55 Halley St Unit 5E · Yonkers, NY 10704

$165,000

1 bd · 1.0 ba · 700 sqft · Condo · 40 Days on market

Built 1975 $236/sqft · 11% below area Est $185k · 11% 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 +30.0/30.0
• ARV discount +12.5/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Rent growth +5.0/5.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bright, spacious one-bedroom co-op ideally located just a short walk to the Fleetwood Metro--North station, offering a seamless commute to Grand Central Terminal. This sun-filled residence features an inviting layout with generous living space, perfect for both relaxing and entertaining. Enjoy the convenience of an assigned parking space-a rare and valuable amenity in this sought-after neighborhood. Close to shopping, dining, and all local conveniences, this home combines comfort, accessibility, and commuter-friendly living in one exceptional offering. Building is well maintained with elevator, security cameras, and on-site laundry.

Key facts

• On site laundry
• Garage
• Built 1975

Tags

• ASSIGNED PARKING SPACE
• ON SITE LAUNDRY

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $165k.

Deal economics

• At list price, monthly cash flow is $623 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $160k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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.
• Market conditions: Rents rising fast (+21.0%/yr); 165 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 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 + 8.0% rent growth), your $46k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y 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 $135k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $160,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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: 1.35% ✓
• Cap rate: 10.82%
• Cash-on-cash: 16.18%
• DSCR: 1.72
• GRM: 6.2

CMA / ARV

• ARV (median comp): $185,394
• List price: $165,000
• Delta: -11.00%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 12.7%
• Equity multiple: 1.54×
• Total profit: $24,770
• Equity at exit: $24,602

10-year hold

• IRR: 25.2%
• Equity multiple: 3.74×
• Total profit: $126,483
• Equity at exit: $14,266

Cash invested: $46,200 (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 10704

• Rents YoY: 21.0%
• Active inventory: 165
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,232 high
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $623

Break-even live

Break-even rent $1,443

Max offer price $165,000

Occupancy floor 67%

Sensitivity live

Price	-10% $737	-5% $680	+0% $623	+5% $566	+10% $509
Rent	-10% $447	-5% $535	+0% $623	+5% $711	+10% $799
Rate	-1.0pp $706	-0.5pp $665	base $623	+0.5pp $580	+1.0pp $537

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 North St Mount Vernon, NY	1.0	1.0	720	$1,900	$2.64	21d	1	0.52mi
33 William St Mount Vernon, NY	1.0–2.0	1.0	725	$1,850	$2.55	23d	2	0.56mi
411 Bronx River Rd Unit 2K Yonkers, NY	—	1.0	516	$1,795	$3.48	0d	1	0.57mi
669 N Terrace Ave Mount Vernon, NY	1.0	1.0	750	$2,031	$2.71	25d	1	0.61mi
18 N Bond St Unit 3D Mt Vernon, NY	1.0	1.0	750	$2,000	$2.67	25d	1	0.66mi
13 N Bond St Mount Vernon, NY	1.0	1.0	600	$1,785	$2.98	25d	1	0.68mi
42 Broad St W Mount Vernon, NY	3.0	1.0–2.0	955	$2,841	$2.97	2d	16	0.69mi
42 Broad St W Mount Vernon, NY	3.0	1.0–2.0	1014	$3,956	$3.90	25d	15	0.69mi
277 Bronx River Rd Apt 3M Yonkers, NY	—	1.0	550	$1,700	$3.09	44d	1	0.82mi
2325 Cortlandt St Unit 4 Mt Vernon, NY	2.0	1.0	700	$2,300	$3.29	25d	1	0.89mi
216 1st St Unit 1 Yonkers, NY	1.0	1.0	600	$2,000	$3.33	44d	1	0.98mi
119 S 11th Ave Unit 1 Mt Vernon, NY	2.0	1.0	700	$2,800	$4.00	12d	1	1.02mi
118 N Columbus Ave Mount Vernon, NY	1.0	1.0	650	$1,700	$2.62	25d	1	1.35mi
7 Monroe St Unit 3A Mt Vernon, NY	2.0	1.0	600	$2,200	$3.67	19d	1	1.40mi

HOA detail condo

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

Listing history 14 events

1. 2026-05-19
   status Pending 640-char remark

   Show marketing remark (640 chars)

   Bright, spacious one-bedroom co-op ideally located just a short walk to the Fleetwood Metro--North station, offering a seamless commute to Grand Central Terminal. This sun-filled residence features an inviting layout with generous living space, perfect for both relaxing and entertaining. Enjoy the convenience of an assigned parking space-a rare and valuable amenity in this sought-after neighborhood. Close to shopping, dining, and all local conveniences, this home combines comfort, accessibility, and commuter-friendly living in one exceptional offering. Building is well maintained with elevator, security cameras, and on-site laundry.

2. 2026-04-09
   listed $165,000 Active 640-char remark

   Show marketing remark (640 chars)

   Bright, spacious one-bedroom co-op ideally located just a short walk to the Fleetwood Metro--North station, offering a seamless commute to Grand Central Terminal. This sun-filled residence features an inviting layout with generous living space, perfect for both relaxing and entertaining. Enjoy the convenience of an assigned parking space-a rare and valuable amenity in this sought-after neighborhood. Close to shopping, dining, and all local conveniences, this home combines comfort, accessibility, and commuter-friendly living in one exceptional offering. Building is well maintained with elevator, security cameras, and on-site laundry.

3. 2014-03-15
   price $135,000 418-char remark

   Show marketing remark (418 chars)

   Apartment has new ceramic tile in entry hall, kitchen and dining area. Fully renovated bathroom!Refinished hardwood floors!New self cleaning oven. Spacious layout with lots of closet space and great sunlight!Walking distance to RR and shops. Five minute driving to the Cross County Shopping Center and New Raceway Casino!Access to all major highways. Easy commute to Manhattan. Call today this apartment will not last!

4. 2012-02-21
   historical
5. 2011-12-11
   listed Active
6. 2007-08-01
   historical 418-char remark

   Show marketing remark (418 chars)

   Apartment has new ceramic tile in entry hall, kitchen and dining area. Fully renovated bathroom!Refinished hardwood floors!New self cleaning oven. Spacious layout with lots of closet space and great sunlight!Walking distance to RR and shops. Five minute driving to the Cross County Shopping Center and New Raceway Casino!Access to all major highways. Easy commute to Manhattan. Call today this apartment will not last!

7. 2007-07-31
   soldstatus $135,000 418-char remark

   Show marketing remark (418 chars)

   Apartment has new ceramic tile in entry hall, kitchen and dining area. Fully renovated bathroom!Refinished hardwood floors!New self cleaning oven. Spacious layout with lots of closet space and great sunlight!Walking distance to RR and shops. Five minute driving to the Cross County Shopping Center and New Raceway Casino!Access to all major highways. Easy commute to Manhattan. Call today this apartment will not last!

8. 2007-04-20
   price $139,900 418-char remark

   Show marketing remark (418 chars)

   Apartment has new ceramic tile in entry hall, kitchen and dining area. Fully renovated bathroom!Refinished hardwood floors!New self cleaning oven. Spacious layout with lots of closet space and great sunlight!Walking distance to RR and shops. Five minute driving to the Cross County Shopping Center and New Raceway Casino!Access to all major highways. Easy commute to Manhattan. Call today this apartment will not last!

9. 2007-02-10
   listed $139,900 418-char remark

   Show marketing remark (418 chars)

   Apartment has new ceramic tile in entry hall, kitchen and dining area. Fully renovated bathroom!Refinished hardwood floors!New self cleaning oven. Spacious layout with lots of closet space and great sunlight!Walking distance to RR and shops. Five minute driving to the Cross County Shopping Center and New Raceway Casino!Access to all major highways. Easy commute to Manhattan. Call today this apartment will not last!

10. 2005-05-31
    soldstatus $101,000
11. 2005-03-10
    historical
12. 2005-01-04
    listed $101,000
13. 2005-01-04
    historical
14. 2004-10-17
    listed

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥98°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: $26,784
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$2,143
• − Management: −$2,143
• − Depreciation: −$4,800
• Taxable income: $5,156
• Est. tax owed @ 24.0%: −$1,237
• After-tax cash flow: $6,238/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): 31,921
• Household income: $106,786
• Rent vs Own: 39.1% rent · 60.9% own
• Severe rent burden: 1078.0

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 0.64)
• Race & ethnicity: White 50% Hispanic / Latino 32% Two or more races 15% Black 7% Asian 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 11% Cuban 2% Dominican 9%
• Common ancestry: Romanian 2% Subsaharan African 2% Scotch-Irish 2%
• Foreign-born: 32% · Canada, Jamaica, China
• Languages at home: 54% English-only · Spanish 25% Other Indo-European 13% Russian/Polish/Slavic 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: ▼ -466.66%
• Current HPI: 293.4414
• Rent YoY: ▲ 21.03%
• 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

+63.4% since first listed

14 events — show timeline

• 2026-05-19 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-09 Listed $165,000 OneKey® MLS as Distributed by MLS Grid
• 2014-03-15 Price Changed $135,000 HGMLS
• 2012-02-21 Delisted — HGMLS
• 2011-12-11 Listed — HGMLS
• 2007-08-01 Delisted — HGMLS
• 2007-07-31 Sold (MLS) $135,000 HGMLS
• 2007-04-20 Price Changed $139,900 HGMLS
• 2007-02-10 Listed $139,900 HGMLS
• 2005-05-31 Sold (MLS) $101,000 HGMLS
• 2005-03-10 Delisted — HGMLS
• 2005-01-04 Delisted — HGMLS
• 2005-01-04 Listed $101,000 HGMLS
• 2004-10-17 Listed — HGMLS