2 Louisiana Ave Unit 4B · Yonkers, NY 10708

$239,000

3 bd · 1.0 ba · 966 sqft · Condo · 18 Days on market

Built 1951 Good 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 +29.3/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Condition / age +3.8/5.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

INTRODUCING the best priced three bedroom co-op in the area.This bright and expansive unit on the 4th floor at Bronxville Gardens awaits your personal touch! This Complex allows small dogs up to 20 pounds. The monthly maintenance includes taxes,heat,hot water and electricity.There is a common laundry on the ground floor as well as storage for your bike.The large park adjacent to the building is for your pleasure .The building is centrally located close to shopping centers and within minutes to Metro North,buses,Fleetwood and Bronxville. Additional Information: HeatingFuel:Oil Above Ground,

Key facts

• Pet friendly complex
• Corner unit
• Garage

Tags

• CORNER UNIT
• PET FRIENDLY COMPLEX
• DIRECT ACCESS TO PARK
• SHORT WALK TO STATION

Property features AI

Finance

• HOA & community: Cooperative (co-op) ownership

Exterior

• Parking: On-street parking (waitlist); Garage available
• Utilities: Con Edison electric service; Public sewer; Cable connected; Electricity connected; Natural gas connected; Sewer connected; Public trash collection; Water connected
• Home design: Stock cooperative; 6 stories building; Entry on 4th level
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 5 rooms total (unit-specific bedroom breakdown not provided)
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating; Wall/window air conditioning units
• Interior features: Original details; Common basement
• Laundry & utility: Laundry room; In-basement laundry; Common area laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath condo listed at $239k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $777 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $239k).
• Recommended offer: $235k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 5.4% 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); 246 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $67k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $205k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $235,415 (1.5% below list)

Questions for the listing agent

1. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.32% ✓
• Cap rate: 10.53%
• Cash-on-cash: 15.13%
• DSCR: 1.67
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 5.7%
• Equity multiple: 1.22×
• Total profit: $14,939
• Equity at exit: $35,636

10-year hold

• IRR: 16.2%
• Equity multiple: 2.41×
• Total profit: $94,308
• Equity at exit: $20,664

Cash invested: $66,920 (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: 246
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $3,158 high
• Mortgage (P&I): −$1,253
• Tax est. 1.5%: −$299 /mo · $3,585/yr
• Insurance: −$100
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$663
• Net cashflow: $777

Break-even live

Break-even rent $2,175

Max offer price $239,000

Occupancy floor 70%

Sensitivity live

Price	-10% $942	-5% $860	+0% $777	+5% $694	+10% $612
Rent	-10% $528	-5% $652	+0% $777	+5% $902	+10% $1,027
Rate	-1.0pp $897	-0.5pp $838	base $777	+0.5pp $715	+1.0pp $652

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
42 Broad St W Mount Vernon, NY	3.0	1.0–2.0	955	$3,558	$3.73	0d	17	0.43mi
42 Broad St W Mount Vernon, NY	3.0	1.0–2.0	1014	$6,204	$6.12	26d	15	0.43mi
645 N MacQuesten Pkwy Unit 3G Mt Vernon, NY	2.0	1.0	950	$3,195	$3.36	26d	1	0.50mi
33 William St Mount Vernon, NY	1.0–2.0	1.0	725	$2,675	$3.69	24d	2	0.63mi
28 Tunis Ave Unit 2 Yonkers, NY	2.0	1.0	900	$3,000	$3.33	46d	1	0.71mi
671 Bronx River Rd Unit 3A Yonkers, NY	2.0	1.5	950	$3,000	$3.16	26d	1	0.74mi
12 Putnam St Mount Vernon, NY	2.0	1.0	950	$2,600	$2.74	26d	1	0.95mi
355 Bronxville Rd Bronxville, NY	3.0	2.0	968	$3,400	$3.51	26d	1	0.96mi
173 Crary Ave Mount Vernon, NY	3.0	2.0	1100	$3,100	$2.82	26d	1	1.06mi
86 Edgewood Ave Apt 2E Yonkers, NY	2.0	1.0	1000	$2,599	$2.60	21d	1	1.10mi
86 Edgewood Ave Unit 2W Yonkers, NY	2.0	1.0	1000	$2,699	$2.70	46d	1	1.10mi
14 Elm St Unit 2 Mt Vernon, NY	2.0	1.0	1000	$2,800	$2.80	26d	1	1.21mi
148 Claremont Ave Mount Vernon, NY	2.0	1.0	960	$2,400	$2.50	21d	1	1.25mi
495 Kimball Ave Unit First Floor Yonkers, NY	2.0	1.0	1100	$3,000	$2.73	46d	1	1.26mi
35 Winchester Ave Unit 1B Yonkers, NY	2.0	1.0	900	$2,500	$2.78	0d	1	1.36mi
1 Elm St Unit 3B Tuckahoe, NY	2.0	1.0	1100	$3,200	$2.91	12d	1	1.41mi
1 Elm St Unit 3B Tuckahoe, NY	2.0	1.0	1100	$3,200	$2.91	9d	1	1.41mi
1549 Central Park Ave Yonkers, NY	2.0	1.0	850	$2,400	$2.82	46d	1	1.42mi
20 Overhill Pl Unit 3 Yonkers, NY	2.0	1.0	800	$3,000	$3.75	46d	1	1.42mi
112 N Columbus Ave Unit 2 Mt Vernon, NY	2.0	2.0	900	$2,997	$3.33	21d	1	1.45mi
21 Scarsdale Rd Yonkers, NY	2.0	1.0	835	$4,600	$5.51	4d	21	1.46mi
85 Bennett Ave Unit 2 Yonkers, NY	2.0	1.0	1000	$2,500	$2.50	46d	1	1.47mi

HOA detail condo

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

Listing history 11 events

1. 2026-06-21
   days on market $239,000 Active 18 DOM
2. 2026-06-18
   days on market $239,000 Active 15 DOM
3. 2026-06-17
   days on market $239,000 Active 14 DOM
4. 2026-06-16
   days on market $239,000 Active 13 DOM
5. 2026-06-15
   days on market $239,000 Active 12 DOM
6. 2026-06-13
   days on market $239,000 Active 10 DOM
7. 2026-06-09
   days on market $239,000 Active 6 DOM
8. 2026-06-08
   days on market $239,000 Active 5 DOM
9. 2026-06-07
   days on market $239,000 Active 4 DOM
10. 2026-06-04
    remarks 699-char remark
11. 2026-06-04
    listed $239,000 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 7/10 Severe FEMA zone X (unshaded) · 78% 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: $37,902
• − Mortgage interest: −$13,388
• − Property taxes: −$3,585
• − Insurance: −$1,992
• − Repairs & maintenance: −$3,032
• − Management: −$3,032
• − Depreciation: −$6,953
• Taxable income: $5,920
• Est. tax owed @ 24.0%: −$1,421
• After-tax cash flow: $7,904/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

Good 75/100 Cosmetic rehab

This 3-bedroom corner unit in Bronxville Gardens is in good condition with modern amenities and a well-maintained exterior. It offers a great opportunity for customization and is conveniently located near shopping centers and public transportation.

Value-add opportunities

• Both Paint the exterior brick — Enhances curb appeal and property value.
• Both Replace carpet with hardwood flooring — Improves aesthetics and increases value.
• Both Install smart home technology — Enhances convenience and adds modern appeal.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior brick — Enhances curb appeal and property value. ↑
• Both Replace carpet with hardwood flooring — Improves aesthetics and increases value. ↑
• Both Install smart home technology — Enhances convenience and adds modern appeal. ↑

ⓘ 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

+8.7% since first listed

5 events — show timeline

• 2026-06-03 Listed $239,000 OneKey® MLS as Distributed by MLS Grid
• 2024-03-25 Sold (MLS) $205,000 OneKey® MLS as Distributed by MLS Grid
• 2023-11-01 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-08-28 Price Changed $215,000 OneKey® MLS as Distributed by MLS Grid
• 2023-06-22 Listed $219,900 OneKey® MLS as Distributed by MLS Grid