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101 Highland Ave Unit 4R
B+ Composite 79.57
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 +30.0/30.0
  • ARV discount +11.6/15.0
  • 1% rule +10.0/10.0
  • DSCR +10.0/10.0
  • Schools +5.9/10.0
  • Rent growth +4.8/5.0
  • Condition / age +4.0/5.0
  • Livability +3.4/5.0
  • Appreciation +0.0/10.0

$145,000

101 Highland Ave Unit 4R · Yonkers, NY 10705
1 bd · 1.0 ba · 900 sqft · Townhouse · 107 Days on market
Built 1969 Good condition 1.01 ac lot Garage $161/sqft · 9% below area Est $159k · 9% under

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

Welcome to 101 Highland Avenue, a newly renovated 1-bedroom co-op offering comfort, convenience, and value in the heart of Yonkers. This inviting home features a spacious layout, natural light, and plenty of storage throughout. The building offers a large community room perfect for gatherings and events, additional storage space, and a peaceful outdoor sitting area in the rear of the property where you can relax and unwind. Ideally located just minutes from the vibrant Yonkers waterfront, you'll enjoy easy access to waterfront dining, shopping, entertainment, and Metro-North.

Key facts

  • Garage
  • Built 1969
  • Listed 106 days

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 1-bed/1.0-bath townhouse listed at $145k. Condition is rated good.

Deal economics

  • At list price, monthly cash flow is $809 ($10k/yr) — positive.
  • The deal already cash-flows at list — no discount required.
  • Meets the 1% rule at list price ($2k rent vs $145k).
  • Recommended offer: $132k (9.0% below list) — sets the bar for market timing.
  • Cap rate 13.0% vs local median 5.2% 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); 136 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 61d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
  • This rent runs 40% of the median local income ($68k/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 $4k 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 $41k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

  • It's been on market 107 days — a 9% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

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 $131,950 (9.0% below list)

Questions for the listing agent

  1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
  2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
  3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
  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 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
1.58%
Cap rate
12.99%
Cash-on-cash
23.90%
DSCR
2.06
GRM
5.3

CMA / ARV

ARV (median comp)
$159,423
List price
$145,000
Delta
-9.05%
Verdict
FAIR
Comps
20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
Address Dist Beds/Ba Sqft Sold Price $/sf Match
101 Highland Ave Unit 4L 0.01mi 2/1.0 (+1) 900 (0%) 8mo $245,000 $272 88
101 Highland Ave Unit 5H 0.01mi 1/1.0 850 (-6%) 9mo $135,000 $159 83
101 Highland Ave Unit 5D 0.01mi 2/1.0 (+1) 950 (+6%) 9mo $250,000 $263 78
47 Alta Ave Unit 2F 0.30mi 1/1.0 800 (-11%) 1mo $135,000 $169 67
25 Sunnyside Dr Unit 6K 0.35mi 1/1.0 825 (-8%) 5mo $176,000 $213 66
100 Livingston St Unit 1B 0.41mi 2/1.0 (+1) 850 (-6%) 4mo $150,000 $176 64
23 Water Grant St Unit 10B 0.54mi 1/1.5 950 (+6%) 3mo $325,000 $342 61
23 Water Grant St Unit 7N 0.54mi 1/1.0 859 (-5%) 10mo $310,000 $361 59
480 Riverdale Ave Unit 5M 0.72mi 2/1.0 (+1) 900 (0%) 11mo $255,000 $283 52
23 Water Grant St Unit 10 E 0.54mi 1/1.0 1,000 (+11%) 6mo $420,000 $420 51
19 Abeel St Unit 2E 0.74mi 2/1.0 (+1) 1,000 (+11%) 1mo $185,000 $185 41
19 Abeel St Unit 6E 0.74mi 2/1.0 (+1) 1,000 (+11%) 12mo $179,900 $180 32

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
22.7%
Equity multiple
1.99×
Total profit
$40,157
Equity at exit
$21,620
10-year hold
IRR
33.7%
Equity multiple
4.86×
Total profit
$156,561
Equity at exit
$12,537

Cash invested: $40,600 (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.
Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now
30 active · 21 under contract
Months of supply
12.0 mo (8%/mo absorbed)
Median asking
$165,000 ($200/sqft)
Median days on market
52 d
This list price
17% of active listings are priced below it
ARV vs active asking
-11.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 10705

Rents YoY
9.0%
Active inventory
136
Price-to-rent
5.3×

Monthly cashflow live

Estimated rent
$2,292 high interval (Pro) →
Mortgage (P&I)
$760
Tax est. 1.5%
$181 /mo · $2,175/yr
Insurance
$60
HOA
$0
Vacancy / Maint / Mgmt
$481
Net cashflow
$809

Break-even live

Break-even rent $1,268
Max offer price $145,000
Occupancy floor 60%

Sensitivity live

Price -10% $909 -5% $859 +0% $809 +5% $759 +10% $708
Rent -10% $628 -5% $718 +0% $809 +5% $899 +10% $990
Rate -1.0pp $882 -0.5pp $846 base $809 +0.5pp $771 +1.0pp $733

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
$36,250
Closing costs
$4,350
Reserves months
Total cash needed

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Short-term bridge; refi at stabilization.

Rent comps 40 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
212 Buena Vista Ave Unit 3F Yonkers, NY 1.0 1.0 800 $2,100 $2.62 114d 1 0.21mi
14 Highland Ave Unit 2A Yonkers, NY 1.0 1.0 1000 $1,500 $1.50 114d 1 0.22mi
280 Hawthorne Ave Yonkers, NY 1.0 1.0 700 $2,100 $3.00 19d 2 0.26mi
117 Morris St Yonkers, NY 1.0 1.0 700 $2,000 $2.86 100d 1 0.27mi
70 Pier St Yonkers, NY 1.0–2.0 1.0–2.0 865 $2,495 $2.88 0d 4 0.32mi
56 Prospect St Yonkers, NY 2.0 1.0 690 $2,650 $3.84 20d 5 0.46mi
56 Prospect St Unit 504 Yonkers, NY 2.0 1.0 900 $3,300 $3.67 63d 1 0.46mi
56 Prospect St Unit 204 Yonkers, NY 2.0 1.0 900 $3,100 $3.44 0d 1 0.46mi
56 Prospect St Unit 204 Yonkers, NY 2.0 1.0 900 $3,100 $3.44 37d 1 0.46mi
56 Prospect St Unit 603 Yonkers, NY 1.0 1.0 600 $2,550 $4.25 60d 1 0.46mi
56 Prospect St Unit 104 Yonkers, NY 2.0 1.0 900 $3,100 $3.44 62d 1 0.46mi
56 Prospect St Unit 608 Yonkers, NY 1.0 1.0 580 $2,500 $4.31 70d 1 0.46mi
162 Willow St Unit 1F Yonkers, NY 1.0 1.0 700 $2,100 $3.00 45d 1 0.52mi
162 Willow St Yonkers, NY 1.0 1.0 700 $2,100 $3.00 102d 1 0.52mi
160 Willow St Yonkers, NY 1.0 1.0 700 $1,900 $2.71 12d 1 0.52mi
158 Willow St Unit 1B Yonkers, NY 2.0 1.0 600 $2,100 $3.50 96d 1 0.52mi
158 Willow St Unit 4B Yonkers, NY 2.0 1.0 650 $1,944 $2.99 89d 1 0.52mi
44 Hudson St Yonkers, NY 2.0 1.0–2.0 844 $3,262 $3.86 12d 23 0.52mi
20 Water Grant St Yonkers, NY 1.0–2.0 1.0–2.0 930 $2,414 $2.60 0d 17 0.52mi
97 Waverly St Unit 3R Yonkers, NY 1.0 1.0 600 $1,750 $2.92 83d 1 0.55mi
50 Main St Unit 3F Yonkers, NY 1.0 1.0 900 $2,000 $2.22 120d 1 0.57mi
50 Main St Unit 4R Yonkers, NY 2.0 1.0 700 $2,200 $3.14 4d 1 0.57mi
66 Main St Yonkers, NY 2.0 1.0–2.0 876 $2,925 $3.34 19d 5 0.58mi
52 Main St Unit 3R Yonkers, NY 2.0 1.0 800 $2,300 $2.88 24d 1 0.58mi
13 Main St Unit 3E Yonkers, NY 2.0 1.0 1000 $3,250 $3.25 6d 1 0.58mi
149 Beech St Unit 2 Yonkers, NY 2.0 1.0 1000 $2,500 $2.50 26d 1 0.58mi
2 Mill St Unit 2B Yonkers, NY 1.0 741 $2,095 $2.83 139d 1 0.60mi
23 N Broadway Unit 4F Yonkers, NY 2.0 1.0 699 $2,700 $3.86 48d 1 0.61mi
23 N Broadway Unit 4G Yonkers, NY 2.0 1.0 796 $2,700 $3.39 6d 1 0.61mi
25 N Broadway #1 Yonkers, NY 1.0 872 $2,550 $2.92 139d 1 0.62mi
50 Nepperhan St Yonkers, NY 3.0 1.0–2.0 876 $2,609 $2.98 0d 11 0.62mi
91 Elm St Unit 1A Yonkers, NY 1.0 1.0 650 $1,800 $2.77 111d 1 0.68mi
91 Elm St Unit 1A Yonkers, NY 1.0 1.0 650 $1,900 $2.92 139d 1 0.68mi
91 Elm St Unit 3C Yonkers, NY 1.0 1.0 650 $1,775 $2.73 24d 1 0.68mi
91 Elm St Unit 1A Yonkers, NY 1.0 1.0 550 $1,800 $3.27 86d 1 0.68mi
30 Locust Hill Ave Yonkers, NY 1.0–2.0 1.0 735 $1,800 $2.45 139d 3 0.71mi
30 Locust Hill Ave Yonkers, NY 1.0–2.0 1.0 735 $1,800 $2.45 47d 2 0.71mi
30 Locust Hill Ave Yonkers, NY 1.0–2.0 1.0 735 $1,800 $2.45 73d 2 0.71mi
11 Lawrence St Unit Bsmt Yonkers, NY 1.0 600 $1,050 $1.75 84d 1 0.71mi
11 Lawrence St Unit 1B Yonkers, NY 2.0 1.0 1000 $1,900 $1.90 0d 1 0.71mi

Property features AI

Finance

HOA & community
Association: HSC Management CorpAdditional monthly fee $95 for fuel and electricity surchargeCommunity clubhouse

Exterior

Parking
Garage availableParking fee $70 (waitlist)
Security
Fire escapeSmoke detectorsVideo cameras
Utilities
Electric service: Con-EdisonPublic sewerPublic trash collection
Home design
Stock cooperativeOne levelEntry level: 1Located between the 3rd and 5th floors
Construction
Brick construction
Exterior features
CourtyardOutdoor space

Interior

Kitchen
Gas rangeOvenRefrigeratorStainless steel appliances
Bedrooms
Located between the 3rd and 5th floors
Flooring
Hardwood floors
Bathrooms
1 full bathroom
Heating & cooling
Hot water heating (natural gas)Wall/window air conditioning units
Interior features
ElevatorEntrance foyerGalley-style kitchenGranite countersUpdated/remodeled conditionOutdoor space (building amenity)Pets allowed: cats
Laundry & utility
Common area laundry room

Listing history 50 events

  1. 2026-09-23
    days on market $145,000 Active 107 DOM
  2. 2026-09-22
    days on market $145,000 Active 106 DOM
  3. 2026-09-21
    days on market $145,000 Active 105 DOM
  4. 2026-09-20
    days on market $145,000 Active 104 DOM
  5. 2026-09-19
    days on market $145,000 Active 103 DOM
  6. 2026-09-18
    days on market $145,000 Active 102 DOM
  7. 2026-09-17
    days on market $145,000 Active 101 DOM
  8. 2026-09-16
    days on market $145,000 Active 100 DOM
  9. 2026-09-15
    days on market $145,000 Active 99 DOM
  10. 2026-09-14
    days on market $145,000 Active 98 DOM
  11. 2026-09-13
    days on market $145,000 Active 97 DOM
  12. 2026-09-12
    days on market $145,000 Active 96 DOM
  13. 2026-09-11
    days on market $145,000 Active 95 DOM
  14. 2026-09-05
    days on market $145,000 Active 89 DOM
  15. 2026-09-04
    days on market $145,000 Active 88 DOM
  16. 2026-09-02
    days on market $145,000 Active 86 DOM
  17. 2026-08-31
    days on market $145,000 Active 84 DOM
  18. 2026-08-30
    days on market $145,000 Active 83 DOM
  19. 2026-08-29
    days on market $145,000 Active 82 DOM
  20. 2026-08-28
    days on market $145,000 Active 81 DOM
  21. 2026-08-27
    days on market $145,000 Active 80 DOM
  22. 2026-08-26
    days on market $145,000 Active 79 DOM
  23. 2026-08-25
    days on market $145,000 Active 78 DOM
  24. 2026-08-24
    days on market $145,000 Active 77 DOM
  25. 2026-08-23
    days on market $145,000 Active 76 DOM
  26. 2026-08-22
    days on market $145,000 Active 75 DOM
  27. 2026-08-21
    days on market $145,000 Active 74 DOM
  28. 2026-08-20
    days on market $145,000 Active 73 DOM
  29. 2026-08-19
    days on market $145,000 Active 72 DOM
  30. 2026-08-18
    days on market $145,000 Active 71 DOM
  31. 2026-08-17
    days on market $145,000 Active 70 DOM
  32. 2026-08-16
    days on market $145,000 Active 69 DOM
  33. 2026-08-15
    days on market $145,000 Active 68 DOM
  34. 2026-08-14
    days on market $145,000 Active 67 DOM
  35. 2026-08-13
    pricedays on market $145,000 Active 66 DOM
  36. 2026-08-12
    days on market $150,000 Active 65 DOM
  37. 2026-08-11
    days on market $150,000 Active 64 DOM
  38. 2026-08-10
    days on market $150,000 Active 63 DOM
  39. 2026-08-09
    days on market $150,000 Active 62 DOM
  40. 2026-08-08
    days on market $150,000 Active 61 DOM
  41. 2026-08-06
    days on market $150,000 Active 59 DOM
  42. 2026-08-05
    days on market $150,000 Active 58 DOM
  43. 2026-08-04
    days on market $150,000 Active 57 DOM
  44. 2026-08-03
    days on market $150,000 Active 56 DOM
  45. 2026-07-31
    days on market $150,000 Active 53 DOM
  46. 2026-07-30
    days on market $150,000 Active 51 DOM
  47. 2026-07-28
    days on market $150,000 Active 50 DOM
  48. 2026-07-26
    days on market $150,000 Active 48 DOM
  49. 2026-07-24
    days on market $150,000 Active 46 DOM
  50. 2026-07-23
    days on market $150,000 Active 45 DOM

ⓘ 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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income
$27,505
− Mortgage interest
−$8,122
− Property taxes
−$2,175
− Insurance
−$725
− Repairs & maintenance
−$2,200
− Management
−$2,200
− Depreciation
−$4,218
Taxable income
$7,864
combined federal + state — saved on this device
Est. tax owed @ 24.0%
−$1,887
After-tax cash flow
$7,817/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab Est. rehab $4,500–$13,500 screening

This newly renovated 1-bedroom co-op is in good condition with a spacious layout and natural light. The building offers a large community room and additional storage space, making it a great investment opportunity.

Value-add opportunities

  • Both Paint exterior walls — Fresh paint can enhance curb appeal and property value.
  • Both Clean gutters — Clean gutters improve drainage and prevent water damage to the exterior of the building.

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 58/100

Zoned Schools

Elementary Yonkers Early Childhood Academy Middle Yonkers Middle School F NY #587/729 Nat'l #9,793/14,009 High Yonkers High School A+ NY #238/1,100 Nat'l #387/17,239

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
C Composite livability gradescore 68/100

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 · 1,028,035 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
10% of renters

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

Price history

+0.0% since first listed
2 events — show timeline
  • 2026-06-09 Listed $150,000 OneKey® MLS as Distributed by MLS Grid
  • 2026-06-08 Coming Soon $150,000 OneKey® MLS as Distributed by MLS Grid

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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