101 Highland Ave Unit 4R · Yonkers, NY 10705

$150,000

1 bd · 1.0 ba · 900 sqft · Condo · 10 Days on market

Built 1969 Good condition

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.8/5.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Appreciation +0.0/10.0

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. Conveniently situated near local bus lines, restaurants, parks, and major highways, this location makes commuting an

Key facts

• Garage
• Built 1969
• Listed 9 days

Property features AI

Finance

• HOA & community: Association managed by HSC Management Corp; Additional monthly fee of $95 for fuel and electricity surcharge; Community clubhouse

Exterior

• Parking: Garage available (fee applies); Parking fee $70; Waitlist for parking
• Security: Fire escape; Smoke detectors; Video cameras
• Utilities: Con-Edison electric; Public sewer; Public trash collection
• Home design: Stock cooperative; Updated/remodeled condition; Six-story building; One level unit; Entry on level 1; Unit located between the 3rd and 5th floors
• Construction: Brick construction
• Exterior features: Courtyard; Outdoor space

Interior

• Kitchen: Gas range; Oven; Refrigerator; Stainless 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: Elevator; Entrance foyer; Galley kitchen; Granite counters; Outdoor space (building feature)
• Laundry & utility: Common area laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $150k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $787 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 12.6% 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; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• This rent runs 41% 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 $42k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

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 $150,000

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. 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?
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 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: 1.54% ✓
• Cap rate: 12.59%
• Cash-on-cash: 22.49%
• DSCR: 2.00
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 20.9%
• Equity multiple: 1.91×
• Total profit: $38,052
• Equity at exit: $22,365

10-year hold

• IRR: 32.2%
• Equity multiple: 4.65×
• Total profit: $153,344
• Equity at exit: $12,969

Cash invested: $42,000 (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: 5.4×

Monthly cashflow live

• Estimated rent: $2,308 high
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $787

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 61%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
212 Buena Vista Ave Unit 3F Yonkers, NY	1.0	1.0	800	$2,100	$2.62	19d	1	0.21mi
14 Highland Ave Unit 2A Yonkers, NY	1.0	1.0	1000	$1,500	$1.50	19d	1	0.22mi
280 Hawthorne Ave Yonkers, NY	1.0	1.0	700	$2,100	$3.00	7d	2	0.26mi
117 Morris St Yonkers, NY	1.0	1.0	700	$2,000	$2.86	5d	1	0.27mi
162 Willow St Unit 1F Yonkers, NY	1.0	1.0	700	$2,200	$3.14	15d	1	0.52mi
162 Willow St Yonkers, NY	1.0	1.0	700	$2,100	$3.00	7d	1	0.52mi
158 Willow St Unit 1B Yonkers, NY	2.0	1.0	600	$2,100	$3.50	1d	1	0.52mi
44 Hudson St Yonkers, NY	2.0	1.0–2.0	922	$3,200	$3.47	7d	25	0.52mi
20 Water Grant St Yonkers, NY	1.0–2.0	1.0–2.0	827	$2,522	$3.05	1d	22	0.52mi
97 Waverly St Unit 3R Yonkers, NY	1.0	1.0	600	$1,850	$3.08	15d	1	0.55mi
50 Main St Unit 3F Yonkers, NY	1.0	1.0	900	$2,000	$2.22	24d	1	0.57mi
66 Main St Yonkers, NY	2.0	1.0–2.0	906	$2,786	$3.07	3d	4	0.58mi
2 Mill St Unit 2B Yonkers, NY	—	1.0	741	$2,095	$2.83	43d	1	0.60mi
23 N Broadway Unit 4F Yonkers, NY	2.0	1.0	699	$2,400	$3.43	22d	1	0.61mi
25 N Broadway #1 Yonkers, NY	—	1.0	872	$2,550	$2.92	43d	1	0.62mi
50 Nepperhan St Yonkers, NY	3.0	1.0–2.0	887	$3,248	$3.66	2d	20	0.62mi
91 Elm St Unit 1A Yonkers, NY	1.0	1.0	650	$1,900	$2.92	43d	1	0.68mi
91 Elm St Unit 1A Yonkers, NY	1.0	1.0	650	$1,800	$2.77	16d	1	0.68mi
36 Bruce Ave Yonkers, NY	1.0	1.0	625	$1,785	$2.86	43d	1	0.70mi
30 Locust Hill Ave Yonkers, NY	1.0–2.0	1.0	735	$1,800	$2.45	7d	2	0.71mi
30 Locust Hill Ave Yonkers, NY	1.0–2.0	1.0	735	$1,800	$2.45	43d	3	0.71mi
1 Alexander St Yonkers, NY	2.0	1.0–2.0	837	$3,188	$3.81	7d	48	0.74mi
57 Alexander St Yonkers, NY	2.0	1.0–2.0	765	$2,956	$3.86	2d	21	0.92mi
79 Alexander St Yonkers, NY	3.0	1.0–2.5	997	$2,933	$2.94	2d	1	0.98mi
249 McLean Ave Unit 1B Yonkers, NY	1.0	1.0	700	$2,500	$3.57	18d	1	1.09mi
20 Porach St Apt -1B Yonkers, NY	2.0	1.0	750	$2,400	$3.20	43d	1	1.13mi
20 Porach St Unit 2A Yonkers, NY	1.0	1.0	550	$2,200	$4.00	43d	1	1.13mi
154 Woodworth Ave Yonkers, NY	2.0	1.0	650	$2,350	$3.62	17d	1	1.14mi
154 Woodworth Ave Yonkers, NY	1.0	1.0	650	$2,500	$3.85	43d	1	1.14mi
130 Harrison Ave Yonkers, NY	1.0	1.0	650	$1,900	$2.92	43d	1	1.17mi
57 Putnam Ave Yonkers, NY	2.0	1.0	900	$3,000	$3.33	22d	1	1.19mi
57 Putnam Ave Yonkers, NY	2.0	1.0	900	$3,000	$3.33	11d	1	1.19mi
250 N Broadway Unit 2E Yonkers, NY	2.0	1.0	950	$2,400	$2.53	24d	1	1.20mi
55 Riverside Dr Yonkers, NY	3.0	1.0–2.0	819	$2,990	$3.65	2d	13	1.25mi
150 Glenwood Ave Apt G1 Yonkers, NY	1.0	1.0	850	$2,000	$2.35	43d	1	1.46mi

HOA detail condo

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

Listing history 8 events

1. 2026-06-18
   days on market $150,000 Active 10 DOM
2. 2026-06-17
   days on market $150,000 Active 9 DOM
3. 2026-06-16
   days on market $150,000 Active 8 DOM
4. 2026-06-15
   days on market $150,000 Active 7 DOM
5. 2026-06-13
   days on market $150,000 Active 5 DOM
6. 2026-06-09
   status $150,000 Active 1 DOM
7. 2026-06-08
   remarks 699-char remark
8. 2026-06-08
   listed $150,000 Coming Soon 1 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

Taxation est. · year 1

• Rental income: $27,701
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$2,216
• − Management: −$2,216
• − Depreciation: −$4,364
• Taxable income: $7,503
• Est. tax owed @ 24.0%: −$1,801
• After-tax cash flow: $7,643/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

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.

Renovation cost estimate screening

Value-add ROI direction

• 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. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-06-08 Coming Soon $150,000 OneKey® MLS as Distributed by MLS Grid