Updated Two-Unit
New
For Sale
$899,900
239 Mary Lou Avenue, Yonkers, NY 10703
Two separate residences provide flexible occupancy, rental, or multigenerational living arrangements with dedicated parking.
Property Size2,381 SF
Price / SF$377.95
Days on Market4
Property Features for 239 Mary Lou Avenue
General Information
Standard status
Active
Size
2,381 SF
Total Parking Spaces
4
Property subtype
Duplex
Units
Unit Mix
1 x 2BR/1BA, 1 x 3BR/1.5BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$14,700
Amenities
ceiling fans
fireplace
private deck
glass sliding doors
Building Details
Building Size
2,381 SF
Year Built
2004
Buildings
1
Listing Agency:
Century 21 Dawns Gold Realty
(914) 490-3792
Listed By:
Justina Martins
Source:
Shawmetro
Added: Aug 17
Changed: Aug 20
Last Checked: Aug 20 at 8:39AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Century 21 Dawns Gold Realty
Investment Insights
Based on property information with market context.
Built in 2004, this 2,381-square-foot duplex contains two updated residences with distinct layouts. The first-floor unit offers two bedrooms and one full bath, along with a modernized kitchen and refreshed bathroom fixtures. The upper residence includes three bedrooms and one-and-a-half baths across two levels, plus a fireplace, sliding-glass-door access to a private rear deck, closet storage, and updated finishes. Ceiling fans are installed in every bedroom across both units.
Parking includes a two-car attached garage and a private driveway with space for two additional vehicles. The property is positioned at the end of a private road in a cul-de-sac-style setting, providing limited through traffic. Its two-unit configuration supports separate occupancy, rental use, or a combination of the two, subject to applicable requirements.
Parking includes a two-car attached garage and a private driveway with space for two additional vehicles. The property is positioned at the end of a private road in a cul-de-sac-style setting, providing limited through traffic. Its two-unit configuration supports separate occupancy, rental use, or a combination of the two, subject to applicable requirements.
Key Highlights
- 2,381‑square‑foot duplex built in 2004
- Two‑bedroom, one‑bath first‑floor unit with modernized kitchen
- Three‑bedroom, 1.5‑bath upper residence arranged across two levels
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$57,615
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.40%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,152,300
$1.2M
Cap Rate 7%
$823,071
$823.1K
Cap Rate 9%
$640,167
$640.2K
Market Conditions
NOI Build-Up for 2,381 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$90.0K $37.80/SF
− Vacancy
−$7.7K −$3.23/SF
EGI
$82.3K $34.57/SF
− OpEx
−$24.7K −$10.37/SF
NOI
$57.6K $24.20/SF
Area
Yonkers, NY
Vacancy
8.55%
Lease Rate
$37.80 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,152,300
Cap Rate 7%
$823,071
Cap Rate 9%
$640,167
Alternative Uses
Best Use
Multifamily LT 5
$823.1K
$720.2K – $960.3K
NOI $57,615 @ 7.0% cap · market cap 6.40%
Second Best
Apartment 5plus
$755.9K
$661.4K – $881.9K
NOI $52,911 @ 7.0% cap · market cap 5.88%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,007
Businesses Nearby
Explore this area
Business Placement
Demographics for 10703, NY
22,571
Population
7,925
Households
2.8
Avg Household Size
39
Median Age
26%
College-Educated
80%
High-School Grad
1.6 sq mi
ZIP Area
14,107
Density / Sq Mi
$74,940
Median Household Income
$42,972
Median Earnings
$1,702
Median Rent
$477,500
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two separate residences provide flexible occupancy, rental, or multigenerational living arrangements with dedicated parking.
Where is this duplex located?
The property is located at 239 Mary Lou Avenue Yonkers, NY.
What is the asking price?
The asking price for this property is $899,900.
What are key features of this property?
This property features: 2,381‑square‑foot duplex built in 2004; Two‑bedroom, one‑bath first‑floor unit with modernized kitchen; Three‑bedroom, 1.5‑bath upper residence arranged across two levels
