491 Riverdale Ave Unit 6D · Yonkers, NY 10705

$149,000

1 bd · 1.0 ba · 800 sqft · Condo · 1 Days on market

Built 1956 Fair condition

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• Rent growth +4.8/5.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Bright and airy top-floor one-bedroom in the highly sought-after Valentine Gardens! This sun-drenched home offers a spacious living room with crown molding and hardwood floors beneath the carpeting, flowing seamlessly into a welcoming dining foyer. The oversized corner bedroom is a private retreat with two closets and ample space for a king-size bed, dressers, nightstands, and a cozy reading chair. The eat-in kitchen features stainless steel and butcher block countertops, marble flooring, and a window that provides natural light and fresh air. Best of all, monthly maintenance includes ALL utilities—electric, heat, hot water, and gas. Residents enjoy a beautifully maintained patio, pla

Key facts

• Tennis courts
• Eat-in kitchen
• Spacious living room

Tags

• SPACIOUS LIVING ROOM
• EAT-IN KITCHEN
• BUTCHER BLOCK COUNTERTOPS
• BEAUTIFULLY MAINTAINED PATIO
• IMMEDIATE ACCESS TO PARK
• TENNIS COURTS

Property features AI

Finance

• Other: Living area reported as approximately 800 sq ft
• HOA & community: Association: Valentine Gardens; Building amenities include a park and elevators; Association fee includes electricity, gas, heat and hot water; Additional monthly fee for roof, painting and patio repair

Exterior

• Parking: Assigned parking; On-street parking available; Parking waitlist; Monthly parking fee
• Utilities: Electric: Con Edison; Public sewer; Association covers electricity, gas, heat and hot water; Other utilities: See remarks
• Home design: Stock cooperative; 6-story building; unit on the top (6th) floor; Entry level: 6
• Construction: Brick construction
• Exterior features: Brick exterior; Near public transit; Near schools; Near shops; Not waterfront

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: Located on the 6th (top) floor
• Flooring: Carpet; Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating; Steam heating; Wall/window air conditioning units
• Interior features: Ceiling fans; Chandelier; Crown molding; Eat-in kitchen; Elevator; Entrance foyer; Common basement
• Laundry & utility: Common area laundry; Basement laundry; Tankless water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $149k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $723 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Cap rate 12.1% 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.
• 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; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• This rent runs 39% of the median local income ($68k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 + 8.0% rent growth), your $42k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $149,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.49% ✓
• Cap rate: 12.12%
• Cash-on-cash: 20.81%
• DSCR: 1.93
• GRM: 5.6

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: 18.7%
• Equity multiple: 1.81×
• Total profit: $33,696
• Equity at exit: $22,216

10-year hold

• IRR: 30.4%
• Equity multiple: 4.41×
• Total profit: $142,191
• Equity at exit: $12,883

Cash invested: $41,720 (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: 5.6×

Monthly cashflow live

• Estimated rent: $2,219 high
• Mortgage (P&I): −$781
• Tax est. 1.5%: −$186 /mo · $2,235/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $723

Break-even live

Break-even rent $1,303

Max offer price $149,000

Occupancy floor 62%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36 Bruce Ave Yonkers, NY	1.0	1.0	625	$1,785	$2.86	43d	1	0.35mi
117 Morris St Yonkers, NY	1.0	1.0	700	$2,000	$2.86	5d	1	0.44mi
280 Hawthorne Ave Yonkers, NY	1.0	1.0	700	$2,100	$3.00	7d	2	0.46mi
14 Highland Ave Unit 2A Yonkers, NY	1.0	1.0	1000	$1,500	$1.50	18d	1	0.65mi
249 McLean Ave Unit 1B Yonkers, NY	1.0	1.0	700	$2,500	$3.57	17d	1	0.67mi
212 Buena Vista Ave Unit 3F Yonkers, NY	1.0	1.0	800	$2,100	$2.62	18d	1	0.82mi
57 Putnam Ave Yonkers, NY	2.0	1.0	900	$3,000	$3.33	21d	1	0.92mi
57 Putnam Ave Yonkers, NY	2.0	1.0	900	$3,000	$3.33	11d	1	0.92mi
130 Harrison Ave Yonkers, NY	1.0	1.0	650	$1,900	$2.92	43d	1	1.02mi
162 Willow St Unit 1F Yonkers, NY	1.0	1.0	700	$2,200	$3.14	14d	1	1.10mi
162 Willow St Yonkers, NY	1.0	1.0	700	$2,100	$3.00	7d	1	1.10mi
158 Willow St Unit 1B Yonkers, NY	2.0	1.0	600	$2,100	$3.50	1d	1	1.11mi
20 Water Grant St Yonkers, NY	1.0–2.0	1.0–2.0	827	$2,522	$3.05	1d	22	1.14mi
44 Hudson St Yonkers, NY	2.0	1.0–2.0	922	$3,200	$3.47	7d	25	1.21mi
97 Waverly St Unit 3R Yonkers, NY	1.0	1.0	600	$1,850	$3.08	15d	1	1.22mi
50 Main St Unit 3F Yonkers, NY	1.0	1.0	900	$2,000	$2.22	24d	1	1.26mi
66 Main St Yonkers, NY	2.0	1.0–2.0	906	$2,786	$3.07	3d	4	1.26mi
2 Mill St Unit 2B Yonkers, NY	—	1.0	741	$2,095	$2.83	43d	1	1.30mi
23 N Broadway Unit 4F Yonkers, NY	2.0	1.0	699	$2,400	$3.43	21d	1	1.31mi
25 N Broadway #1 Yonkers, NY	—	1.0	872	$2,550	$2.92	43d	1	1.32mi
50 Nepperhan St Yonkers, NY	3.0	1.0–2.0	887	$3,248	$3.66	1d	20	1.32mi
91 Elm St Unit 1A Yonkers, NY	1.0	1.0	650	$1,900	$2.92	43d	1	1.35mi
91 Elm St Unit 1A Yonkers, NY	1.0	1.0	650	$1,800	$2.77	15d	1	1.35mi
30 Locust Hill Ave Yonkers, NY	1.0–2.0	1.0	735	$1,800	$2.45	43d	3	1.40mi
30 Locust Hill Ave Yonkers, NY	1.0–2.0	1.0	735	$1,800	$2.45	7d	2	1.40mi
1 Alexander St Yonkers, NY	2.0	1.0–2.0	837	$3,188	$3.81	7d	48	1.42mi
675 McLean Ave Unit 006H Yonkers, NY	1.0	1.0	577	$2,071	$3.59	4d	1	1.43mi

HOA detail condo

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

Listing history 2 events

1. 2026-06-17
   remarks 693-char remark
2. 2026-06-17
   listed $149,000 Active 1 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 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $26,631
• − Mortgage interest: −$8,346
• − Property taxes: −$2,235
• − Insurance: −$745
• − Repairs & maintenance: −$2,130
• − Management: −$2,130
• − Depreciation: −$4,335
• Taxable income: $6,709
• Est. tax owed @ 24.0%: −$1,610
• After-tax cash flow: $7,072/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

Fair 45/100 Moderate rehab

This one-bedroom unit requires moderate renovations, including new countertops and flooring, to improve its condition and value. The property's location and amenities make it a good investment opportunity.

Repairs flagged

• Moderate kitchen countertops — Worn and need replacement
• Major living room carpet — Significant wear and tear

Value-add opportunities

• Resale new kitchen countertops — Fresh countertops enhance the kitchen's appeal and functionality.
• Resale new flooring — New carpet or hardwood flooring would significantly improve the home's appearance and value.
• Resale painting — Fresh paint would brighten the interior and make the home more appealing to potential buyers.
• Both landscaping — A well-maintained garden would enhance curb appeal and attract more renters or buyers.
• Rental HVAC maintenance — Regular HVAC maintenance ensures the system runs efficiently and attracts more renters who value a comfortable living environment.

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen countertops · Worn and need replacement	Moderate	$3,000–15,000
living room carpet · Significant wear and tear	Major	$15,000–50,000
Total estimated repair cost · 2 items		$18,000–65,000

Value-add ROI direction

• Resale new kitchen countertops — Fresh countertops enhance the kitchen's appeal and functionality. ↑
• Resale new flooring — New carpet or hardwood flooring would significantly improve the home's appearance and value. ↑
• Resale painting — Fresh paint would brighten the interior and make the home more appealing to potential buyers. ↑
• Both landscaping — A well-maintained garden would enhance curb appeal and attract more renters or buyers. ↑
• Rental HVAC maintenance — Regular HVAC maintenance ensures the system runs efficiently and attracts more renters who value a comfortable living environment. ↑

ⓘ 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): 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

1 event — show timeline

• 2026-06-17 Listed $149,000 OneKey® MLS as Distributed by MLS Grid