157 Glenwood Ave · Yonkers, NY 10473

$389,000

6 bd · 3.0 ba · 2,178 sqft · SingleFamily public records · 45 Days on market

Built 1897 3,500 sqft lot Est $738k · 47% 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 +24.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +5.3/10.0
• 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

Short sale, Subject to bank approval.

Key facts

• 3,500 sq ft lot
• Built 1897
• Listed 45 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public sewer; Electricity available
• Home design: Single-family residence; Living area reported from public records
• Construction: Stone construction
• Exterior features: Stone exterior; Not waterfront

Interior

• Kitchen: Refrigerator included
• Bedrooms: Rooms total: 15 (includes bedroom count and other rooms)
• Bathrooms: 3 full bathrooms
• Heating & cooling: Baseboard heating; Natural gas heating; No central cooling
• Interior features: First-floor bedroom; Full basement with walk-out access; Attic: none
• Laundry & utility: Utilities: electricity available

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath single-family listed at $389k.

Deal economics

• At list price, monthly cash flow is $840 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $389k).
• Recommended offer: $377k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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.
• 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: 141 active listings in the ZIP; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• At $4,022/mo this rent would consume 92% of the median local household income ($52k/yr) (locally 3913% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 45 days — a 3% lower offer ($377k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 20y 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.

Risks & watch-outs

• Watch-outs: built in 1897 — 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 $377,330 (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 1897 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.03% ✓
• Cap rate: 8.89%
• Cash-on-cash: 9.26%
• DSCR: 1.41
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $738,342
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 Lamartine Ter	0.32mi	5/3.0 (-1)	2,213 (+2%)	22mo	$750,000	$339	59
140 Amackassin Ter	0.67mi	5/2.5 (-1)	2,310 (+6%)	17mo	$700,000	$303	38

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.4%
• Equity multiple: 0.91×
• Total profit: $-9,672
• Equity at exit: $58,001

10-year hold

• IRR: 7.3%
• Equity multiple: 1.55×
• Total profit: $59,860
• Equity at exit: $33,634

Cash invested: $108,920 (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 10473

• Active inventory: 141
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $4,022 medium
• Mortgage (P&I): −$2,040
• Tax from tax record: −$135 /mo · $1,621/yr
• Insurance: −$162
• HOA: −$0
• Vacancy / Maint / Mgmt: −$845
• Net cashflow: $840

Break-even live

Break-even rent $2,958

Max offer price $389,000

Occupancy floor 74%

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: $97,250
• Closing costs: $11,670
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-18
   days on market $389,000 Active 45 DOM
2. 2026-06-17
   days on market $389,000 Active 44 DOM
3. 2026-06-16
   days on market $389,000 Active 43 DOM
4. 2026-06-15
   days on market $389,000 Active 42 DOM
5. 2026-06-13
   remarks 37-char remark
6. 2026-06-13
   listed $389,000 Active 40 DOM

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

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $1,621 · $135/mo
• Projected year-2 tax: $4,098 · $341/mo
• Expected delta: +$2,476/yr (+$206/mo · 152.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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: $48,265
• − Mortgage interest: −$21,790
• − Property taxes: −$1,621
• − Insurance: −$1,945
• − Repairs & maintenance: −$3,861
• − Management: −$3,861
• − Depreciation: −$11,316
• Taxable income: $3,870
• Est. tax owed @ 24.0%: −$929
• After-tax cash flow: $9,155/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: Bronx County · 1,197,324 people
• City population: 212,407
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 58,855
• Household income: $52,462
• Rent vs Own: 71.4% rent · 28.6% own
• Severe rent burden: 3913.0

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: Majority Hispanic (59%)
• Race & ethnicity: Hispanic / Latino 59% Black 34% Two or more races 12% Asian 2% White 2%
• Hispanic origin (detail): Puerto Rican 31% Dominican 20%
• Common ancestry: British 1%
• Foreign-born: 23% · Canada, Jamaica
• Languages at home: 51% English-only · Spanish 45% Other Indo-European 1% French/Haitian/Cajun 1%

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: ▼ -212.70%
• Current HPI: 276.2941
• 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

+143.1% since first listed

45 events — show timeline

• 2026-05-04 Listed $389,000 OneKey® MLS as Distributed by MLS Grid
• 2018-05-07 Sold (Public Records) $465,000 Public Records
• 2017-12-29 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2017-12-06 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2017-10-24 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2017-10-24 Price Changed $458,000 OneKey® MLS as Distributed by MLS Grid
• 2017-10-24 Listed $458,000 OneKey® MLS as Distributed by MLS Grid
• 2017-09-25 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2017-08-20 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2017-07-11 Price Changed $459,000 OneKey® MLS as Distributed by MLS Grid
• 2017-07-11 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2017-05-19 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2017-02-01 Price Changed $475,000 OneKey® MLS as Distributed by MLS Grid
• 2017-01-03 Price Changed $459,000 OneKey® MLS as Distributed by MLS Grid
• 2016-12-20 Price Changed $469,000 OneKey® MLS as Distributed by MLS Grid
• 2016-11-07 Listed $479,000 OneKey® MLS as Distributed by MLS Grid
• 2016-08-19 Price Changed $205,000 HGMLS
• 2016-08-19 Sold (MLS) $205,000 HGMLS
• 2016-08-18 Sold (MLS) $205,000 OneKey® MLS as Distributed by MLS Grid
• 2016-07-27 Contingent — HGMLS
• 2016-07-26 Price Changed $225,000 HGMLS
• 2016-07-20 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2016-06-28 Listed $225,000 OneKey® MLS as Distributed by MLS Grid
• 2016-06-28 Listed $225,000 HGMLS
• 2016-06-28 Delisted — HGMLS
• 2016-05-12 Price Changed — HGMLS
• 2016-04-12 Price Changed — HGMLS
• 2016-03-02 Price Changed — HGMLS
• 2016-01-26 Price Changed — HGMLS
• 2015-12-24 Price Changed — HGMLS
• 2015-12-24 Price Changed — HGMLS
• 2015-11-19 Listed — HGMLS
• 2015-11-18 Listed $235,000 OneKey® MLS as Distributed by MLS Grid
• 2014-03-15 Price Changed $525,000 HGMLS
• 2008-02-20 Sold (Public Records) $525,000 Public Records
• 2008-01-04 Delisted — HGMLS
• 2008-01-02 Sold (MLS) $525,000 HGMLS
• 2007-10-12 Price Changed $560,000 HGMLS
• 2007-01-24 Listed $560,000 HGMLS
• 2007-01-02 Sold (Public Records) $525,000 Public Records
• 2006-11-06 Sold (MLS) $525,000 HGMLS
• 2006-09-19 Delisted — HGMLS
• 2006-09-19 Price Changed $569,000 HGMLS
• 2006-06-23 Listed $525,000 HGMLS
• 1989-12-18 Sold (Public Records) $160,000 Public Records

Property tax history

-24.8%/yr

Latest (2025): $1,621 · -0.4% YoY. Source: county tax records.