27 Loudoun St · Yonkers, NY 10705

$695,000

6 bd · 2.0 ba · 2,510 sqft · MultiFamily public records · 9 Days on market

Built 1922 2,506 sqft lot Est $931k · 25% under

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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 +22.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• Rent growth +4.8/5.0
• 1% rule +4.5/10.0
• Schools +4.1/10.0
• 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: 2 units. confirmed

Listing remarks

Amazing investment opportunity in Yonkers. This legal 2-family home features two separate units, each offering 2 bedrooms and 1 bathroom—perfect for buyers seeking a multi-family property, income-producing real estate, or owner-occupant rental potential. The home needs some TLC, making it ideal for investors, contractors, or anyone looking to add value and build equity. The property includes an oversized 2-car garage plus a driveway with parking for 2 additional cars, providing rare and highly desirable off-street parking in Yonkers. Conveniently located near public transportation, shopping, schools, and local amenities. Bring your vision and unlock the full potential of this value-ad

Key facts

• Legal 2-family home
• Two separate units
• Local amenities

Tags

• LEGAL 2-FAMILY HOME
• TWO SEPARATE UNITS
• OVERSIZED 2-CAR GARAGE
• DRIVEWAY WITH PARKING
• OFF-STREET PARKING
• LOCAL AMENITIES

Property features AI

Exterior

• Parking: Driveway; Garage; Total parking for 4 vehicles; Two-car garage
• Utilities: Electricity connected (Con-Edison); Natural gas connected; Public sewer
• Home design: Duplex; Total building area approximately 2510
• Construction: Brick and stone foundation
• Exterior features: Aluminum siding; Not waterfront

Interior

• Kitchen: No specific kitchen appliance list provided
• Bedrooms: Two 2-bedroom units (multi-unit duplex)
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas heating; Wall/window air conditioning units
• Interior features: Washer/dryer hookup; Walk-out basement access
• Laundry & utility: Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $695k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $562/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $662k (4.8% below list).
• Recommended offer: $662k (4.8% below list) — sets the bar for 1% rule.
• Cap rate 8.2% 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 (+9.0%/yr); 86 active listings in the ZIP; 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 $21k 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 + 8.0% rent growth), your $195k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 31y 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 $184k; list at $695k implies a 278% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $661,700 (4.8% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.95% ✗
• Cap rate: 8.23%
• Cash-on-cash: 6.93%
• DSCR: 1.31
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $931,210
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22 Landscape Ave	0.20mi	5/3.0 (-1)	2,694 (+7%)	6mo	$999,999	$371	64
74 Cornell Ave	0.13mi	6/3.0	2,816 (+12%)	18mo	$595,000	$211	54
174 Sedgwick Ave	0.51mi	7/3.0 (+1)	2,472 (-2%)	13mo	$1,170,000	$473	54
314 Mclean Ave	0.35mi	6/5.0	2,760 (+10%)	3mo	$915,000	$332	53
28 Ludlow St	0.67mi	7/3.0 (+1)	2,446 (-2%)	5mo	$760,000	$311	51
152 Harrison Ave	0.45mi	6/3.0	2,240 (-11%)	7mo	$991,000	$442	51
10 Euclid Ave	0.30mi	6/3.0	2,256 (-10%)	18mo	$880,000	$390	50
84 Livingston Ave	0.59mi	6/4.0	2,303 (-8%)	16mo	$740,000	$321	37

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -0.8%
• Equity multiple: 0.97×
• Total profit: $-6,397
• Equity at exit: $103,627

10-year hold

• IRR: 13.1%
• Equity multiple: 2.26×
• Total profit: $244,424
• Equity at exit: $60,091

Cash invested: $194,600 (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 10705

• Rents YoY: 9.0%
• Active inventory: 86
• Price-to-rent: 17.5×

Monthly cashflow live

• Estimated rent: $6,617 high
• Mortgage (P&I): −$3,645
• Tax from tax record: −$169 /mo · $2,031/yr
• Insurance: −$290
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,390
• Net cashflow: $1,124

Break-even live

Break-even rent $5,194

Max offer price $695,000

Occupancy floor 78%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$6,618
Total (2 units)			$6,617

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: $173,750
• Closing costs: $20,850
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $695,000 Active 9 DOM
2. 2026-06-17
   days on market $695,000 Active 8 DOM
3. 2026-06-16
   days on market $695,000 Active 7 DOM
4. 2026-06-15
   days on market $695,000 Active 6 DOM
5. 2026-06-13
   days on market $695,000 Active 4 DOM
6. 2026-06-10
   remarks 693-char remark
7. 2026-06-10
   listed $695,000 Active 1 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: $2,031 · $169/mo
• Projected year-2 tax: $6,888 · $574/mo
• Expected delta: +$4,857/yr (+$405/mo · 239.1%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% 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: $79,404
• − Mortgage interest: −$38,931
• − Property taxes: −$2,031
• − Insurance: −$3,475
• − Repairs & maintenance: −$6,352
• − Management: −$6,352
• − Depreciation: −$20,218
• Taxable income: $2,044
• Est. tax owed @ 24.0%: −$491
• After-tax cash flow: $12,997/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): 38,887
• Household income: $67,918
• Rent vs Own: 63.2% rent · 36.8% own
• Severe rent burden: 2783.0

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 0.56)
• Race & ethnicity: Hispanic / Latino 62% White 17% Two or more races 16% Black 12% Asian 5% Native American 1%
• Hispanic origin (detail): Mexican 13% Puerto Rican 9% Dominican 27%
• Common ancestry: Scotch-Irish 1% Romanian 1%
• Foreign-born: 40% · Canada, Jamaica, South Korea
• Languages at home: 39% English-only · Spanish 51% Other Indo-European 3% Other Asian/Pacific 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: ▼ -368.22%
• Current HPI: 314.1777
• Rent YoY: ▲ 9.00%
• 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

+277.7% since first listed

5 events — show timeline

• 2026-06-09 Listed $695,000 OneKey® MLS as Distributed by MLS Grid
• 1996-10-04 Listed — HGMLS
• 1996-06-20 Listed — HGMLS
• 1995-12-15 Listed — HGMLS
• 1988-07-29 Sold (Public Records) $184,000 Public Records

Property tax history

-24.9%/yr

Latest (2025): $2,031 · +0.6% YoY. Source: county tax records.