793 Palmer Rd Unit 3F · Yonkers, NY 10708

$229,000

1 bd · 1.0 ba · 765 sqft · Condo · 23 Days on market

Built 1950 Good condition $299/sqft · at area comps Est $227k · at est.

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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 +23.9/30.0
• DSCR +7.7/10.0
• ARV discount +7.2/15.0
• 1% rule +6.2/10.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Palmbrook Gardens, Unit #3F. This sunny and bright unit is move in ready!! Fully renovated kitchen, new cabinets, granite counter tops, stainless steel appliances. Nicely renovated full bathroom with new vanity, tile, stainless fixtures, and shower spray wand. This wonderfully run and well maintained complex has much to offer, including a neatly manicured property, elevator buildings, private storage, heated garage parking (waitlist) assigned parking spots and an on site super. Outside parking spot will be assigned after the closing. Just a short walk to the Bronxville Metro North train station, shops and many restaurants. This is a must see. Additional Information: HeatingFuel:Oil Above Ground,

Key facts

• Recessed lighting
• Granite countertops
• Hardwood floors

Tags

• FULLY RENOVATED KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• UPDATED FULL BATHROOM
• RECESSED LIGHTING
• HARDWOOD FLOORS

Property features AI

Finance

• Other: Location described between 3rd and 5th floors; Measured living area reported
• HOA & community: Association: Palmbrook Gardens Tenants Corp

Exterior

• Parking: Assigned parking; Garage parking available; On-street parking; Parking fee of $50
• Utilities: Electricity connected (Con Edison); Natural gas connected; Public sewer; Public water; Trash collection (public)
• Home design: Stock cooperative; Measured living area; One level (unit); Entry level listed as 3
• Construction: Frame construction
• Exterior features: Frame construction; Not waterfront

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Stainless steel appliances
• Bedrooms: Located between the 3rd and 5th floors (unit entry level listed as 3)
• Flooring: Wood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating; Steam heat; Wall/window air conditioning
• Interior features: Ceiling fan(s); Elevator; Entrance foyer; Galley-style kitchen; Granite counters; Open floor plan
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $229k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $445 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $229k).
• Recommended offer: $226k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% 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 (+4.3%/yr); 245 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $2k of loan paydown is wiped out by about $7k 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 23 days — a 2% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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.
• Current owner paid $188k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $225,565 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. 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?
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 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: 1.12% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.33%
• DSCR: 1.37
• GRM: 7.4

CMA / ARV

• ARV (median comp): $227,355
• List price: $229,000
• Delta: 0.72%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.27% rent growth · sell at horizon

5-year hold

• IRR: -2.2%
• Equity multiple: 0.92×
• Total profit: $-5,397
• Equity at exit: $34,145

10-year hold

• IRR: 8.8%
• Equity multiple: 1.72×
• Total profit: $45,951
• Equity at exit: $19,800

Cash invested: $64,120 (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 →

ZIP-level market 10708

• Rents YoY: 4.3%
• Active inventory: 245
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,567 high
• Mortgage (P&I): −$1,201
• Tax est. 1.5%: −$286 /mo · $3,435/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$539
• Net cashflow: $445

Break-even live

Break-even rent $2,003

Max offer price $229,000

Occupancy floor 78%

Sensitivity live

Price	-10% $603	-5% $524	+0% $445	+5% $366	+10% $287
Rent	-10% $242	-5% $344	+0% $445	+5% $547	+10% $648
Rate	-1.0pp $560	-0.5pp $503	base $445	+0.5pp $386	+1.0pp $325

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
51 Parkway Rd Apt 3 Bronxville, NY	1.0	1.0	1100	$3,100	$2.82	25d	1	0.57mi
28 Kenilworth Rd Unit The Cottage Yonkers, NY	1.0	1.0	600	$1,950	$3.25	15d	1	0.58mi
42 Winchester Ave Unit 2A Yonkers, NY	1.0	1.0	700	$2,100	$3.00	14d	1	0.63mi
1549 Central Park Ave Yonkers, NY	2.0	1.0	850	$2,400	$2.82	44d	1	0.71mi
8 Wainwright Ave Unit 2A Yonkers, NY	—	1.0	700	$1,600	$2.29	7d	1	0.71mi
28 Tunis Ave Unit 2 Yonkers, NY	2.0	1.0	900	$3,000	$3.33	44d	1	0.73mi
12 Wainwright Ave Apt 1B Yonkers, NY	1.0	1.0	700	$1,950	$2.79	44d	1	0.73mi
64 Kensington Rd Apt 1A Bronxville, NY	1.0	1.0	800	$2,895	$3.62	12d	1	0.75mi
717 Tuckahoe Rd Unit 16A Yonkers, NY	1.0	1.0	650	$2,495	$3.84	5d	1	0.75mi
64 Sagamore Rd Unit A6 Bronxville, NY	1.0	1.0	850	$2,900	$3.41	5d	1	0.76mi
111 Kensington Rd Unit 8 Bronxville, NY	1.0	1.0	825	$2,650	$3.21	13d	1	0.88mi
278 Mile Square Rd Yonkers, NY	2.0	1.0	1000	$2,650	$2.65	44d	1	0.90mi
1 Elm St Unit 3B Tuckahoe, NY	2.0	1.0	1100	$3,200	$2.91	11d	1	1.01mi
1 Elm St Unit 3B Tuckahoe, NY	2.0	1.0	1100	$3,200	$2.91	7d	1	1.01mi
4 Sadore Ln Unit 2W Yonkers, NY	1.0	1.0	800	$2,000	$2.50	17d	1	1.03mi
128 Colonial Pkwy Unit 3B Yonkers, NY	1.0	1.0	871	$2,750	$3.16	44d	1	1.06mi
21 Scarsdale Rd Yonkers, NY	2.0	1.0	835	$3,795	$4.54	2d	21	1.08mi
80 W Grand St Mount Vernon, NY	1.0	1.0	850	$1,942	$2.28	25d	1	1.16mi
42 Broad St W Mount Vernon, NY	3.0	1.0–2.0	955	$2,841	$2.97	2d	16	1.19mi
42 Broad St W Mount Vernon, NY	3.0	1.0–2.0	1014	$3,956	$3.90	24d	15	1.19mi
85 Bennett Ave Unit 2 Yonkers, NY	2.0	1.0	1000	$2,500	$2.50	44d	1	1.21mi
645 N MacQuesten Pkwy Unit 3G Mt Vernon, NY	2.0	1.0	950	$3,195	$3.36	25d	1	1.22mi
669 N Terrace Ave Mount Vernon, NY	1.0	1.0	750	$2,031	$2.71	25d	1	1.24mi
50 Columbus Ave Unit 817 Tuckahoe, NY	1.0	1.0	750	$3,000	$4.00	22d	1	1.29mi
671 Bronx River Rd Unit 3A Yonkers, NY	2.0	1.5	950	$3,000	$3.16	25d	1	1.33mi
39 Maynard St Unit 2E Tuckahoe, NY	2.0	1.0	875	$2,650	$3.03	44d	1	1.36mi
200 Crescent Pl Unit 2nd fl Yonkers, NY	1.0	1.0	800	$2,300	$2.88	17d	1	1.36mi
33 William St Mount Vernon, NY	1.0–2.0	1.0	725	$1,850	$2.55	22d	2	1.37mi
40 Jackson Ave Eastchester, NY	1.0	1.0	725	$2,950	$4.07	15d	1	1.47mi
601 Ridge Hill Blvd Yonkers, NY	2.0	1.0–2.0	819	$3,500	$4.27	7d	14	1.50mi

HOA detail condo

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

Listing history 10 events

1. 2026-06-08
   statusdays on market $229,000 Pending 23 DOM
2. 2026-06-04
   days on market $229,000 Active 21 DOM
3. 2026-06-03
   days on market $229,000 Active 20 DOM
4. 2026-06-02
   days on market $229,000 Active 19 DOM
5. 2026-06-01
   days on market $229,000 Active 18 DOM
6. 2026-05-31
   days on market $229,000 Active 17 DOM
7. 2026-05-05
   listed $229,000 Active 876-char remark
8. 2023-05-08
   soldstatus $187,500 Closed 716-char remark

   Show marketing remark (716 chars)

   Welcome to Palmbrook Gardens, Unit #3F. This sunny and bright unit is move in ready!! Fully renovated kitchen, new cabinets, granite counter tops, stainless steel appliances. Nicely renovated full bathroom with new vanity, tile, stainless fixtures, and shower spray wand. This wonderfully run and well maintained complex has much to offer, including a neatly manicured property, elevator buildings, private storage, heated garage parking (waitlist) assigned parking spots and an on site super. Outside parking spot will be assigned after the closing. Just a short walk to the Bronxville Metro North train station, shops and many restaurants. This is a must see. Additional Information: HeatingFuel:Oil Above Ground,

9. 2023-01-24
   status Pending 716-char remark

   Show marketing remark (716 chars)

   Welcome to Palmbrook Gardens, Unit #3F. This sunny and bright unit is move in ready!! Fully renovated kitchen, new cabinets, granite counter tops, stainless steel appliances. Nicely renovated full bathroom with new vanity, tile, stainless fixtures, and shower spray wand. This wonderfully run and well maintained complex has much to offer, including a neatly manicured property, elevator buildings, private storage, heated garage parking (waitlist) assigned parking spots and an on site super. Outside parking spot will be assigned after the closing. Just a short walk to the Bronxville Metro North train station, shops and many restaurants. This is a must see. Additional Information: HeatingFuel:Oil Above Ground,

10. 2022-12-13
    listed $190,000 Active 716-char remark

    Show marketing remark (716 chars)

    Welcome to Palmbrook Gardens, Unit #3F. This sunny and bright unit is move in ready!! Fully renovated kitchen, new cabinets, granite counter tops, stainless steel appliances. Nicely renovated full bathroom with new vanity, tile, stainless fixtures, and shower spray wand. This wonderfully run and well maintained complex has much to offer, including a neatly manicured property, elevator buildings, private storage, heated garage parking (waitlist) assigned parking spots and an on site super. Outside parking spot will be assigned after the closing. Just a short walk to the Bronxville Metro North train station, shops and many restaurants. This is a must see. Additional Information: HeatingFuel:Oil Above Ground,

ⓘ 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) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,801
• − Mortgage interest: −$12,828
• − Property taxes: −$3,435
• − Insurance: −$1,145
• − Repairs & maintenance: −$2,464
• − Management: −$2,464
• − Depreciation: −$6,662
• Taxable income: $1,803
• Est. tax owed @ 24.0%: −$433
• After-tax cash flow: $4,909/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 · 10 photos

Good 80/100 Cosmetic rehab

This move-in ready condo is in good condition with a fresh interior and well-maintained exterior. Minor updates to landscaping and exterior painting would further enhance its value.

Value-add opportunities

• Both landscaping improvements — enhances curb appeal and adds value
• Both painting exterior — refreshes the exterior and adds value
• Both window treatments — improves aesthetics and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping improvements — enhances curb appeal and adds value ↑
• Both painting exterior — refreshes the exterior and adds value ↑
• Both window treatments — improves aesthetics and adds value ↑

ⓘ 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): 22,482
• Household income: $126,343
• Rent vs Own: 24.5% rent · 75.5% own
• Severe rent burden: 357.0

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: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 17% Two or more races 10% Black 6% Asian 4%
• Hispanic origin (detail): Puerto Rican 7% Dominican 3%
• Common ancestry: Romanian 2% Lithuanian 2% Scotch-Irish 1%
• Foreign-born: 16% · Canada, China
• Languages at home: 76% English-only · Spanish 10% Other Indo-European 6% 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: ▼ -668.11%
• Current HPI: 203.4295
• Rent YoY: ▲ 4.27%
• 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

+20.5% since first listed

5 events — show timeline

• 2026-06-08 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-05 Listed $229,000 OneKey® MLS as Distributed by MLS Grid
• 2023-05-08 Sold (MLS) $187,500 OneKey® MLS as Distributed by MLS Grid
• 2023-01-24 Pending — OneKey® MLS as Distributed by MLS Grid
• 2022-12-13 Listed $190,000 OneKey® MLS as Distributed by MLS Grid