609 Palmer Rd Unit 6C · Yonkers, NY 10701

$174,900

1 bd · 1.0 ba · 800 sqft · Townhouse · 130 Days on market

Built 1959 Fair 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 +30.0/30.0
• ARV discount +14.9/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Schools +4.1/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully maintained and located within the highly desirable Palmer House gated cooperative community, this charming one-bedroom residence offers a blend of comfort and functionality, including a versatile bonus space perfect for a home office. The inviting eat-in kitchen features a gas range, generous cabinet storage, and plenty of counter space for meal preparation. Spacious living room boasts triple window at treetop level, filling the space with natural light, and includes quaint dining area ideal for entertaining. The bedroom enjoys double exposure, creating a bright and airy retreat. A full hall bath with a soaking tub offers unique vanity nook. Four generous closets provide excellent storage throughout. Hardwood floors. Residents of this sought-after complex enjoy 24/7 gated security, immediate assigned parking, additional storage, and convenient on-site laundry facilities. Ideally situated just one mile from Bronxville Village, with its charming shops, restaurants, and Metro-North railroad for an easy commute. Nearby Cross County and Central Park Avenue.

Key facts

• Natural light
• Eat-in kitchen
• Gas range

Tags

• PALMER HOUSE GATED COOPERATIVE
• VERSATILE BONUS SPACE
• EAT-IN KITCHEN
• GAS RANGE
• GENEROUS CABINET STORAGE
• NATURAL LIGHT

🏢 Co-op / cooperative unit. The $174,900 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $175k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $690 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 5.2% 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 (+4.4%/yr); 271 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 64d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 72% of comp listings sitting > 30 days — soft ceiling on asking rent; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• This rent runs 45% of the median local income ($65k/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 $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 + 4.4% rent growth), your $49k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1959 — 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 $153,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.37% ✓
• Cap rate: 11.03%
• Cash-on-cash: 16.91%
• DSCR: 1.75
• GRM: 6.1

CMA / ARV

• ARV (median comp): $209,244
• List price: $174,900
• Delta: -16.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Winchester Ave Unit 1B	0.28mi	1/1.0	780 (-2%)	1mo	$189,000	$242	82
15 Winchester Ave Unit 2A	0.28mi	1/1.0	750 (-6%)	1mo	$176,500	$235	76
40 Winchester Ave Unit 2A	0.42mi	1/1.0	750 (-6%)	0mo	$218,500	$291	69
44 Winchester Ave Unit 1B	0.44mi	1/1.0	750 (-6%)	0mo	$150,000	$200	69
781 Palmer Rd Unit 4F	0.36mi	1/1.0	732 (-8%)	2mo	$240,000	$328	67
242 Bronxville Rd Unit E2	0.68mi	1/1.0	800 (0%)	2mo	$395,000	$494	66
781 Palmer Rd Unit 2D	0.36mi	1/1.0	700 (-12%)	0mo	$170,000	$243	62
1549 Central Park Ave Unit G4	0.60mi	1/1.0	750 (-6%)	1mo	$155,000	$207	61
682 Tuckahoe Rd Unit 5H	0.70mi	1/1.0	750 (-6%)	2mo	$118,000	$157	55
1101 Midland #223	0.73mi	1/1.0	850 (+6%)	2mo	$206,500	$243	54
280 Bronxville Rd Unit 5W	0.65mi	1/1.0	700 (-12%)	1mo	$225,000	$321	48
1 Brooklands Unit GB	0.70mi	1/1.0	700 (-12%)	0mo	$315,000	$450	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.39% rent growth · sell at horizon

5-year hold

• IRR: 9.7%
• Equity multiple: 1.39×
• Total profit: $19,064
• Equity at exit: $26,078

10-year hold

• IRR: 20.0%
• Equity multiple: 2.79×
• Total profit: $87,742
• Equity at exit: $15,122

Cash invested: $48,972 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 34 active · 79 under contract
• Months of supply: 3.2 mo (31%/mo absorbed)
• Median asking: $253,500 ($312/sqft)
• Median days on market: 55 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -16.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 10701

• Rents YoY: 4.4%
• Active inventory: 271
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,404 high
• Mortgage (P&I): −$917
• Tax est. 1.5%: −$219 /mo · $2,624/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $690

Break-even live

Break-even rent $1,530

Max offer price $174,900

Occupancy floor 66%

Sensitivity live

Price	-10% $811	-5% $751	+0% $690	+5% $630	+10% $569
Rent	-10% $500	-5% $595	+0% $690	+5% $785	+10% $880
Rate	-1.0pp $778	-0.5pp $735	base $690	+0.5pp $645	+1.0pp $599

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: $43,725
• Closing costs: $5,247
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28 Kenilworth Rd Unit The Cottage Yonkers, NY	1.0	1.0	600	$1,950	$3.25	110d	1	0.20mi
17 Winchester Ave Unit 2B Yonkers, NY	1.0	1.0	780	$2,100	$2.69	84d	1	0.30mi
793 Palmer Rd Apt 2F Yonkers, NY	1.0	1.0	760	$2,400	$3.16	24d	1	0.36mi
35 Winchester Ave Unit 1B Yonkers, NY	2.0	1.0	900	$2,500	$2.78	93d	1	0.39mi
42 Winchester Ave Unit 2A Yonkers, NY	1.0	1.0	700	$2,100	$3.00	109d	1	0.42mi
8 Wainwright Ave Apt 2C Yonkers, NY	—	1.0	700	$1,600	$2.29	7d	1	0.53mi
540 Tuckahoe Rd Unit 5A Yonkers, NY	2.0	1.0	900	$2,800	$3.11	21d	1	0.53mi
278 Mile Square Rd Yonkers, NY	2.0	1.0	1000	$2,650	$2.65	139d	1	0.54mi
12 Wainwright Ave Apt 1B Yonkers, NY	1.0	1.0	700	$1,950	$2.79	139d	1	0.56mi
1523 Central Park Ave Unit 16F Yonkers, NY	—	1.0	550	$1,450	$2.64	39d	1	0.57mi
1531 Central Park Ave Apt C1 Yonkers, NY	1.0	1.0	750	$2,100	$2.80	51d	1	0.59mi
1549 Central Park Ave Yonkers, NY	2.0	1.0	850	$2,400	$2.82	139d	1	0.62mi
717 Tuckahoe Rd Unit 16A Yonkers, NY	1.0	1.0	650	$2,495	$3.84	100d	1	0.76mi
900 Midland Ave Unit 1F Yonkers, NY	2.0	1.0	1000	$2,800	$2.80	69d	1	0.82mi
28 Tunis Ave Unit 2 Yonkers, NY	2.0	1.0	900	$3,000	$3.33	139d	1	0.83mi
3 Sadore Ln Apt 6M Yonkers, NY	1.0	1.0	750	$2,000	$2.67	39d	1	0.88mi
125 Parkway Rd Bronxville, NY	1.0–3.0	1.0–2.0	1372	$4,108	$2.99	0d	9	0.90mi
91 Parkway Rd Unit 1G Bronxville, NY	2.0	1.0	1100	$4,295	$3.90	59d	1	0.91mi
1 Sadore Ln Apt 2W Yonkers, NY	1.0	1.0	825	$2,000	$2.42	57d	1	0.91mi
4 Sadore Ln Unit 2W Yonkers, NY	1.0	1.0	800	$2,000	$2.50	112d	1	0.93mi
4 Sadore Ln Unit 2W Yonkers, NY	1.0	1.0	800	$2,000	$2.50	50d	1	0.93mi
4 Sadore Ln Unit 3J Yonkers, NY	1.0	1.0	825	$2,000	$2.42	37d	1	0.93mi
4 Sadore Ln Unit 2W Yonkers, NY	1.0	1.0	800	$2,000	$2.50	76d	1	0.93mi
4 Sadore Ln Yonkers, NY	1.0	1.0	812	$1,975	$2.43	19d	2	0.93mi
51 Parkway Rd Apt 3 Bronxville, NY	1.0	1.0	1100	$2,900	$2.64	88d	1	0.95mi
2 Sadore Ln Apt 1E Yonkers, NY	2.0	1.0	1000	$2,950	$2.95	12d	1	0.95mi
64 Kensington Rd Bronxville, NY	2.0	1.0	1000	$4,250	$4.25	0d	1	1.01mi
64 Kensington Rd Unit 3B Bronxville, NY	2.0	1.0	1000	$3,895	$3.90	0d	1	1.01mi
64 Kensington Rd Unit 3B Bronxville, NY	2.0	1.0	1000	$3,895	$3.90	21d	1	1.01mi
64 Kensington Rd Unit 3C Bronxville, NY	2.0	1.0	1000	$3,500	$3.50	51d	1	1.01mi
64 Kensington Rd Apt 1A Bronxville, NY	1.0	1.0	800	$2,895	$3.62	107d	1	1.01mi
85 Bennett Ave Unit 2 Yonkers, NY	2.0	1.0	1000	$2,500	$2.50	139d	1	1.04mi
64 Sagamore Rd Unit C1 Bronxville, NY	1.0	1.0	850	$3,400	$4.00	0d	1	1.04mi
64 Sagamore Rd Unit A6 Bronxville, NY	1.0	1.0	850	$2,900	$3.41	100d	1	1.05mi
4 Midland Gdns Unit 1H Bronxville, NY	1.0	1.0	902	$1,790	$1.98	0d	1	1.07mi
107 Kensington Rd Unit 5 Bronxville, NY	2.0	1.0	655	$2,650	$4.05	64d	1	1.10mi
111 Kensington Rd Unit 8 Bronxville, NY	1.0	1.0	825	$2,650	$3.21	108d	1	1.11mi
1 Vincent Rd Unit 4B Yonkers, NY	2.0	1.0	950	$2,400	$2.53	62d	1	1.12mi
23 Belknap Ave Yonkers, NY	1.0	1.0	700	$2,300	$3.29	120d	1	1.14mi
128 Colonial Pkwy Unit 3B Yonkers, NY	1.0	1.0	871	$2,750	$3.16	139d	1	1.16mi

Listing history 26 events

1. 2026-06-30
   days on market $174,900 Active 130 DOM
2. 2026-06-29
   days on market $174,900 Active 129 DOM
3. 2026-06-28
   days on market $174,900 Active 128 DOM
4. 2026-06-27
   days on market $174,900 Active 127 DOM
5. 2026-06-26
   days on market $174,900 Active 126 DOM
6. 2026-06-24
   days on market $174,900 Active 124 DOM
7. 2026-06-22
   days on market $174,900 Active 122 DOM
8. 2026-06-21
   days on market $174,900 Active 121 DOM
9. 2026-06-18
   days on market $174,900 Active 118 DOM
10. 2026-06-17
    days on market $174,900 Active 117 DOM
11. 2026-06-16
    days on market $174,900 Active 116 DOM
12. 2026-06-15
    days on market $174,900 Active 115 DOM
13. 2026-06-13
    days on market $174,900 Active 113 DOM
14. 2026-06-09
    days on market $174,900 Active 109 DOM
15. 2026-06-08
    days on market $174,900 Active 108 DOM
16. 2026-06-07
    days on market $174,900 Active 107 DOM
17. 2026-06-04
    days on market $174,900 Active 104 DOM
18. 2026-06-03
    days on market $174,900 Active 103 DOM
19. 2026-06-02
    days on market $174,900 Active 102 DOM
20. 2026-06-01
    days on market $174,900 Active 101 DOM
21. 2026-06-01
    price $174,900 Active 100 DOM
22. 2026-05-31
    days on market $185,000 Active 100 DOM
23. 2026-02-20
    listed $185,000 Active 1080-char remark

    Show marketing remark (1080 chars)

    Beautifully maintained and located within the highly desirable Palmer House gated cooperative community, this charming one-bedroom residence offers a blend of comfort and functionality, including a versatile bonus space perfect for a home office. The inviting eat-in kitchen features a gas range, generous cabinet storage, and plenty of counter space for meal preparation. Spacious living room boasts triple window at treetop level, filling the space with natural light, and includes quaint dining area ideal for entertaining. The bedroom enjoys double exposure, creating a bright and airy retreat. A full hall bath with a soaking tub offers unique vanity nook. Four generous closets provide excellent storage throughout. Hardwood floors. Residents of this sought-after complex enjoy 24/7 gated security, immediate assigned parking, additional storage, and convenient on-site laundry facilities. Ideally situated just one mile from Bronxville Village, with its charming shops, restaurants, and Metro-North railroad for an easy commute. Nearby Cross County and Central Park Avenue.

24. 2005-11-22
    soldstatus $119,900 49-char remark

    Show marketing remark (49 chars)

    Gated Community, Security Guard, Assigned Parking

25. 2005-09-20
    historical 49-char remark

    Show marketing remark (49 chars)

    Gated Community, Security Guard, Assigned Parking

26. 2005-08-09
    listed $119,900 49-char remark

    Show marketing remark (49 chars)

    Gated Community, Security Guard, Assigned Parking

ⓘ 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 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,844
• − Mortgage interest: −$9,797
• − Property taxes: −$2,624
• − Insurance: −$874
• − Repairs & maintenance: −$2,308
• − Management: −$2,308
• − Depreciation: −$5,088
• Taxable income: $5,846
• Est. tax owed @ 24.0%: −$1,403
• After-tax cash flow: $6,880/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 · 2 photos

Fair 45/100 Moderate rehab Est. rehab $20,000–$36,000 screening

This property requires significant exterior and interior repairs, but has potential for substantial value increase with targeted renovations.

Repairs flagged

• Major Exterior siding — Significant wear and discoloration
• Major Roof — Aged appearance with visible wear

Value-add opportunities

• Both Painting and minor exterior repairs — Enhances curb appeal and interior appearance ↑
• Both Landscaping — Improves curb appeal and enhances property value ↑
• Both Interior painting — Enhances interior appearance and can be a quick ROI ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

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

C Composite livability gradescore 68/100

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 · 1,028,035 people
• City population: 212,407
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 70,676
• Household income: $64,776
• Rent vs Own: 73.3% rent · 26.7% own
• Severe rent burden: 11% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Hispanic / Latino 52% White 21% Black 21% Two or more races 18% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 11% Puerto Rican 9% Dominican 19%
• Common ancestry: Romanian 1% Russian 1% Subsaharan African 1%
• Foreign-born: 35% · Canada, Jamaica, South Korea
• Languages at home: 45% English-only · Spanish 42% Other Indo-European 3% Arabic 2%

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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: ▼ -373.14%
• Current HPI: 332.0999
• Rent YoY: ▲ 4.39%
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

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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

+54.3% since first listed

4 events — show timeline

• 2026-02-20 Listed $185,000 OneKey® MLS as Distributed by MLS Grid
• 2005-11-22 Sold (MLS) $119,900 HGMLS
• 2005-09-20 Delisted — HGMLS
• 2005-08-09 Listed $119,900 HGMLS