100 Clarewood Dr Unit 2K · Yonkers, NY 10706

$295,000

1 bd · 1.0 ba · 744 sqft · Condo · 36 Days on market

Built 1925 $355/mo HOA · 13% of rent

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Why this score? — see what drove the D+ 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 +16.2/30.0
• Schools +7.8/10.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• 1% rule +4.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Newly renovated unit in sought after Clarewood community. Move right in to this impeccable unit. All new appliances. Recessed lighting. Ground level access. Club, pool, tennis, playground, gated community. Centrally located.

Key facts

• Gated community
• Ground level access
• New appliances

Tags

• NEW APPLIANCES
• RECESSED LIGHTING
• GROUND LEVEL ACCESS
• GATED COMMUNITY

Property features AI

Finance

• HOA & community: Part of Clarewood Club association; Monthly HOA fee of $355; HOA covers common area maintenance, exterior maintenance, grounds care, heat, hot water, snow removal and trash; Additional monthly fees totaling $942 (Common $542 / Club $250 / Assessments $150); Community amenities include clubhouse, fitness center, gated entry, playground, pool, tennis courts, parking and trash service; Association offers security, landscaping, lounge and snow removal

Exterior

• Parking: Parking lot
• Utilities: Electricity connected (Con-Edison); Shared sewer
• Home design: Condominium; New construction; One-level unit; Entry on level 2; Building has 5 stories
• Construction: Brick and stucco construction
• Exterior features: Outdoor in-ground pool with fencing; Not waterfront

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: Includes a first-floor bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; No cooling
• Interior features: First-floor bedroom; First-floor full bathroom; Breakfast bar; Open floor plan; Open kitchen; Recessed lighting; Stone counters; Storage; Walk-in closet(s)
• Laundry & utility: Common area laundry; Laundry room

🏗️ New construction. The $295,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $272,897.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $295k.

Deal economics

• At list price, monthly cash flow is $146 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $266k (9.9% below list).
• Recommended offer: $266k (9.9% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 5.3% in Yonkers — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Hastings-On-Hudson Union Free School District (suburban): math 79% / reading 88% proficiency, ranked #27 of 590 in NY (top 5%) — strong family-tenant draw, lease renewals of 3-5y typical; only 3% free/reduced lunch — higher-income household profile.
• Zoned schools: Hillside Elementary School (math 89% / reading 87%, grade A+, #64 of 2,108 statewide, top 3%, 564 students, 0% FRL); Farragut Middle School (math 67% / reading 84%, grade A, #51 of 729 statewide, top 7%, 527 students, 0% FRL); Hastings High School (math 98% / reading 98%, grade A+, #19 of 1,100 statewide, top 4%, 519 students, 0% FRL) — zoned schools at 0% FRL track the district average.
• Market conditions: 47 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $8k 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 36 days — a 3% lower offer ($286k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $265,782 (9.9% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.97% ✗
• Cap rate: 6.93%
• Cash-on-cash: 2.29%
• DSCR: 1.10
• GRM: 8.6

CMA / ARV

• ARV (median comp): $272,897
• List price: $295,000
• Delta: 8.10%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -12.6%
• Equity multiple: 0.54×
• Total profit: $-34,872
• Equity at exit: $40,690

10-year hold

• IRR: -3.6%
• Equity multiple: 0.76×
• Total profit: $-18,099
• Equity at exit: $23,595

Cash invested: $76,411 (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 10706

• Active inventory: 47
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,658 medium
• Mortgage (P&I): −$1,431
• Tax from tax record: −$54 /mo · $652/yr
• Insurance: −$114
• HOA: −$355
• Vacancy / Maint / Mgmt: −$558
• Net cashflow: $146

Break-even live

Break-even rent $2,474

Max offer price $272,897

Occupancy floor 90%

Sensitivity live

Price	-10% $300	-5% $223	+0% $146	+5% $68	+10% $-9
Rent	-10% $-64	-5% $41	+0% $146	+5% $250	+10% $355
Rate	-1.0pp $283	-0.5pp $215	base $146	+0.5pp $75	+1.0pp $3

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: $68,224
• Closing costs: $8,187
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16 Spring St Unit 2C Hastings-On-Hudson, NY	1.0	1.0	600	$2,800	$4.67	7d	1	1.36mi
579 Broadway Unit 1N Hastings-On-Hudson, NY	1.0	1.0	544	$2,500	$4.60	25d	1	1.37mi

HOA detail condo

• Monthly dues: $355 · $4,260/yr
• Likely covers: cablepoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $295,000 Active 36 DOM
2. 2026-06-17
   days on market $295,000 Active 35 DOM
3. 2026-06-16
   days on market $295,000 Active 34 DOM
4. 2026-06-15
   days on market $295,000 Active 33 DOM
5. 2026-06-13
   days on market $295,000 Active 31 DOM
6. 2026-06-13
   days on market $295,000 Active 30 DOM
7. 2026-06-09
   days on market $295,000 Active 27 DOM
8. 2026-06-08
   days on market $295,000 Active 26 DOM
9. 2026-06-07
   days on market $295,000 Active 25 DOM
10. 2026-06-04
    days on market $295,000 Active 22 DOM
11. 2026-06-03
    days on market $295,000 Active 21 DOM
12. 2026-06-02
    days on market $295,000 Active 20 DOM
13. 2026-06-01
    days on market $295,000 Active 19 DOM
14. 2026-05-31
    days on market $295,000 Active 18 DOM
15. 2026-05-13
    listed $295,000 Active 224-char remark

ⓘ 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: $652 · $54/mo
• Projected year-2 tax: $2,819 · $235/mo
• Expected delta: +$2,167/yr (+$181/mo · 332.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 14 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: $31,894
• − Mortgage interest: −$15,286
• − Property taxes: −$652
• − Insurance: −$1,364
• − Repairs & maintenance: −$2,552
• − Management: −$2,552
• − HOA: −$4,260
• − Depreciation: −$7,939
• Taxable loss: −$2,711
• Est. tax savings @ 24.0%: +$651
• After-tax cash flow: $2,397/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: Hastings-On-Hudson Union Free School District
• NCES district ID: 3613950
• Math proficiency: 79% ▲ 2.00%
• Reading proficiency: 88% ▲ 11.00%
• Median HH income: $122,901
• Composite: 77.5/100
• National rank: #94
• State rank: #27 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

• City population: 212,407
• Population (ZIP): 9,119

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: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 8% Two or more races 7% Asian 5% Black 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Dominican 1%
• Common ancestry: Scotch-Irish 4% Romanian 4% Subsaharan African 2%
• Foreign-born: 14% · Canada, Vietnam, Dominican Republic
• Languages at home: 84% English-only · Other Indo-European 4% Spanish 4% Russian/Polish/Slavic 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: ▼ -808.24%
• Current HPI: 319.1863
• Rent YoY: —
• Metro: —
• 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

• 2026-05-13 Listed $295,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

-11.1%/yr

Latest (2025): $652 · -1.4% YoY. Source: county tax records.