110 Beech St · Yonkers, NY 10701

$789,999

5 bd · 3.0 ba · 1,464 sqft · MultiFamily public records · 45 Days on market

Built 1908 2,178 sqft lot $540/sqft · 27% below area Est $1077k · 27% 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 +25.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +6.6/10.0
• Schools +4.1/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Wonderful 3 family investment property offering a rare opportunity for both investors and savvy buyers to build long term value and generational wealth. Each unit features flexible layouts with strong rental income potential, making it ideal for owner occupancy or full investment use. The property includes a private patio and spacious backyard, perfect for outdoor entertaining, relaxation, or future enhancements. With consistent income possibilities and room to maximize returns through updates, this is a smart addition to any portfolio. A versatile multi-family setup with strong upside in a desirable configuration. Don’t miss the chance to secure a property built for both present cash

Key facts

• Spacious backyard
• Private patio
• Flexible layouts

Tags

• PRIVATE PATIO
• SPACIOUS BACKYARD
• FLEXIBLE LAYOUTS
• STRONG RENTAL INCOME POTENTIAL
• VERSATILE MULTI-FAMILY SETUP

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Electricity connected (Con-Edison); Public sewer; Public water connected; Public trash collection
• Home design: Triplex
• Construction: Frame construction
• Exterior features: Front yard fencing; Not waterfront

Interior

• Kitchen: Eat-in kitchen; Galley-style kitchen
• Bedrooms: One 2-bedroom unit; One 3-bedroom unit
• Bathrooms: Three full bathrooms
• Heating & cooling: Baseboard heating; Wall/window air conditioning units
• Interior features: First-floor bedroom; First-floor full bathroom; Eat-in kitchen; Galley-style kitchen; Patio
• Laundry & utility: No basement

What this means for you Summary

Snapshot

• This is a 3 × 5-bed/3.0-bath units multifamily listed at $790k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive. Per door: $602/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $790k).
• Recommended offer: $766k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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 (+4.4%/yr); 183 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $5k of loan paydown is wiped out by about $24k 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 $221k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($766k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 23y 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 $207k; list at $790k implies a 282% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1908 — 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 $766,299 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1908 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.16% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.79%
• DSCR: 1.44
• GRM: 7.2

CMA / ARV

• ARV (median comp): $1,077,419
• List price: $789,999
• Delta: -26.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Garfield St	0.27mi	5/2.0	1,460 (-0%)	24mo	$525,000	$360	63
42 Alder St	0.25mi	6/2.0 (+1)	1,620 (+11%)	1mo	$900,000	$556	61
21 Henrietta St	0.24mi	4/3.0 (-1)	1,620 (+11%)	13mo	$692,500	$427	55
10 Cliff St	0.17mi	5/2.0	1,662 (+14%)	14mo	$580,000	$349	54
162 Oak St	0.12mi	4/2.0 (-1)	1,638 (+12%)	19mo	$230,000	$140	50
26 Vineyard Ave	0.64mi	4/3.5 (-1)	1,680 (+15%)	6mo	$500,000	$298	33

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: 0.0%
• Equity multiple: 1.00×
• Total profit: $146
• Equity at exit: $117,791

10-year hold

• IRR: 11.1%
• Equity multiple: 1.92×
• Total profit: $203,793
• Equity at exit: $68,305

Cash invested: $221,200 (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 10701

• Rents YoY: 4.4%
• Active inventory: 183
• Price-to-rent: 21.5×

Monthly cashflow live

• Estimated rent: $9,196 medium
• Mortgage (P&I): −$4,143
• Tax est. 1.5%: −$987 /mo · $11,850/yr
• Insurance: −$329
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,931
• Net cashflow: $1,805

Break-even live

Break-even rent $6,911

Max offer price $789,999

Occupancy floor 75%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	5	3	$9,195
Total (3 units)			$9,196

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: $197,500
• Closing costs: $23,700
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
80 Elliott Ave Unit 3rd Floor Yonkers, NY	4.0	1.0	1500	$4,100	$2.73	43d	1	0.79mi
497 Van Cortlandt Park Ave Yonkers, NY	4.0	1.0	1200	$3,500	$2.92	43d	1	1.06mi
37 Troy Ln Unit 1 Yonkers, NY	4.0	1.5	1500	$4,200	$2.80	7d	1	1.11mi

Listing history 26 events

1. 2026-06-08
   statusdays on market $789,999 Pending 45 DOM
2. 2026-06-07
   days on market $789,999 Active 44 DOM
3. 2026-06-04
   days on market $789,999 Active 41 DOM
4. 2026-06-03
   days on market $789,999 Active 40 DOM
5. 2026-06-02
   days on market $789,999 Active 39 DOM
6. 2026-06-01
   days on market $789,999 Active 38 DOM
7. 2026-05-31
   days on market $789,999 Active 37 DOM
8. 2026-04-24
   listed $789,999 Active 732-char remark
9. 2026-02-25
   historical
10. 2026-01-09
    listed $799,000 Active
11. 2025-08-17
    historical
12. 2025-06-13
    listed $749,000 Active
13. 2005-04-30
    historical
14. 2004-11-04
    soldstatus $207,000
15. 2004-10-09
    listed
16. 2004-05-19
    soldstatus $152,000
17. 2004-01-05
    price $159,000
18. 2004-01-05
    soldstatus $152,000
19. 2003-11-05
    listed $152,000
20. 2002-10-16
    soldstatus $280,000
21. 2002-10-16
    soldstatus $405,000
22. 2000-06-12
    soldstatus $242,000
23. 1999-03-18
    soldstatus $205,500
24. 1998-12-24
    soldstatus $127,000
25. 1995-06-12
    soldstatus $95,000
26. 1993-08-30
    soldstatus $93,500

ⓘ 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 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: $110,352
• − Mortgage interest: −$44,252
• − Property taxes: −$11,850
• − Insurance: −$3,950
• − Repairs & maintenance: −$8,828
• − Management: −$8,828
• − Depreciation: −$22,982
• Taxable income: $9,662
• Est. tax owed @ 24.0%: −$2,319
• After-tax cash flow: $19,345/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): 70,676
• Household income: $64,776
• Rent vs Own: 73.3% rent · 26.7% own
• Severe rent burden: 6045.0

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 0.65)
• 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%

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

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

+744.9% since first listed

20 events — show timeline

• 2026-06-08 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-24 Listed $789,999 OneKey® MLS as Distributed by MLS Grid
• 2026-02-25 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-01-09 Listed $799,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-17 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-06-13 Listed $749,000 OneKey® MLS as Distributed by MLS Grid
• 2005-04-30 Delisted — HGMLS
• 2004-11-04 Sold (Public Records) $207,000 Public Records
• 2004-10-09 Listed — HGMLS
• 2004-05-19 Sold (Public Records) $152,000 Public Records
• 2004-01-05 Sold (MLS) $152,000 HGMLS
• 2004-01-05 Price Changed $159,000 HGMLS
• 2003-11-05 Listed $152,000 HGMLS
• 2002-10-16 Sold (Public Records) $405,000 Public Records
• 2002-10-16 Sold (Public Records) $280,000 Public Records
• 2000-06-12 Sold (Public Records) $242,000 Public Records
• 1999-03-18 Sold (Public Records) $205,500 Public Records
• 1998-12-24 Sold (Public Records) $127,000 Public Records
• 1995-06-12 Sold (Public Records) $95,000 Public Records
• 1993-08-30 Sold (Public Records) $93,500 Public Records

Property tax history

-22.1%/yr

Latest (2025): $1,369 · +0.7% YoY. Source: county tax records.