New Yonkers Duplex For
For Sale
$1,399,000
Pending
90 University Ave, Yonkers, NY 10704
New construction duplex in Yonkers, convenient to transportation and amenities.
Property Size3,872 SF
Lot Size0.15 Acres
Days on Market268
Property Features for 90 University Ave
General Information
Standard status
Pending
Size
3,872 SF
Lot size
0.15 Acres
Property subtype
Other
Taxes and HOA fees
Annual Taxes
$10,122
Building Details
Building Size
3,872 SF
Year Built
2025
Units
2
Listing Agency:
Century 21 Dawns Gold Realty
(914) 837-0531
Listed By:
Mary J. Byrne
(914) 837-0531
Source:
Elliman
Added: Nov 27, 2025
Changed: Aug 13
Last Checked: Aug 21 at 1:37PM
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.
Located in a quiet Yonkers neighborhood, 90 University Avenue is a newly constructed duplex. Each side of the duplex features 3 bedrooms and 3 bathrooms within a 1,936 sqft layout, comparable in size to a single-family home. The units feature an open kitchen and open layout concept. The property is located minutes from downtown, major highways, and the Metro-North, offering convenient access to transportation and amenities. Nearby parks, schools, and shopping are located within the growing community. This property is suitable for families, first-time buyers, or investors.
Key Highlights
- Brand new construction (built in 2025) in a quiet Yonkers neighborhood.
- Rare side‑by‑side duplex layout, ideal for renters or multi‑generational families.
- Each unit boasts 3 bedrooms and 3 bathrooms.
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
$93,693
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
6.70%
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%
$1,873,860
$1.9M
Cap Rate 7%
$1,338,471
$1.3M
Cap Rate 9%
$1,041,033
$1.0M
Market Conditions
NOI Build-Up for 3,872 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
$146.4K $37.80/SF
− Vacancy
−$12.5K −$3.23/SF
EGI
$133.8K $34.57/SF
− OpEx
−$40.2K −$10.37/SF
NOI
$93.7K $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%
$1,873,860
Cap Rate 7%
$1,338,471
Cap Rate 9%
$1,041,033
Alternative Uses
Best Use
Multifamily LT 5
$1.34M
$1.17M – $1.56M
NOI $93,693 @ 7.0% cap · market cap 6.70%
Second Best
Apartment 5plus
$1.23M
$1.08M – $1.43M
NOI $86,044 @ 7.0% cap · market cap 6.15%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
870
Businesses Nearby
Explore this area
Business Placement
Demographics for 10704, NY
32,426
Population
12,576
Households
2.6
Avg Household Size
42
Median Age
37%
College-Educated
88%
High-School Grad
2.7 sq mi
ZIP Area
12,010
Density / Sq Mi
$110,097
Median Household Income
$57,134
Median Earnings
$1,898
Median Rent
$508,100
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - New construction duplex in Yonkers, convenient to transportation and amenities.
Where is this duplex located?
The property is located at 90 University Ave Yonkers, NY.
What is the asking price?
The asking price for this property is $1,399,000.
What are key features of this property?
This property features: Brand new construction (built in 2025) in a quiet Yonkers neighborhood.; Rare side‑by‑side duplex layout, ideal for renters or multi‑generational families.; Each unit boasts 3 bedrooms and 3 bathrooms.
