76 Dehaven Drive Unit 2D · Yonkers, NY 10703

$257,500

2 bd · 1.5 ba · 1,200 sqft · Condo · 80 Days on market

Built 1960

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Why this score? — see what drove the C 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 +24.3/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 76 Dehaven! This bright and sunny 2 bed/2 bath apartment has it all! Large closets, updated kitchen with dining area, large living room, dining room, updated bath and lots of windows! Both bedrooms are quite large with two closets each. The building is well cared for and offers bus service right out your door. Do not miss the opportunity to live in this wonderful part of Yonkers! Streey parking, parks nearby and easy commute to NYC!

Key facts

• Large closets
• Easy commute
• Updated kitchen

Tags

• UPDATED KITCHEN
• LARGE CLOSETS
• BUS SERVICE
• PARKS NEARBY
• EASY COMMUTE

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $258k.

Deal economics

• At list price, monthly cash flow is $519 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $258k).
• Recommended offer: $242k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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 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 82% FRL vs 64% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 75 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• This rent runs 39% of the median local income ($90k/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 $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($242k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $242,050 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 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 1960 — 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. 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 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: 1.13% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.64%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -3.2%
• Equity multiple: 0.88×
• Total profit: $-8,634
• Equity at exit: $38,394

10-year hold

• IRR: 6.5%
• Equity multiple: 1.49×
• Total profit: $35,216
• Equity at exit: $22,264

Cash invested: $72,100 (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 10703

• Home prices YoY: -13.2%
• Active inventory: 75
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,909 high
• Mortgage (P&I): −$1,350
• Tax est. 1.5%: −$322 /mo · $3,862/yr
• Insurance: −$107
• HOA: −$0
• Vacancy / Maint / Mgmt: −$611
• Net cashflow: $519

Break-even live

Break-even rent $2,253

Max offer price $257,500

Occupancy floor 77%

Sensitivity live

Price	-10% $697	-5% $608	+0% $519	+5% $430	+10% $341
Rent	-10% $289	-5% $404	+0% $519	+5% $634	+10% $749
Rate	-1.0pp $649	-0.5pp $584	base $519	+0.5pp $452	+1.0pp $384

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: $64,375
• Closing costs: $7,725
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13 Regina Pl Yonkers, NY	3.0	1.0	1200	$3,000	$2.50	44d	1	0.06mi
3 Annmarie Pl Yonkers, NY	3.0	1.0	1200	$3,200	$2.67	5d	1	0.12mi
7 Corbalis Pl Yonkers, NY	2.0	1.0	900	$2,500	$2.78	44d	1	0.24mi
740 Palisade Ave Yonkers, NY	3.0	1.0	1200	$2,900	$2.42	25d	1	0.45mi
287 Mary Lou Ave Unit 2 Yonkers, NY	3.0	2.0	1400	$3,500	$2.50	44d	1	0.51mi
703 Palisade Ave Unit Third Floor Yonkers, NY	2.0	1.0	900	$2,000	$2.22	4d	1	0.51mi
737 Warburton Ave Unit 1L Yonkers, NY	1.0	1.0	900	$2,100	$2.33	44d	1	0.63mi
211 Mary Lou Ave #1 Yonkers, NY	2.0	1.0	1138	$2,475	$2.17	16d	1	0.67mi
1133 Warburton Ave Yonkers, NY	2.0	1.0–2.0	828	$4,475	$5.40	0d	4	0.77mi
65 Tower Pl Unit 1st floor Yonkers, NY	2.0	1.0	1400	$3,200	$2.29	44d	1	0.79mi
552 N Broadway Yonkers, NY	2.0	1.0	1300	$2,800	$2.15	44d	1	0.86mi
151 Burhans Ave Unit 1 Yonkers, NY	3.0	1.0	1500	$3,550	$2.37	44d	1	0.87mi
23 Belknap Ave Yonkers, NY	1.0	1.0	700	$2,300	$3.29	25d	1	0.88mi
237 Woodland Ave Unit 2 Yonkers, NY	2.0	1.0	970	$2,600	$2.68	44d	1	0.92mi
103 Burhans Ave Yonkers, NY	2.0	1.0	894	$2,000	$2.24	44d	1	0.94mi
221 Woodland Ave Yonkers, NY	2.0	1.0	1470	$2,650	$1.80	8d	1	0.95mi
703 Nepperhan Ave Unit 2 Yonkers, NY	2.0	1.0	850	$2,450	$2.88	44d	1	1.01mi
348 Saw Mill River Rd Unit 2 Yonkers, NY	3.0	1.0	900	$3,200	$3.56	25d	1	1.09mi
23 Colin St Yonkers, NY	2.0	1.0	750	$2,500	$3.33	16d	1	1.12mi
155 Lake Ave Yonkers, NY	3.0	1.0	1000	$3,200	$3.20	16d	1	1.21mi
601 Ridge Hill Blvd Yonkers, NY	2.0	1.0–2.0	819	$4,600	$5.61	8d	14	1.21mi
4 Fowler Ave Unit 1 floor Yonkers, NY	2.0	1.0	1400	$2,700	$1.93	44d	1	1.21mi
59 Glenwood Ave Unit 1FF Yonkers, NY	2.0	1.0	700	$2,375	$3.39	44d	1	1.31mi
246 Stone Ave Yonkers, NY	3.0	1.0	900	$3,300	$3.67	5d	1	1.33mi
369 Warburton Ave Unit 4A Yonkers, NY	3.0	1.0	950	$3,500	$3.68	44d	1	1.35mi
369 Warburton Ave Unit 2B Yonkers, NY	2.0	1.0	930	$2,650	$2.85	44d	1	1.35mi
150 Glenwood Ave Apt G1 Yonkers, NY	1.0	1.0	850	$2,000	$2.35	44d	1	1.35mi

HOA detail condo

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

Listing history 2 events

1. 2026-02-13
   status Pending
2. 2025-11-25
   listed $257,500 Active

ⓘ 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 5/10 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 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,913
• − Mortgage interest: −$14,424
• − Property taxes: −$3,862
• − Insurance: −$1,288
• − Repairs & maintenance: −$2,793
• − Management: −$2,793
• − Depreciation: −$7,491
• Taxable income: $2,262
• Est. tax owed @ 24.0%: −$543
• After-tax cash flow: $5,684/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): 22,586
• Household income: $89,773
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 1216.0

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 0.69)
• Race & ethnicity: Hispanic / Latino 43% White 30% Black 19% Two or more races 16% Asian 5%
• Hispanic origin (detail): Mexican 5% Puerto Rican 9% Dominican 13%
• Common ancestry: Romanian 4% Russian 2% Subsaharan African 1%
• Foreign-born: 32% · Canada, Jamaica, China
• Languages at home: 50% English-only · Spanish 37% Other Indo-European 5% Russian/Polish/Slavic 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: ▼ -47.22%
• Current HPI: 311.0396
• Rent YoY: —
• 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

2 events — show timeline

• 2026-02-13 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-11-25 Listed $257,500 OneKey® MLS as Distributed by MLS Grid