95 Sedgwick Ave Unit 1G · Yonkers, NY 10705

$149,000

1 bd · 1.0 ba · 825 sqft · Condo · 118 Days on market

Built 1954 $716/mo HOA · 29% of rent

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Why this score? — see what drove the C 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 +19.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• Rent growth +4.8/5.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Move right into this bright and inviting 1 bedroom, 1 bathroom unit featuring an updated kitchen with granite countertops and stainless-steel appliances. The spacious living room is filled with natural light, and the generously sized bedroom offers two closets for ample storage. Offering added privacy, this unit is set toward the back of the building and includes updated windows. It is conveniently located near major highways, shopping, a bus stop, and just minutes from the train station for an easy commute to NYC.

Key facts

• Two closets
• Updated windows
• Natural light

Tags

• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• NATURAL LIGHT
• TWO CLOSETS
• UPDATED WINDOWS

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $172 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 43% 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 ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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: HOA is 29% of rent; built in 1954 — 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 $135,590 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.63% ✓
• Cap rate: 7.68%
• Cash-on-cash: 4.95%
• DSCR: 1.22
• GRM: 5.1

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: 0.1%
• Equity multiple: 1.00×
• Total profit: $130
• Equity at exit: $22,216

10-year hold

• IRR: 16.2%
• Equity multiple: 2.79×
• Total profit: $74,568
• 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: 5.1×

Monthly cashflow live

• Estimated rent: $2,428 high
• Mortgage (P&I): −$781
• Tax est. 1.5%: −$186 /mo · $2,235/yr
• Insurance: −$62
• HOA: −$716
• Vacancy / Maint / Mgmt: −$510
• Net cashflow: $172

Break-even live

Break-even rent $2,210

Max offer price $149,000

Occupancy floor 88%

Sensitivity live

Price	-10% $275	-5% $224	+0% $172	+5% $121	+10% $69
Rent	-10% $-20	-5% $76	+0% $172	+5% $268	+10% $364
Rate	-1.0pp $247	-0.5pp $210	base $172	+0.5pp $134	+1.0pp $94

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 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
57 Putnam Ave Yonkers, NY	2.0	1.0	900	$3,000	$3.33	23d	1	0.18mi
57 Putnam Ave Yonkers, NY	2.0	1.0	900	$3,000	$3.33	12d	1	0.18mi
130 Harrison Ave Yonkers, NY	1.0	1.0	650	$1,900	$2.92	44d	1	0.30mi
675 McLean Ave Unit 006H Yonkers, NY	1.0	1.0	577	$2,071	$3.59	5d	1	0.38mi
249 McLean Ave Unit 1B Yonkers, NY	1.0	1.0	700	$2,500	$3.57	19d	1	0.39mi
36 Bruce Ave Yonkers, NY	1.0	1.0	625	$1,785	$2.86	44d	1	0.75mi
14 Highland Ave Unit 2A Yonkers, NY	1.0	1.0	1000	$1,500	$1.50	20d	1	1.16mi
23 Alida St Unit 2s Yonkers, NY	2.0	1.0	1000	$2,900	$2.90	25d	1	1.24mi
117 Morris St Yonkers, NY	1.0	1.0	700	$2,000	$2.86	6d	1	1.27mi
216 1st St Unit 1 Yonkers, NY	1.0	1.0	600	$2,000	$3.33	44d	1	1.29mi
135 Wakefield Ave Yonkers, NY	2.0	1.0	850	$3,000	$3.53	44d	2	1.30mi
280 Hawthorne Ave Yonkers, NY	1.0	1.0	700	$2,100	$3.00	8d	2	1.30mi
594 Yonkers Ave Unit 5 Yonkers, NY	2.0	1.0	900	$2,500	$2.78	44d	1	1.31mi
594 Yonkers Ave Unit 5 Yonkers, NY	2.0	1.0	900	$2,500	$2.78	25d	1	1.31mi
142 Trenchard St Unit 2E Yonkers, NY	1.0	1.0	900	$2,250	$2.50	12d	1	1.36mi
162 Willow St Unit 1F Yonkers, NY	1.0	1.0	700	$2,200	$3.14	16d	1	1.37mi
162 Willow St Yonkers, NY	1.0	1.0	700	$2,100	$3.00	8d	1	1.37mi
158 Willow St Unit 1B Yonkers, NY	2.0	1.0	600	$2,100	$3.50	2d	1	1.38mi
255 Bronx River Rd Unit 4R Yonkers, NY	1.0	1.0	800	$2,250	$2.81	25d	1	1.45mi
277 Bronx River Rd Apt 3M Yonkers, NY	—	1.0	550	$1,700	$3.09	44d	1	1.46mi

HOA detail condo

• Monthly dues: $716 · $8,592/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-02-02
   status Pending
2. 2025-10-07
   listed $149,000 Active
3. 2021-05-03
   historical
4. 2020-09-03
   listed $134,900 Active

ⓘ 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 2/10 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: $29,133
• − Mortgage interest: −$8,346
• − Property taxes: −$2,235
• − Insurance: −$745
• − Repairs & maintenance: −$2,331
• − Management: −$2,331
• − HOA: −$8,592
• − Depreciation: −$4,335
• Taxable income: $219
• Est. tax owed @ 24.0%: −$53
• After-tax cash flow: $2,014/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): 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

+10.5% since first listed

4 events — show timeline

• 2026-02-02 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-10-07 Listed $149,000 OneKey® MLS as Distributed by MLS Grid
• 2021-05-03 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-09-03 Listed $134,900 OneKey® MLS as Distributed by MLS Grid