19 Abeel St Unit 2E · Yonkers, NY 10705

$195,000

2 bd · 1.0 ba · 1,000 sqft · Condo · 41 Days on market

Built 1956 $195/sqft · 9% above area Est $178k · 9% over

---

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 +9.8/10.0
• Rent growth +4.8/5.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• ARV discount +3.3/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fully Renovated Corner Two Bedroom! This spectacular home features a new Eat-in-kichen with quartz counters, designed backsplash, triple water filter, plenty of storage and eating area that makes a great place for causal dining. For more formal diners use the dining room that opens to the sunny living room. The renovations continue with the new bathroom. The main corner bedroom has no side neighbors and gleaming hardwood floors. Other features include large closets, hardwood floors throughout and the monthly maintenance includes all utilities (Electric, Heat, Hot Water, Gas & property tax). The complex also has a party room and storage rentals for a minimal charge. Additionally there is a well maintained seating patio for summer enjoyment and its own playground. Fay park is next door with tennis courts and playground. The College of Mt. St Vincent is nearby and has beautiful grounds and walking paths filled with incredible views, grottoes and a koi pond. Don't miss out on this incredible home..

Key facts

• Quartz counters
• Eat-in-kitchen
• Triple water filter

Tags

• EAT-IN-KITCHEN
• QUARTZ COUNTERS
• DESIGNED BACKSPLASH
• TRIPLE WATER FILTER
• LARGE CLOSETS
• PARTY ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $195k.

Deal economics

• At list price, monthly cash flow is $926 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $195k).
• Recommended offer: $189k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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 (+9.0%/yr); 86 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• At $2,878/mo this rent would consume 51% of the median local household income ($68k/yr) (locally 2783% 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 $1k of loan paydown is wiped out by about $6k 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 $55k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 21y 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 $115k; list at $195k implies a 70% gain — meaningful room to come down on a strong offer.

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 $189,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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 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: 1.48% ✓
• Cap rate: 11.99%
• Cash-on-cash: 20.34%
• DSCR: 1.91
• GRM: 5.6

CMA / ARV

• ARV (median comp): $178,327
• List price: $195,000
• Delta: 9.35%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 18.1%
• Equity multiple: 1.78×
• Total profit: $42,609
• Equity at exit: $29,075

10-year hold

• IRR: 29.9%
• Equity multiple: 4.34×
• Total profit: $182,411
• Equity at exit: $16,860

Cash invested: $54,600 (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: $2,878 high
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$604
• Net cashflow: $926

Break-even live

Break-even rent $1,706

Max offer price $195,000

Occupancy floor 63%

Sensitivity live

Price	-10% $1,060	-5% $993	+0% $926	+5% $858	+10% $791
Rent	-10% $698	-5% $812	+0% $926	+5% $1,039	+10% $1,153
Rate	-1.0pp $1,024	-0.5pp $975	base $926	+0.5pp $875	+1.0pp $824

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
117 Morris St Yonkers, NY	1.0	1.0	700	$2,000	$2.86	6d	1	0.44mi
280 Hawthorne Ave Yonkers, NY	1.0	1.0	700	$2,100	$3.00	8d	2	0.46mi
16 Pier St Yonkers, NY	3.0	1.0	1000	$3,200	$3.20	17d	1	0.50mi
106 McLean Ave Yonkers, NY	3.0	1.0	1000	$3,200	$3.20	44d	1	0.60mi
14 Highland Ave Unit 2A Yonkers, NY	1.0	1.0	1000	$1,500	$1.50	20d	1	0.68mi
249 McLean Ave Unit 1B Yonkers, NY	1.0	1.0	700	$2,500	$3.57	19d	1	0.72mi
65 Caroline Ave Unit 1L Yonkers, NY	3.0	1.0	1050	$2,700	$2.57	44d	1	0.77mi
52 Groshon Ave Apt 2N Yonkers, NY	3.0	1.0	1000	$2,469	$2.47	44d	1	0.80mi
52 Lewis Pkwy Unit 1545731P Yonkers, NY	3.0	2.0	1496	$5,806	$3.88	16d	1	0.82mi
212 Buena Vista Ave Unit 3F Yonkers, NY	1.0	1.0	800	$2,100	$2.62	20d	1	0.82mi
57 Putnam Ave Yonkers, NY	2.0	1.0	900	$3,000	$3.33	23d	1	0.97mi
57 Putnam Ave Yonkers, NY	2.0	1.0	900	$3,000	$3.33	12d	1	0.97mi
20 Water Grant St Yonkers, NY	1.0–2.0	1.0–2.0	827	$3,756	$4.54	0d	23	1.13mi
162 Willow St Unit 1F Yonkers, NY	1.0	1.0	700	$2,200	$3.14	16d	1	1.13mi
162 Willow St Yonkers, NY	1.0	1.0	700	$2,100	$3.00	8d	1	1.13mi
44 Hudson St Yonkers, NY	2.0	1.0–2.0	922	$4,300	$4.66	8d	25	1.21mi
66 Main St Yonkers, NY	2.0	1.0–2.0	881	$3,650	$4.14	0d	6	1.27mi
50 Main St Unit 3F Yonkers, NY	1.0	1.0	900	$2,000	$2.22	25d	1	1.27mi
39 Spruce St Unit 1 Yonkers, NY	3.0	1.5	920	$3,300	$3.59	44d	1	1.28mi
50 Nepperhan St Yonkers, NY	3.0	1.0–2.0	887	$4,048	$4.56	0d	20	1.32mi
45 Linden St Yonkers, NY	3.0	3.0	800	$3,100	$3.88	5d	1	1.40mi
189 Elm St Unit 1 Yonkers, NY	3.0	1.0	1000	$2,650	$2.65	44d	1	1.41mi
30 Locust Hill Ave Yonkers, NY	1.0–2.0	1.0	735	$2,500	$3.40	44d	3	1.41mi
30 Locust Hill Ave Yonkers, NY	1.0–2.0	1.0	735	$2,500	$3.40	8d	2	1.41mi
1 Alexander St Yonkers, NY	2.0	1.0–2.0	837	$4,000	$4.78	8d	48	1.42mi
39 Victor St Unit 2 Yonkers, NY	3.0	1.0	900	$2,650	$2.94	44d	1	1.44mi

HOA detail condo

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

Listing history 38 events

1. 2026-05-12
   status Pending 1019-char remark

   Show marketing remark (1019 chars)

   Fully Renovated Corner Two Bedroom! This spectacular home features a new Eat-in-kichen with quartz counters, designed backsplash, triple water filter, plenty of storage and eating area that makes a great place for causal dining. For more formal diners use the dining room that opens to the sunny living room. The renovations continue with the new bathroom. The main corner bedroom has no side neighbors and gleaming hardwood floors. Other features include large closets, hardwood floors throughout and the monthly maintenance includes all utilities (Electric, Heat, Hot Water, Gas & property tax). The complex also has a party room and storage rentals for a minimal charge. Additionally there is a well maintained seating patio for summer enjoyment and its own playground. Fay park is next door with tennis courts and playground. The College of Mt. St Vincent is nearby and has beautiful grounds and walking paths filled with incredible views, grottoes and a koi pond. Don't miss out on this incredible home..

2. 2026-04-01
   listed $195,000 Active 1019-char remark

   Show marketing remark (1019 chars)

   Fully Renovated Corner Two Bedroom! This spectacular home features a new Eat-in-kichen with quartz counters, designed backsplash, triple water filter, plenty of storage and eating area that makes a great place for causal dining. For more formal diners use the dining room that opens to the sunny living room. The renovations continue with the new bathroom. The main corner bedroom has no side neighbors and gleaming hardwood floors. Other features include large closets, hardwood floors throughout and the monthly maintenance includes all utilities (Electric, Heat, Hot Water, Gas & property tax). The complex also has a party room and storage rentals for a minimal charge. Additionally there is a well maintained seating patio for summer enjoyment and its own playground. Fay park is next door with tennis courts and playground. The College of Mt. St Vincent is nearby and has beautiful grounds and walking paths filled with incredible views, grottoes and a koi pond. Don't miss out on this incredible home..

3. 2026-03-16
   historical
4. 2023-11-03
   listed $179,000 Active
5. 2019-05-21
   historical
6. 2019-02-19
   status Pending
7. 2018-12-11
   listed $169,000 Active
8. 2017-08-01
   soldstatus $115,000 Sold
9. 2017-03-29
   historical Pending
10. 2016-06-27
    listed $122,000 Active
11. 2015-09-01
    historical Expired
12. 2015-08-31
    historical
13. 2015-08-04
    status Active
14. 2015-04-27
    historical Pending
15. 2015-03-28
    status Active
16. 2015-02-06
    historical Pending
17. 2014-03-25
    status Active
18. 2014-01-28
    historical Pending
19. 2014-01-18
    listed Active
20. 2014-01-18
    listed $100,000
21. 2014-01-02
    historical
22. 2013-12-31
    historical
23. 2013-08-29
    listed Active
24. 2013-08-29
    listed $100,000
25. 2013-07-29
    historical
26. 2013-07-28
    historical
27. 2013-05-15
    historical Pending
28. 2012-10-24
    price
29. 2012-08-26
    price
30. 2012-06-19
    price
31. 2012-06-19
    listed Active
32. 2012-06-19
    listed $100,000
33. 2012-04-29
    historical
34. 2012-04-10
    historical Pending
35. 2012-01-05
    price
36. 2011-11-04
    listed Active
37. 2005-11-22
    historical
38. 2005-08-22
    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 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: $34,531
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$975
• − Repairs & maintenance: −$2,762
• − Management: −$2,762
• − Depreciation: −$5,673
• Taxable income: $8,510
• Est. tax owed @ 24.0%: −$2,042
• After-tax cash flow: $9,066/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

+95.0% since first listed

38 events — show timeline

• 2026-05-12 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-01 Listed $195,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-16 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 2023-11-03 Listed $179,000 OneKey® MLS as Distributed by MLS Grid
• 2019-05-21 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2019-02-19 Pending — OneKey® MLS as Distributed by MLS Grid
• 2018-12-11 Listed $169,000 OneKey® MLS as Distributed by MLS Grid
• 2017-08-01 Sold (MLS) $115,000 OneKey® MLS as Distributed by MLS Grid
• 2017-03-29 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2016-06-27 Listed $122,000 OneKey® MLS as Distributed by MLS Grid
• 2015-09-01 Delisted — HGMLS
• 2015-08-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2015-08-04 Relisted — HGMLS
• 2015-04-27 Contingent — HGMLS
• 2015-03-28 Relisted — HGMLS
• 2015-02-06 Contingent — HGMLS
• 2014-03-25 Relisted — HGMLS
• 2014-01-28 Contingent — HGMLS
• 2014-01-18 Listed — HGMLS
• 2014-01-18 Listed $100,000 OneKey® MLS as Distributed by MLS Grid
• 2014-01-02 Delisted — HGMLS
• 2013-12-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2013-08-29 Listed — HGMLS
• 2013-08-29 Listed $100,000 OneKey® MLS as Distributed by MLS Grid
• 2013-07-29 Delisted — HGMLS
• 2013-07-28 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2013-05-15 Contingent — HGMLS
• 2012-10-24 Price Changed — HGMLS
• 2012-08-26 Price Changed — HGMLS
• 2012-06-19 Price Changed — HGMLS
• 2012-06-19 Listed — HGMLS
• 2012-06-19 Listed $100,000 OneKey® MLS as Distributed by MLS Grid
• 2012-04-29 Delisted — HGMLS
• 2012-04-10 Contingent — HGMLS
• 2012-01-05 Price Changed — HGMLS
• 2011-11-04 Listed — HGMLS
• 2005-11-22 Delisted — HGMLS
• 2005-08-22 Listed — HGMLS