501 Riverdale Ave Unit 6L · Yonkers, NY 10705

$110,000

1 bd · 1.0 ba · 800 sqft · Condo · 76 Days on market

Built 1953

---

Why this score? — see what drove the D+ 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 +13.4/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.8/5.0
• Schools +4.1/10.0
• DSCR +4.0/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Top Floor, Bright and Sunny One Bedroom in desirable Valentine Gardens has large rooms and an eat-in-kitchen. The sunny living room ha Western exposures, hardwood floors and opens to the dining foyer. The large corner bedroom has two closets and hardwood floors. The dining foyer is large enough for a table of eight to eat comfortably. Monthly Maintenance prior to STAR, includes Electric, Heat, Hot Water and Gas! The complex has a well maintained patio area for your summer enjoyment and playground or use the nearby park with tennis courts and playground.

Key facts

• Large eat in kitchen
• Easy commute
• 4 closets

Tags

• TOP FLOOR
• 4 CLOSETS
• LARGE EAT IN KITCHEN
• VALENTINE GARDENS COMPLEX
• CONVENIENT TO SHOPPING
• EASY COMMUTE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $2 ($24/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.

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).
• Market conditions: Rents rising fast (+9.0%/yr); 87 active listings in the ZIP; 27 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).
• This rent runs 39% 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 $761 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y 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 $80k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 45% of rent; built in 1953 — 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 $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 2.02% ✓
• Cap rate: 6.32%
• Cash-on-cash: 0.08%
• DSCR: 1.00
• GRM: 4.1

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: -4.1%
• Equity multiple: 0.83×
• Total profit: $-5,281
• Equity at exit: $16,401

10-year hold

• IRR: 14.3%
• Equity multiple: 2.68×
• Total profit: $51,756
• Equity at exit: $9,511

Cash invested: $30,800 (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: 87
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $2,227 high
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA est. from 1 same-building comp: −$997
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $2

Break-even live

Break-even rent $2,224

Max offer price $110,000

Occupancy floor 95%

Sensitivity live

Price	-10% $78	-5% $40	+0% $2	+5% $-36	+10% $-74
Rent	-10% $-174	-5% $-86	+0% $2	+5% $90	+10% $178
Rate	-1.0pp $57	-0.5pp $30	base $2	+0.5pp $-26	+1.0pp $-55

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36 Bruce Ave Yonkers, NY	1.0	1.0	625	$1,785	$2.86	45d	1	0.36mi
117 Morris St Yonkers, NY	1.0	1.0	700	$2,000	$2.86	6d	1	0.51mi
280 Hawthorne Ave Yonkers, NY	1.0	1.0	700	$2,100	$3.00	9d	2	0.53mi
249 McLean Ave Unit 1B Yonkers, NY	1.0	1.0	700	$2,500	$3.57	19d	1	0.64mi
14 Highland Ave Unit 2A Yonkers, NY	1.0	1.0	1000	$1,500	$1.50	20d	1	0.71mi
212 Buena Vista Ave Unit 3F Yonkers, NY	1.0	1.0	800	$2,100	$2.62	20d	1	0.89mi
57 Putnam Ave Yonkers, NY	2.0	1.0	900	$3,000	$3.33	23d	1	0.91mi
57 Putnam Ave Yonkers, NY	2.0	1.0	900	$3,000	$3.33	13d	1	0.91mi
130 Harrison Ave Yonkers, NY	1.0	1.0	650	$1,900	$2.92	45d	1	1.01mi
162 Willow St Unit 1F Yonkers, NY	1.0	1.0	700	$2,200	$3.14	16d	1	1.16mi
162 Willow St Yonkers, NY	1.0	1.0	700	$2,100	$3.00	9d	1	1.16mi
158 Willow St Unit 1B Yonkers, NY	2.0	1.0	600	$2,100	$3.50	3d	1	1.17mi
20 Water Grant St Yonkers, NY	1.0–2.0	1.0–2.0	827	$2,522	$3.05	0d	22	1.20mi
44 Hudson St Yonkers, NY	2.0	1.0–2.0	922	$3,200	$3.47	9d	25	1.28mi
97 Waverly St Unit 3R Yonkers, NY	1.0	1.0	600	$1,850	$3.08	17d	1	1.28mi
50 Main St Unit 3F Yonkers, NY	1.0	1.0	900	$2,000	$2.22	26d	1	1.33mi
66 Main St Yonkers, NY	2.0	1.0–2.0	881	$2,950	$3.35	1d	6	1.33mi
2 Mill St Unit 2B Yonkers, NY	—	1.0	741	$2,095	$2.83	45d	1	1.37mi
23 N Broadway Unit 4F Yonkers, NY	2.0	1.0	699	$2,400	$3.43	23d	1	1.38mi
25 N Broadway #1 Yonkers, NY	—	1.0	872	$2,550	$2.92	45d	1	1.38mi
50 Nepperhan St Yonkers, NY	3.0	1.0–2.0	887	$3,122	$3.52	0d	20	1.39mi
675 McLean Ave Unit 006H Yonkers, NY	1.0	1.0	577	$2,071	$3.59	6d	1	1.40mi
91 Elm St Unit 1A Yonkers, NY	1.0	1.0	650	$1,800	$2.77	17d	1	1.42mi
91 Elm St Unit 1A Yonkers, NY	1.0	1.0	650	$1,900	$2.92	45d	1	1.42mi
30 Locust Hill Ave Yonkers, NY	1.0–2.0	1.0	735	$1,800	$2.45	45d	3	1.47mi
30 Locust Hill Ave Yonkers, NY	1.0–2.0	1.0	735	$1,800	$2.45	9d	2	1.47mi
1 Alexander St Yonkers, NY	2.0	1.0–2.0	837	$3,188	$3.81	9d	48	1.48mi

HOA detail condo

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

Listing history 14 events

1. 2025-10-17
   status Pending
2. 2025-09-09
   status Active
3. 2025-07-08
   status Pending
4. 2025-05-30
   listed $110,000 Active
5. 2024-04-23
   listed $110,000 Active
6. 2016-04-08
   price $80,000 565-char remark

   Show marketing remark (565 chars)

   This Top Floor, Bright and Sunny One Bedroom in desirable Valentine Gardens has large rooms and an eat-in-kitchen. The sunny living room ha Western exposures, hardwood floors and opens to the dining foyer. The large corner bedroom has two closets and hardwood floors. The dining foyer is large enough for a table of eight to eat comfortably. Monthly Maintenance prior to STAR, includes Electric, Heat, Hot Water and Gas! The complex has a well maintained patio area for your summer enjoyment and playground or use the nearby park with tennis courts and playground.

7. 2016-04-08
   soldstatus $80,000 Sold 565-char remark

   Show marketing remark (565 chars)

   This Top Floor, Bright and Sunny One Bedroom in desirable Valentine Gardens has large rooms and an eat-in-kitchen. The sunny living room ha Western exposures, hardwood floors and opens to the dining foyer. The large corner bedroom has two closets and hardwood floors. The dining foyer is large enough for a table of eight to eat comfortably. Monthly Maintenance prior to STAR, includes Electric, Heat, Hot Water and Gas! The complex has a well maintained patio area for your summer enjoyment and playground or use the nearby park with tennis courts and playground.

8. 2016-04-08
   soldstatus $80,000

   Show marketing remark (565 chars)

   This Top Floor, Bright and Sunny One Bedroom in desirable Valentine Gardens has large rooms and an eat-in-kitchen. The sunny living room ha Western exposures, hardwood floors and opens to the dining foyer. The large corner bedroom has two closets and hardwood floors. The dining foyer is large enough for a table of eight to eat comfortably. Monthly Maintenance prior to STAR, includes Electric, Heat, Hot Water and Gas! The complex has a well maintained patio area for your summer enjoyment and playground or use the nearby park with tennis courts and playground.

9. 2015-12-03
   historical Pending 565-char remark

   Show marketing remark (565 chars)

   This Top Floor, Bright and Sunny One Bedroom in desirable Valentine Gardens has large rooms and an eat-in-kitchen. The sunny living room ha Western exposures, hardwood floors and opens to the dining foyer. The large corner bedroom has two closets and hardwood floors. The dining foyer is large enough for a table of eight to eat comfortably. Monthly Maintenance prior to STAR, includes Electric, Heat, Hot Water and Gas! The complex has a well maintained patio area for your summer enjoyment and playground or use the nearby park with tennis courts and playground.

10. 2015-12-03
    price $85,000 565-char remark

    Show marketing remark (565 chars)

    This Top Floor, Bright and Sunny One Bedroom in desirable Valentine Gardens has large rooms and an eat-in-kitchen. The sunny living room ha Western exposures, hardwood floors and opens to the dining foyer. The large corner bedroom has two closets and hardwood floors. The dining foyer is large enough for a table of eight to eat comfortably. Monthly Maintenance prior to STAR, includes Electric, Heat, Hot Water and Gas! The complex has a well maintained patio area for your summer enjoyment and playground or use the nearby park with tennis courts and playground.

11. 2015-10-01
    status Active 565-char remark

    Show marketing remark (565 chars)

    This Top Floor, Bright and Sunny One Bedroom in desirable Valentine Gardens has large rooms and an eat-in-kitchen. The sunny living room ha Western exposures, hardwood floors and opens to the dining foyer. The large corner bedroom has two closets and hardwood floors. The dining foyer is large enough for a table of eight to eat comfortably. Monthly Maintenance prior to STAR, includes Electric, Heat, Hot Water and Gas! The complex has a well maintained patio area for your summer enjoyment and playground or use the nearby park with tennis courts and playground.

12. 2015-09-30
    historical Temporarily off Market 565-char remark

    Show marketing remark (565 chars)

    This Top Floor, Bright and Sunny One Bedroom in desirable Valentine Gardens has large rooms and an eat-in-kitchen. The sunny living room ha Western exposures, hardwood floors and opens to the dining foyer. The large corner bedroom has two closets and hardwood floors. The dining foyer is large enough for a table of eight to eat comfortably. Monthly Maintenance prior to STAR, includes Electric, Heat, Hot Water and Gas! The complex has a well maintained patio area for your summer enjoyment and playground or use the nearby park with tennis courts and playground.

13. 2015-09-10
    listed $85,000 Active 565-char remark

    Show marketing remark (565 chars)

    This Top Floor, Bright and Sunny One Bedroom in desirable Valentine Gardens has large rooms and an eat-in-kitchen. The sunny living room ha Western exposures, hardwood floors and opens to the dining foyer. The large corner bedroom has two closets and hardwood floors. The dining foyer is large enough for a table of eight to eat comfortably. Monthly Maintenance prior to STAR, includes Electric, Heat, Hot Water and Gas! The complex has a well maintained patio area for your summer enjoyment and playground or use the nearby park with tennis courts and playground.

14. 2015-09-10
    listed $85,000

    Show marketing remark (565 chars)

    This Top Floor, Bright and Sunny One Bedroom in desirable Valentine Gardens has large rooms and an eat-in-kitchen. The sunny living room ha Western exposures, hardwood floors and opens to the dining foyer. The large corner bedroom has two closets and hardwood floors. The dining foyer is large enough for a table of eight to eat comfortably. Monthly Maintenance prior to STAR, includes Electric, Heat, Hot Water and Gas! The complex has a well maintained patio area for your summer enjoyment and playground or use the nearby park with tennis courts and playground.

ⓘ 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: $26,722
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$2,138
• − Management: −$2,138
• − HOA: −$11,964
• − Depreciation: −$3,200
• Taxable loss: −$1,079
• Est. tax savings @ 24.0%: +$259
• After-tax cash flow: $283/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

+29.4% since first listed

14 events — show timeline

• 2025-10-17 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-09-09 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-07-08 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-05-30 Listed $110,000 OneKey® MLS as Distributed by MLS Grid
• 2024-04-23 Listed $110,000 OneKey® MLS as Distributed by MLS Grid
• 2016-04-08 Sold (MLS) $80,000 HGMLS
• 2016-04-08 Price Changed $80,000 HGMLS
• 2016-04-08 Sold (MLS) $80,000 OneKey® MLS as Distributed by MLS Grid
• 2015-12-03 Contingent — HGMLS
• 2015-12-03 Price Changed $85,000 HGMLS
• 2015-10-01 Relisted — HGMLS
• 2015-09-30 Delisted — HGMLS
• 2015-09-10 Listed $85,000 HGMLS
• 2015-09-10 Listed $85,000 OneKey® MLS as Distributed by MLS Grid