76 Dehaven Dr Unit 6L · Yonkers, NY 10703

$189,000

1 bd · 1.0 ba · 845 sqft · Condo · 45 Days on market

Built 1960 $224/sqft · at area comps Est $195k · at est.

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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 +27.8/30.0
• DSCR +9.8/10.0
• ARV discount +8.8/15.0
• 1% rule +7.6/10.0
• 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 MLS

Welcome to Tudor Woods! Spacious, light and bright 1 bedroom apartment which lives like a 2 bedroom - with additional living space including a closet. Updated kitchen with stainless steel appliances. Beautiful hardwood floors throughout along with lots of closet space. 1 parking space included for $50 per month-no waitlist. Amenities include: laundry on premises, basket ball court, brand new playground and convenient to all; transportation, shopping, hospital, restaurants, etc. Building is financial stable. Why rent when you can own?

Key facts

• Lots of closet space
• Updated kitchen
• Brand new playground

Tags

• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• HARDWOOD FLOORS
• LOTS OF CLOSET SPACE
• BASKET BALL COURT
• BRAND NEW PLAYGROUND

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $189k.

Deal economics

• At list price, monthly cash flow is $576 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Recommended offer: $183k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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.
• Market conditions: 75 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 32% 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 $1k of loan paydown is wiped out by about $6k 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 + 3.0% rent growth), your $53k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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 $144k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $183,330 (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. 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. 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: 1.26% ✓
• Cap rate: 9.95%
• Cash-on-cash: 13.05%
• DSCR: 1.58
• GRM: 6.6

CMA / ARV

• ARV (median comp): $194,668
• List price: $189,000
• Delta: -2.91%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 3.0%
• Equity multiple: 1.11×
• Total profit: $6,064
• Equity at exit: $28,181

10-year hold

• IRR: 12.5%
• Equity multiple: 1.99×
• Total profit: $52,625
• Equity at exit: $16,341

Cash invested: $52,920 (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: 6.6×

Monthly cashflow live

• Estimated rent: $2,382 high
• Mortgage (P&I): −$991
• Tax est. 1.5%: −$236 /mo · $2,835/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $576

Break-even live

Break-even rent $1,653

Max offer price $189,000

Occupancy floor 71%

Sensitivity live

Price	-10% $706	-5% $641	+0% $576	+5% $510	+10% $445
Rent	-10% $387	-5% $481	+0% $576	+5% $670	+10% $764
Rate	-1.0pp $671	-0.5pp $624	base $576	+0.5pp $527	+1.0pp $477

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7 Corbalis Pl Yonkers, NY	2.0	1.0	900	$2,500	$2.78	44d	1	0.24mi
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
160 Amackassin Ter Yonkers, NY	1.0	1.0	600	$1,500	$2.50	44d	1	0.73mi
1133 Warburton Ave Yonkers, NY	2.0	1.0–2.0	827	$3,375	$4.08	2d	7	0.77mi
23 Belknap Ave Yonkers, NY	1.0	1.0	700	$2,300	$3.29	25d	1	0.88mi
596 Warburton Ave Yonkers, NY	1.0	1.0	650	$1,800	$2.77	25d	1	0.89mi
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
703 Nepperhan Ave Unit 2 Yonkers, NY	2.0	1.0	850	$2,450	$2.88	44d	1	1.01mi
23 Colin St Yonkers, NY	2.0	1.0	750	$2,500	$3.33	15d	1	1.12mi
137 Lake Ave Unit 3W Yonkers, NY	1.0	1.0	650	$1,700	$2.62	19d	1	1.20mi
601 Ridge Hill Blvd Yonkers, NY	2.0	1.0–2.0	819	$3,500	$4.27	7d	14	1.21mi
59 Glenwood Ave Unit 1FF Yonkers, NY	2.0	1.0	700	$2,375	$3.39	44d	1	1.31mi
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 8 events

1. 2026-05-04
   status Pending 539-char remark

   Show marketing remark (539 chars)

   Welcome to Tudor Woods! Spacious, light and bright 1 bedroom apartment which lives like a 2 bedroom - with additional living space including a closet. Updated kitchen with stainless steel appliances. Beautiful hardwood floors throughout along with lots of closet space. 1 parking space included for $50 per month-no waitlist. Amenities include: laundry on premises, basket ball court, brand new playground and convenient to all; transportation, shopping, hospital, restaurants, etc. Building is financial stable. Why rent when you can own?

2. 2026-03-20
   listed $189,000 Active 539-char remark

   Show marketing remark (539 chars)

   Welcome to Tudor Woods! Spacious, light and bright 1 bedroom apartment which lives like a 2 bedroom - with additional living space including a closet. Updated kitchen with stainless steel appliances. Beautiful hardwood floors throughout along with lots of closet space. 1 parking space included for $50 per month-no waitlist. Amenities include: laundry on premises, basket ball court, brand new playground and convenient to all; transportation, shopping, hospital, restaurants, etc. Building is financial stable. Why rent when you can own?

3. 2018-05-16
   soldstatus $144,400 Closed 423-char remark

   Show marketing remark (423 chars)

   Welcome To This Spacious Over-Sized One Bedroom Which Has Been Converted To A Two Bedroom At The Tudor Woods. Generous Entry Foyer With Large Living Room. Bright And Sunny With Lots Of Windows. Closets Galore Including Several Walk-Ins. Windowed Kitchen Complete With Cream Cabinetry, Granite Counter-Tops, Tiled Backsplash And Stainless Steel Appliances., Additional information: Interior Features:Efficiency Kitchen,Lr/Dr

4. 2018-05-14
   soldstatus $141,400 Sold
5. 2018-03-16
   historical Pending

   Show marketing remark (423 chars)

   Welcome To This Spacious Over-Sized One Bedroom Which Has Been Converted To A Two Bedroom At The Tudor Woods. Generous Entry Foyer With Large Living Room. Bright And Sunny With Lots Of Windows. Closets Galore Including Several Walk-Ins. Windowed Kitchen Complete With Cream Cabinetry, Granite Counter-Tops, Tiled Backsplash And Stainless Steel Appliances., Additional information: Interior Features:Efficiency Kitchen,Lr/Dr

6. 2018-03-16
   status Under Contract 423-char remark

   Show marketing remark (423 chars)

   Welcome To This Spacious Over-Sized One Bedroom Which Has Been Converted To A Two Bedroom At The Tudor Woods. Generous Entry Foyer With Large Living Room. Bright And Sunny With Lots Of Windows. Closets Galore Including Several Walk-Ins. Windowed Kitchen Complete With Cream Cabinetry, Granite Counter-Tops, Tiled Backsplash And Stainless Steel Appliances., Additional information: Interior Features:Efficiency Kitchen,Lr/Dr

7. 2018-02-19
   listed $136,900 New 423-char remark

   Show marketing remark (423 chars)

   Welcome To This Spacious Over-Sized One Bedroom Which Has Been Converted To A Two Bedroom At The Tudor Woods. Generous Entry Foyer With Large Living Room. Bright And Sunny With Lots Of Windows. Closets Galore Including Several Walk-Ins. Windowed Kitchen Complete With Cream Cabinetry, Granite Counter-Tops, Tiled Backsplash And Stainless Steel Appliances., Additional information: Interior Features:Efficiency Kitchen,Lr/Dr

8. 2018-02-19
   listed $136,900 Active

   Show marketing remark (423 chars)

   Welcome To This Spacious Over-Sized One Bedroom Which Has Been Converted To A Two Bedroom At The Tudor Woods. Generous Entry Foyer With Large Living Room. Bright And Sunny With Lots Of Windows. Closets Galore Including Several Walk-Ins. Windowed Kitchen Complete With Cream Cabinetry, Granite Counter-Tops, Tiled Backsplash And Stainless Steel Appliances., Additional information: Interior Features:Efficiency Kitchen,Lr/Dr

ⓘ 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: $28,582
• − Mortgage interest: −$10,587
• − Property taxes: −$2,835
• − Insurance: −$945
• − Repairs & maintenance: −$2,287
• − Management: −$2,287
• − Depreciation: −$5,498
• Taxable income: $4,144
• Est. tax owed @ 24.0%: −$994
• After-tax cash flow: $5,912/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

+38.1% since first listed

8 events — show timeline

• 2026-05-04 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-20 Listed $189,000 OneKey® MLS as Distributed by MLS Grid
• 2018-05-16 Sold (MLS) $144,400 OneKey® MLS as Distributed by MLS Grid
• 2018-05-14 Sold (MLS) $141,400 OneKey® MLS as Distributed by MLS Grid
• 2018-03-16 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2018-03-16 Pending — OneKey® MLS as Distributed by MLS Grid
• 2018-02-19 Listed $136,900 OneKey® MLS as Distributed by MLS Grid
• 2018-02-19 Listed $136,900 OneKey® MLS as Distributed by MLS Grid