385 Mclean Ave Unit 8D · Yonkers, NY 10705

$179,000

1 bd · 1.0 ba · 750 sqft · Condo · 35 Days on market

Built 1962 $239/sqft · 6% below area Est $190k · 6% 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 +29.8/30.0
• ARV discount +10.2/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Rent growth +4.8/5.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Views!! Large, sunny unit with a terrace. This unit features gleaming parquet floors, a dining area with entrance to terrace, newly remodeled kitchen with stainless steel appliances, new bathroom with ceramic tiling and wood fixtures, large bedroom with spacious closets. Also, notable are the additional closet spaces located by foyer area. Building is well kept with zero tolerance for loitering of any kind. Building amenities are as follows, 24 hour laundry, indoor and outdoor parking(waiting list). Owner already in transition so occupancy by new owner will be immediate. Additional Information: HeatingFuel:Oil Above Ground,

Key facts

• Parquet floors
• Double closets
• Separate dining area

Tags

• FOYER WITH TWO CLOSETS
• PARQUET FLOORS
• SEPARATE DINING AREA
• DOUBLE CLOSETS

Property features AI

Exterior

• Parking: Garage available; Parking lot; Waitlist for parking; Monthly parking fee of 50
• Utilities: Con Edison electric service; Public sewer; Electricity connected; Natural gas connected; Sewer connected; Water connected
• Home design: Stock cooperative; Entry on level 8; Actual property condition
• Construction: Block construction; Other foundation
• Exterior features: Not waterfront; No additional parcels

Interior

• Kitchen: Gas oven; Microwave; Refrigerator
• Bedrooms: 3 rooms total (includes bedrooms and living areas)
• Bathrooms: 1 full bathroom
• Heating & cooling: Steam heating; Wall/window air conditioning units
• Interior features: Other interior features; Basement (see remarks); Located on 6th floor or higher
• Laundry & utility: Washer/dryer information not provided

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $179k.

Deal economics

• At list price, monthly cash flow is $660 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $174k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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.
• 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 (+9.0%/yr); 86 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 42% 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 $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 $50k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 13y 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 $145k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $173,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1962 — 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: 1.34% ✓
• Cap rate: 10.72%
• Cash-on-cash: 15.80%
• DSCR: 1.70
• GRM: 6.2

CMA / ARV

• ARV (median comp): $190,221
• List price: $179,000
• Delta: -5.90%
• 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: 12.2%
• Equity multiple: 1.51×
• Total profit: $25,749
• Equity at exit: $26,689

10-year hold

• IRR: 24.8%
• Equity multiple: 3.68×
• Total profit: $134,443
• Equity at exit: $15,477

Cash invested: $50,120 (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: 6.2×

Monthly cashflow live

• Estimated rent: $2,401 high
• Mortgage (P&I): −$939
• Tax est. 1.5%: −$224 /mo · $2,685/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $660

Break-even live

Break-even rent $1,566

Max offer price $179,000

Occupancy floor 68%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
57 Putnam Ave Yonkers, NY	2.0	1.0	900	$3,000	$3.33	22d	1	0.23mi
57 Putnam Ave Yonkers, NY	2.0	1.0	900	$3,000	$3.33	11d	1	0.23mi
249 McLean Ave Unit 1B Yonkers, NY	1.0	1.0	700	$2,500	$3.57	18d	1	0.27mi
130 Harrison Ave Yonkers, NY	1.0	1.0	650	$1,900	$2.92	43d	1	0.41mi
675 McLean Ave Unit 006H Yonkers, NY	1.0	1.0	577	$2,071	$3.59	4d	1	0.50mi
36 Bruce Ave Yonkers, NY	1.0	1.0	625	$1,785	$2.86	43d	1	0.67mi
14 Highland Ave Unit 2A Yonkers, NY	1.0	1.0	1000	$1,500	$1.50	19d	1	1.13mi
117 Morris St Yonkers, NY	1.0	1.0	700	$2,000	$2.86	5d	1	1.19mi
280 Hawthorne Ave Yonkers, NY	1.0	1.0	700	$2,100	$3.00	7d	2	1.23mi
23 Alida St Unit 2s Yonkers, NY	2.0	1.0	1000	$2,900	$2.90	24d	1	1.39mi
162 Willow St Unit 1F Yonkers, NY	1.0	1.0	700	$2,200	$3.14	15d	1	1.40mi
162 Willow St Yonkers, NY	1.0	1.0	700	$2,100	$3.00	7d	1	1.40mi
158 Willow St Unit 1B Yonkers, NY	2.0	1.0	600	$2,100	$3.50	1d	1	1.41mi
135 Wakefield Ave Yonkers, NY	2.0	1.0	850	$3,000	$3.53	43d	2	1.44mi
216 1st St Unit 1 Yonkers, NY	1.0	1.0	600	$2,000	$3.33	43d	1	1.44mi
594 Yonkers Ave Unit 5 Yonkers, NY	2.0	1.0	900	$2,500	$2.78	24d	1	1.45mi
594 Yonkers Ave Unit 5 Yonkers, NY	2.0	1.0	900	$2,500	$2.78	43d	1	1.45mi

HOA detail condo

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

Listing history 36 events

1. 2026-06-18
   days on market $179,000 Active 35 DOM
2. 2026-06-17
   days on market $179,000 Active 34 DOM
3. 2026-06-16
   days on market $179,000 Active 33 DOM
4. 2026-06-15
   days on market $179,000 Active 32 DOM
5. 2026-06-13
   days on market $179,000 Active 30 DOM
6. 2026-06-09
   days on market $179,000 Active 26 DOM
7. 2026-06-08
   days on market $179,000 Active 25 DOM
8. 2026-06-07
   days on market $179,000 Active 24 DOM
9. 2026-06-04
   days on market $179,000 Active 21 DOM
10. 2026-06-03
    days on market $179,000 Active 20 DOM
11. 2026-06-02
    days on market $179,000 Active 19 DOM
12. 2026-06-01
    days on market $179,000 Active 18 DOM
13. 2026-05-31
    days on market $179,000 Active 17 DOM
14. 2026-05-14
    listed $179,000 Active 675-char remark
15. 2023-01-24
    soldstatus $145,000 Closed 632-char remark

    Show marketing remark (632 chars)

    Views!! Large, sunny unit with a terrace. This unit features gleaming parquet floors, a dining area with entrance to terrace, newly remodeled kitchen with stainless steel appliances, new bathroom with ceramic tiling and wood fixtures, large bedroom with spacious closets. Also, notable are the additional closet spaces located by foyer area. Building is well kept with zero tolerance for loitering of any kind. Building amenities are as follows, 24 hour laundry, indoor and outdoor parking(waiting list). Owner already in transition so occupancy by new owner will be immediate. Additional Information: HeatingFuel:Oil Above Ground,

16. 2022-08-26
    status Pending 632-char remark

    Show marketing remark (632 chars)

    Views!! Large, sunny unit with a terrace. This unit features gleaming parquet floors, a dining area with entrance to terrace, newly remodeled kitchen with stainless steel appliances, new bathroom with ceramic tiling and wood fixtures, large bedroom with spacious closets. Also, notable are the additional closet spaces located by foyer area. Building is well kept with zero tolerance for loitering of any kind. Building amenities are as follows, 24 hour laundry, indoor and outdoor parking(waiting list). Owner already in transition so occupancy by new owner will be immediate. Additional Information: HeatingFuel:Oil Above Ground,

17. 2022-08-11
    historical 632-char remark

    Show marketing remark (632 chars)

    Views!! Large, sunny unit with a terrace. This unit features gleaming parquet floors, a dining area with entrance to terrace, newly remodeled kitchen with stainless steel appliances, new bathroom with ceramic tiling and wood fixtures, large bedroom with spacious closets. Also, notable are the additional closet spaces located by foyer area. Building is well kept with zero tolerance for loitering of any kind. Building amenities are as follows, 24 hour laundry, indoor and outdoor parking(waiting list). Owner already in transition so occupancy by new owner will be immediate. Additional Information: HeatingFuel:Oil Above Ground,

18. 2022-05-04
    listed $148,000 Active 632-char remark

    Show marketing remark (632 chars)

    Views!! Large, sunny unit with a terrace. This unit features gleaming parquet floors, a dining area with entrance to terrace, newly remodeled kitchen with stainless steel appliances, new bathroom with ceramic tiling and wood fixtures, large bedroom with spacious closets. Also, notable are the additional closet spaces located by foyer area. Building is well kept with zero tolerance for loitering of any kind. Building amenities are as follows, 24 hour laundry, indoor and outdoor parking(waiting list). Owner already in transition so occupancy by new owner will be immediate. Additional Information: HeatingFuel:Oil Above Ground,

19. 2022-01-08
    historical
20. 2021-10-01
    listed $155,000 Active
21. 2015-02-12
    soldstatus $60,000 Sold
22. 2015-02-12
    price $60,000
23. 2015-02-11
    soldstatus $60,000
24. 2014-09-16
    historical Pending
25. 2014-09-15
    price $69,900
26. 2014-05-01
    status Active
27. 2014-02-11
    historical Pending
28. 2014-01-06
    listed $69,900 Active
29. 2014-01-06
    listed $69,900
30. 2014-01-02
    historical
31. 2013-12-31
    historical
32. 2013-12-04
    status Active
33. 2013-08-14
    historical Pending
34. 2013-05-03
    price
35. 2013-03-18
    listed Active
36. 2013-03-18
    listed $69,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $28,814
• − Mortgage interest: −$10,027
• − Property taxes: −$2,685
• − Insurance: −$895
• − Repairs & maintenance: −$2,305
• − Management: −$2,305
• − Depreciation: −$5,207
• Taxable income: $5,390
• Est. tax owed @ 24.0%: −$1,294
• After-tax cash flow: $6,625/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

+156.1% since first listed

23 events — show timeline

• 2026-05-14 Listed $179,000 OneKey® MLS as Distributed by MLS Grid
• 2023-01-24 Sold (MLS) $145,000 OneKey® MLS as Distributed by MLS Grid
• 2022-08-26 Pending — OneKey® MLS as Distributed by MLS Grid
• 2022-08-11 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2022-05-04 Listed $148,000 OneKey® MLS as Distributed by MLS Grid
• 2022-01-08 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-10-01 Listed $155,000 OneKey® MLS as Distributed by MLS Grid
• 2015-02-12 Price Changed $60,000 HGMLS
• 2015-02-12 Sold (MLS) $60,000 HGMLS
• 2015-02-11 Sold (MLS) $60,000 OneKey® MLS as Distributed by MLS Grid
• 2014-09-16 Contingent — HGMLS
• 2014-09-15 Price Changed $69,900 HGMLS
• 2014-05-01 Relisted — HGMLS
• 2014-02-11 Contingent — HGMLS
• 2014-01-06 Listed $69,900 HGMLS
• 2014-01-06 Listed $69,900 OneKey® MLS as Distributed by MLS Grid
• 2014-01-02 Delisted — HGMLS
• 2013-12-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2013-12-04 Relisted — HGMLS
• 2013-08-14 Contingent — HGMLS
• 2013-05-03 Price Changed — HGMLS
• 2013-03-18 Listed — HGMLS
• 2013-03-18 Listed $69,900 OneKey® MLS as Distributed by MLS Grid