (15.6% below list).
• Recommended offer: $317k (15.6% below list) — sets the bar for 1% rule.

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); 185 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $3,167/mo this rent would consume 59% of the median local household income ($65k/yr) (locally 6045% 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 $11k 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.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($364k) is reasonable based on typical stale-listing flexibility.
• 2 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

• 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 $316,657 (15.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.84% ✗
• Cap rate: 6.01%
• Cash-on-cash: -1.03%
• DSCR: 0.95
• GRM: 9.9

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: -16.4%
• Equity multiple: 0.41×
• Total profit: $-61,958
• Equity at exit: $55,914

10-year hold

• IRR: -5.9%
• Equity multiple: 0.60×
• Total profit: $-42,181
• Equity at exit: $32,423

Cash invested: $105,000 (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 10701

• Rents YoY: 4.4%
• Active inventory: 185
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $3,167 high
• Mortgage (P&I): −$1,967
• Tax est. 1.5%: −$469 /mo · $5,625/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$665
• Net cashflow: $-90

Break-even live

Break-even rent $3,280

Max offer price $361,984

Occupancy floor 98%

Sensitivity live

Price	-10% $169	-5% $40	+0% $-90	+5% $-220	+10% $-349
Rent	-10% $-340	-5% $-215	+0% $-90	+5% $35	+10% $160
Rate	-1.0pp $99	-0.5pp $5	base $-90	+0.5pp $-187	+1.0pp $-286

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
703 Palisade Ave Unit Third Floor Yonkers, NY	2.0	1.0	900	$2,000	$2.22	5d	1	0.36mi
740 Palisade Ave Yonkers, NY	3.0	1.0	1200	$2,900	$2.42	26d	1	0.39mi
552 N Broadway Yonkers, NY	2.0	1.0	1300	$2,800	$2.15	45d	1	0.48mi
65 Tower Pl Unit 1st floor Yonkers, NY	2.0	1.0	1400	$3,200	$2.29	45d	1	0.67mi
47 Lincoln Ter Yonkers, NY	3.0	2.0	1700	$4,300	$2.53	5d	1	0.70mi
13 Regina Pl Yonkers, NY	3.0	1.0	1200	$3,000	$2.50	45d	1	0.74mi
3 Annmarie Pl Yonkers, NY	3.0	1.0	1200	$3,200	$2.67	6d	1	0.80mi
369 Warburton Ave Unit 2B Yonkers, NY	2.0	1.0	930	$2,650	$2.85	45d	1	0.82mi
369 Warburton Ave Unit 4A Yonkers, NY	3.0	1.0	950	$3,500	$3.68	45d	1	0.82mi
211 Mary Lou Ave #1 Yonkers, NY	2.0	1.0	1138	$2,475	$2.17	17d	1	0.85mi
287 Mary Lou Ave Unit 2 Yonkers, NY	3.0	2.0	1400	$3,500	$2.50	45d	1	0.85mi
7 Corbalis Pl Yonkers, NY	2.0	1.0	900	$2,500	$2.78	45d	1	0.88mi
237 Woodland Ave Unit 2 Yonkers, NY	2.0	1.0	970	$2,600	$2.68	45d	1	0.91mi
221 Woodland Ave Yonkers, NY	2.0	1.0	1470	$2,650	$1.80	9d	1	0.92mi
312 Edwards Pl Unit 1 Yonkers, NY	3.0	1.5	1550	$4,000	$2.58	45d	1	0.92mi
155 Lake Ave Yonkers, NY	3.0	1.0	1000	$3,200	$3.20	17d	1	0.99mi
1133 Warburton Ave Yonkers, NY	2.0	1.0–2.0	828	$4,475	$5.40	1d	4	1.00mi
82 Morningside Ave Unit 2 Yonkers, NY	3.0	2.5	1734	$4,000	$2.31	45d	1	1.03mi
82 Morningside Ave Unit 1 Yonkers, NY	3.0	3.5	1734	$4,000	$2.31	26d	1	1.03mi
103 Burhans Ave Yonkers, NY	2.0	1.0	894	$2,000	$2.24	45d	1	1.14mi
151 Burhans Ave Unit 1 Yonkers, NY	3.0	1.0	1500	$3,550	$2.37	45d	1	1.15mi
348 Saw Mill River Rd Unit 2 Yonkers, NY	3.0	1.0	900	$3,200	$3.56	26d	1	1.18mi
55 Riverside Dr Yonkers, NY	3.0	1.0–3.0	944	$5,367	$5.68	0d	15	1.19mi
250 N Broadway Unit 2E Yonkers, NY	2.0	1.0	950	$2,400	$2.53	26d	1	1.19mi
37 Troy Ln Unit 1 Yonkers, NY	4.0	1.5	1500	$4,200	$2.80	9d	1	1.39mi
4 Ritters Ln Unit 1FL Yonkers, NY	3.0	1.0	1100	$3,300	$3.00	45d	1	1.40mi
79 Alexander St Yonkers, NY	3.0	1.0–2.5	997	$3,995	$4.01	0d	1	1.45mi
4 Fowler Ave Unit 1 floor Yonkers, NY	2.0	1.0	1400	$2,700	$1.93	45d	1	1.46mi

HOA detail condo

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

Listing history 4 events

1. 2026-03-12
   status Pending
2. 2026-03-12
   status Active
3. 2026-01-27
   listed $375,000 Active
4. 2026-01-26
   historical $375,000

ⓘ 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: $37,999
• − Mortgage interest: −$21,006
• − Property taxes: −$5,625
• − Insurance: −$1,875
• − Repairs & maintenance: −$3,040
• − Management: −$3,040
• − Depreciation: −$10,909
• Taxable loss: −$7,496
• Est. tax savings @ 24.0%: +$1,799
• After-tax cash flow: $720/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

+0.0% since first listed

4 events — show timeline

• 2026-03-12 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-12 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-01-27 Listed $375,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-26 Coming Soon $375,000 OneKey® MLS as Distributed by MLS Grid