440 Warburton Ave Unit 5-F · Yonkers, NY 10701

$229,900

2 bd · 1.0 ba · 1,025 sqft · Condo · 153 Days on market

Built 1958 ↓ 7% since listing

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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 +27.2/30.0
• DSCR +9.5/10.0
• 1% rule +7.4/10.0
• Schools +4.1/10.0
• Rent growth +3.6/5.0
• ARV discount +3.4/15.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NW YONKERS | Woodstock Manor - SPONSOR UNIT (No Board Approval) Fifth-floor, early post-war (ca. 1958) Junior 4 converted to 2 BED/1 BA co-operative facing onto Warburton Avenue w/ private Balcony & direct Hudson River views from all rooms! 1,025 s/f unit consists of Entry Foyer, Dining Area, Living Room, 2nd BED, windowed galley-style Kitchen, windowed Bath & primary Bedroom. 6 closets, plaster walls & original 3/4" oak plank hardwood floors throughout. Resident superintendent, on-site laundry, storage ($30/Mo.) & available outdoor parking ($30/Mo.). 7 min walk to MTA Hudson Line Glenwood train station & 49 min scenic ride along the Hudson River to GCT. Home to the fabulous Hudson River Museum, Philipse Manor Hall, Untermyer Gardens Conservancy, Lenoir Perserve, downtown waterfront dining & Ridge Hill shopping. New York's 4th largest city and Westchester's first (and the most affordable) Rivertown! Maint as of 01/12/2026: $1,236.26 + $85.40 Cap Assessment b/4 STAR. All-Cash or 80% Financing MAX. 700 FICO Score MIN. Financing exclusively available thru Morgan Stanley Home Loans. No pets & no investors, please.

Key facts

• Private balcony
• 6 closets
• Windowed bath

Tags

• PRIVATE BALCONY
• DIRECT HUDSON RIVER VIEWS
• WINDOWED GALLEY-STYLE KITCHEN
• WINDOWED BATH
• 6 CLOSETS
• RESIDENT SUPERINTENDENT

🏢 Co-op / cooperative unit. The $229,900 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $230k.

Deal economics

• At list price, monthly cash flow is $657 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Recommended offer: $202k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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.
• Market conditions: Rents rising fast (+4.4%/yr); 183 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• At $2,843/mo this rent would consume 53% of the median local household income ($65k/yr) (locally 6045% 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 $2k of loan paydown is wiped out by about $7k 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 $64k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 5 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 1958 — 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 $202,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 153 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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: 1.24% ✓
• Cap rate: 9.72%
• Cash-on-cash: 12.25%
• DSCR: 1.55
• GRM: 6.7

CMA / ARV

• ARV (median comp): $210,806
• List price: $229,900
• Delta: 9.06%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.39% rent growth · sell at horizon

5-year hold

• IRR: 3.4%
• Equity multiple: 1.13×
• Total profit: $8,679
• Equity at exit: $34,279

10-year hold

• IRR: 14.3%
• Equity multiple: 2.22×
• Total profit: $78,648
• Equity at exit: $19,878

Cash invested: $64,372 (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: 6.7×

Monthly cashflow live

• Estimated rent: $2,843 high
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$287 /mo · $3,448/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$597
• Net cashflow: $657

Break-even live

Break-even rent $2,011

Max offer price $229,900

Occupancy floor 72%

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
59 Glenwood Ave Unit 1FF Yonkers, NY	2.0	1.0	700	$2,375	$3.39	43d	1	0.10mi
369 Warburton Ave Unit 4A Yonkers, NY	3.0	1.0	950	$3,500	$3.68	43d	1	0.11mi
369 Warburton Ave Unit 2B Yonkers, NY	2.0	1.0	930	$2,650	$2.85	43d	1	0.11mi
150 Glenwood Ave Apt G1 Yonkers, NY	1.0	1.0	850	$2,000	$2.35	43d	1	0.35mi
552 N Broadway Yonkers, NY	2.0	1.0	1300	$2,800	$2.15	43d	1	0.41mi
250 N Broadway Unit 2E Yonkers, NY	2.0	1.0	950	$2,400	$2.53	24d	1	0.50mi
55 Riverside Dr Yonkers, NY	3.0	1.0–2.0	819	$3,891	$4.75	2d	13	0.50mi
155 Lake Ave Yonkers, NY	3.0	1.0	1000	$3,200	$3.20	16d	1	0.58mi
65 Tower Pl Unit 1st floor Yonkers, NY	2.0	1.0	1400	$3,200	$2.29	43d	1	0.64mi
703 Palisade Ave Unit Third Floor Yonkers, NY	2.0	1.0	900	$2,000	$2.22	4d	1	0.73mi
79 Alexander St Yonkers, NY	3.0	1.0–2.5	997	$3,532	$3.54	2d	1	0.74mi
221 Woodland Ave Yonkers, NY	2.0	1.0	1470	$2,650	$1.80	7d	1	0.78mi
4 Ritters Ln Unit 1FL Yonkers, NY	3.0	1.0	1100	$3,300	$3.00	43d	1	0.79mi
737 Warburton Ave Unit 1L Yonkers, NY	1.0	1.0	900	$2,100	$2.33	43d	1	0.79mi
740 Palisade Ave Yonkers, NY	3.0	1.0	1200	$2,900	$2.42	24d	1	0.80mi
237 Woodland Ave Unit 2 Yonkers, NY	2.0	1.0	970	$2,600	$2.68	43d	1	0.80mi
57 Alexander St Yonkers, NY	2.0	1.0–2.0	765	$3,690	$4.82	2d	21	0.81mi
703 Nepperhan Ave Unit 2 Yonkers, NY	2.0	1.0	850	$2,450	$2.88	43d	1	0.81mi
211 Mary Lou Ave #1 Yonkers, NY	2.0	1.0	1138	$2,475	$2.17	15d	1	0.97mi
30 Locust Hill Ave Yonkers, NY	1.0–2.0	1.0	735	$2,500	$3.40	7d	2	0.99mi
30 Locust Hill Ave Yonkers, NY	1.0–2.0	1.0	735	$2,500	$3.40	43d	3	0.99mi
1 Alexander St Yonkers, NY	2.0	1.0–2.0	837	$4,000	$4.78	7d	48	0.99mi
348 Saw Mill River Rd Unit 2 Yonkers, NY	3.0	1.0	900	$3,200	$3.56	24d	1	1.04mi
50 Nepperhan St Yonkers, NY	3.0	1.0–2.0	887	$4,063	$4.58	2d	20	1.05mi
20 Porach St Apt -1B Yonkers, NY	2.0	1.0	750	$2,400	$3.20	43d	1	1.10mi
45 Linden St Yonkers, NY	3.0	3.0	800	$3,100	$3.88	4d	1	1.10mi
287 Mary Lou Ave Unit 2 Yonkers, NY	3.0	2.0	1400	$3,500	$2.50	43d	1	1.10mi
23 Colin St Yonkers, NY	2.0	1.0	750	$2,500	$3.33	15d	1	1.11mi
50 Main St Unit 3F Yonkers, NY	1.0	1.0	900	$2,000	$2.22	24d	1	1.11mi
66 Main St Yonkers, NY	2.0	1.0–2.0	906	$3,323	$3.67	3d	4	1.12mi
103 Burhans Ave Yonkers, NY	2.0	1.0	894	$2,000	$2.24	43d	1	1.13mi
44 Hudson St Yonkers, NY	2.0	1.0–2.0	922	$4,300	$4.66	7d	25	1.17mi
39 Victor St Unit 2 Yonkers, NY	3.0	1.0	900	$2,650	$2.94	43d	1	1.17mi
11 Garfield St Unit 2 Yonkers, NY	2.0	1.0	1250	$2,250	$1.80	15d	1	1.20mi
151 Burhans Ave Unit 1 Yonkers, NY	3.0	1.0	1500	$3,550	$2.37	43d	1	1.22mi
189 Elm St Unit 1 Yonkers, NY	3.0	1.0	1000	$2,650	$2.65	43d	1	1.24mi
13 Regina Pl Yonkers, NY	3.0	1.0	1200	$3,000	$2.50	43d	1	1.29mi
20 Water Grant St Yonkers, NY	1.0–2.0	1.0–2.0	827	$3,756	$4.54	1d	22	1.33mi
3 Annmarie Pl Yonkers, NY	3.0	1.0	1200	$3,200	$2.67	5d	1	1.35mi
7 Corbalis Pl Yonkers, NY	2.0	1.0	900	$2,500	$2.78	43d	1	1.36mi

HOA detail condo

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

Listing history 24 events

1. 2026-06-18
   days on market $229,900 Active 153 DOM
2. 2026-06-17
   days on market $229,900 Active 152 DOM
3. 2026-06-16
   days on market $229,900 Active 151 DOM
4. 2026-06-15
   days on market $229,900 Active 150 DOM
5. 2026-06-13
   days on market $229,900 Active 148 DOM
6. 2026-06-09
   days on market $229,900 Active 144 DOM
7. 2026-06-08
   days on market $229,900 Active 143 DOM
8. 2026-06-07
   days on market $229,900 Active 142 DOM
9. 2026-06-04
   days on market $229,900 Active 139 DOM
10. 2026-06-03
    days on market $229,900 Active 138 DOM
11. 2026-06-02
    days on market $229,900 Active 137 DOM
12. 2026-06-01
    days on market $229,900 Active 136 DOM
13. 2026-05-31
    days on market $229,900 Active 135 DOM
14. 2026-01-16
    listed $229,900 Active 1162-char remark

    Show marketing remark (1162 chars)

    NW YONKERS | Woodstock Manor - SPONSOR UNIT (No Board Approval) Fifth-floor, early post-war (ca. 1958) Junior 4 converted to 2 BED/1 BA co-operative facing onto Warburton Avenue w/ private Balcony & direct Hudson River views from all rooms! 1,025 s/f unit consists of Entry Foyer, Dining Area, Living Room, 2nd BED, windowed galley-style Kitchen, windowed Bath & primary Bedroom. 6 closets, plaster walls & original 3/4" oak plank hardwood floors throughout. Resident superintendent, on-site laundry, storage ($30/Mo.) & available outdoor parking ($30/Mo.). 7 min walk to MTA Hudson Line Glenwood train station & 49 min scenic ride along the Hudson River to GCT. Home to the fabulous Hudson River Museum, Philipse Manor Hall, Untermyer Gardens Conservancy, Lenoir Perserve, downtown waterfront dining & Ridge Hill shopping. New York's 4th largest city and Westchester's first (and the most affordable) Rivertown! Maint as of 01/12/2026: $1,236.26 + $85.40 Cap Assessment b/4 STAR. All-Cash or 80% Financing MAX. 700 FICO Score MIN. Financing exclusively available thru Morgan Stanley Home Loans. No pets & no investors, please.

15. 2025-07-16
    status Pending
16. 2025-07-16
    historical
17. 2025-05-05
    price $219,000
18. 2024-10-07
    listed $247,000 Active
19. 2008-03-31
    historical
20. 2008-01-07
    listed
21. 2007-10-08
    historical
22. 2007-02-09
    listed
23. 2006-10-24
    historical
24. 2006-07-24
    listed

ⓘ 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 6/10 Major 7 d/yr ≥101°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: $34,116
• − Mortgage interest: −$12,878
• − Property taxes: −$3,448
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,729
• − Management: −$2,729
• − Depreciation: −$6,688
• Taxable income: $4,494
• Est. tax owed @ 24.0%: −$1,079
• After-tax cash flow: $6,808/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

-6.9% since first listed

11 events — show timeline

• 2026-01-16 Listed $229,900 OneKey® MLS as Distributed by MLS Grid
• 2025-07-16 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-07-16 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-05-05 Price Changed $219,000 OneKey® MLS as Distributed by MLS Grid
• 2024-10-07 Listed $247,000 OneKey® MLS as Distributed by MLS Grid
• 2008-03-31 Delisted — HGMLS
• 2008-01-07 Listed — HGMLS
• 2007-10-08 Delisted — HGMLS
• 2007-02-09 Listed — HGMLS
• 2006-10-24 Delisted — HGMLS
• 2006-07-24 Listed — HGMLS