245 Rumsey Rd Unit 6O · Yonkers, NY 10701

$199,900

2 bd · 1.0 ba · 1,000 sqft · Condo · 27 Days on market

Built 1958

---

Why this score? — see what drove the C- 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 +15.1/30.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Schools +4.1/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this bright and spacious 2-bedroom, 1-bath cooperative in the well-maintained Parkview complex in Yonkers. Freshly painted throughout and featuring brand new wall-to-wall carpeting, this move-in-ready apartment offers generous room sizes, excellent natural light, and a clean, refreshed feel. The oversized living room provides ample space for both relaxing and entertaining, while the adjacent dining area easily accommodates a full dining setup. The kitchen features classic white cabinetry, granite countertops, stainless steel appliances, and warm wood flooring, creating a functional and timeless cooking space. Both bedrooms are well proportioned with great closet space, inclu

Key facts

• Wood flooring
• Full dining setup
• Great closet space

Tags

• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• WOOD FLOORING
• FULL DINING SETUP
• GLASS ENCLOSED SHOWER
• GREAT CLOSET SPACE

Property features AI

Finance

• HOA & community: Cooperative ownership

Exterior

• Parking: Assigned parking (monthly fee applicable)
• Utilities: Public sewer; Cable available; Electricity available and connected; Trash collection (public)
• Home design: Stock cooperative
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Dishwasher; Gas cooktop; Gas oven; Refrigerator; Stainless steel appliances
• Bathrooms: One full bathroom
• Heating & cooling: Hot water heating; Wall/window air conditioning units
• Interior features: Elevator; Granite counters

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $200k.

Deal economics

• At list price, monthly cash flow is $64 ($772/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.7% 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.
• 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 (+4.4%/yr); 183 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• At $2,871/mo this rent would consume 53% of the median local household income ($65k/yr) (locally 6045% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 27 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $196,901 (1.5% below list)

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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 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: 1.44% ✓
• Cap rate: 6.68%
• Cash-on-cash: 1.38%
• DSCR: 1.06
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.39% rent growth · sell at horizon

5-year hold

• IRR: -11.4%
• Equity multiple: 0.58×
• Total profit: $-23,676
• Equity at exit: $29,806

10-year hold

• IRR: 0.9%
• Equity multiple: 1.07×
• Total profit: $4,071
• Equity at exit: $17,284

Cash invested: $55,972 (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 10701

• Rents YoY: 4.4%
• Active inventory: 183
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,871 high
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,998/yr
• Insurance: −$83
• HOA est. from 3 same-building comps: −$822
• Vacancy / Maint / Mgmt: −$603
• Net cashflow: $64

Break-even live

Break-even rent $2,789

Max offer price $199,900

Occupancy floor 93%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
39 Spruce St Unit 1 Yonkers, NY	3.0	1.5	920	$3,300	$3.59	44d	1	0.16mi
189 Elm St Unit 1 Yonkers, NY	3.0	1.0	1000	$2,650	$2.65	44d	1	0.41mi
162 Willow St Yonkers, NY	1.0	1.0	700	$2,100	$3.00	7d	1	0.41mi
162 Willow St Unit 1F Yonkers, NY	1.0	1.0	700	$2,200	$3.14	15d	1	0.41mi
11 Garfield St Unit 2 Yonkers, NY	2.0	1.0	1250	$2,250	$1.80	15d	1	0.46mi
39 Victor St Unit 2 Yonkers, NY	3.0	1.0	900	$2,650	$2.94	44d	1	0.48mi
45 Linden St Yonkers, NY	3.0	3.0	800	$3,100	$3.88	4d	1	0.60mi
20 Porach St Apt -1B Yonkers, NY	2.0	1.0	750	$2,400	$3.20	44d	1	0.62mi
14 Highland Ave Unit 2A Yonkers, NY	1.0	1.0	1000	$1,500	$1.50	19d	1	0.69mi
594 Yonkers Ave Unit 5 Yonkers, NY	2.0	1.0	900	$2,500	$2.78	24d	1	0.71mi
594 Yonkers Ave Unit 5 Yonkers, NY	2.0	1.0	900	$2,500	$2.78	44d	1	0.71mi
65 Caroline Ave Unit 1L Yonkers, NY	3.0	1.0	1050	$2,700	$2.57	44d	1	0.73mi
52 Groshon Ave Apt 2N Yonkers, NY	3.0	1.0	1000	$2,469	$2.47	44d	1	0.75mi
36 Dunwoodie St Unit 1 Yonkers, NY	3.0	1.0	1300	$3,500	$2.69	44d	1	0.78mi
23 Alida St Unit 2s Yonkers, NY	2.0	1.0	1000	$2,900	$2.90	24d	1	0.79mi
30 Locust Hill Ave Yonkers, NY	1.0–2.0	1.0	735	$2,500	$3.40	44d	3	0.81mi
30 Locust Hill Ave Yonkers, NY	1.0–2.0	1.0	735	$2,500	$3.40	7d	2	0.81mi
106 McLean Ave Yonkers, NY	3.0	1.0	1000	$3,200	$3.20	44d	1	0.82mi
4 Ritters Ln Unit 1FL Yonkers, NY	3.0	1.0	1100	$3,300	$3.00	44d	1	0.86mi
50 Nepperhan St Yonkers, NY	3.0	1.0–2.0	887	$4,063	$4.58	2d	20	0.96mi
52 Lewis Pkwy Unit 1545731P Yonkers, NY	3.0	2.0	1496	$5,806	$3.88	15d	1	0.97mi
50 Main St Unit 3F Yonkers, NY	1.0	1.0	900	$2,000	$2.22	24d	1	0.98mi
44 Hudson St Yonkers, NY	2.0	1.0–2.0	922	$4,300	$4.66	7d	25	0.98mi
14 Chamberlain Ave Unit 1 Yonkers, NY	2.0	2.0	1150	$4,200	$3.65	10d	1	0.99mi
16 Pier St Yonkers, NY	3.0	1.0	1000	$3,200	$3.20	16d	1	0.99mi
212 Buena Vista Ave Unit 3F Yonkers, NY	1.0	1.0	800	$2,100	$2.62	19d	1	1.00mi
85 Bennett Ave Unit 2 Yonkers, NY	2.0	1.0	1000	$2,500	$2.50	44d	1	1.01mi
66 Main St Yonkers, NY	2.0	1.0–2.0	906	$3,323	$3.67	3d	4	1.01mi
117 Morris St Yonkers, NY	1.0	1.0	700	$2,000	$2.86	5d	1	1.02mi
57 Putnam Ave Yonkers, NY	2.0	1.0	900	$3,000	$3.33	22d	1	1.03mi
57 Putnam Ave Yonkers, NY	2.0	1.0	900	$3,000	$3.33	11d	1	1.03mi
280 Hawthorne Ave Yonkers, NY	1.0	1.0	700	$2,100	$3.00	7d	2	1.03mi
1 Alexander St Yonkers, NY	2.0	1.0–2.0	837	$4,000	$4.78	7d	48	1.13mi
250 N Broadway Unit 2E Yonkers, NY	2.0	1.0	950	$2,400	$2.53	24d	1	1.16mi
249 McLean Ave Unit 1B Yonkers, NY	1.0	1.0	700	$2,500	$3.57	18d	1	1.16mi
20 Water Grant St Yonkers, NY	1.0–2.0	1.0–2.0	827	$3,756	$4.54	1d	22	1.18mi
57 Alexander St Yonkers, NY	2.0	1.0–2.0	765	$3,690	$4.82	2d	21	1.22mi
79 Alexander St Yonkers, NY	3.0	1.0–2.5	997	$3,532	$3.54	2d	1	1.25mi
155 Lake Ave Yonkers, NY	3.0	1.0	1000	$3,200	$3.20	16d	1	1.30mi
150 Glenwood Ave Apt G1 Yonkers, NY	1.0	1.0	850	$2,000	$2.35	44d	1	1.31mi

HOA detail condo

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

Listing history 24 events

1. 2026-06-18
   days on market $199,900 Active 27 DOM
2. 2026-06-17
   days on market $199,900 Active 26 DOM
3. 2026-06-16
   days on market $199,900 Active 25 DOM
4. 2026-06-15
   days on market $199,900 Active 24 DOM
5. 2026-06-13
   days on market $199,900 Active 22 DOM
6. 2026-06-09
   days on market $199,900 Active 18 DOM
7. 2026-06-08
   days on market $199,900 Active 17 DOM
8. 2026-06-07
   days on market $199,900 Active 16 DOM
9. 2026-06-04
   days on market $199,900 Active 13 DOM
10. 2026-06-03
    days on market $199,900 Active 12 DOM
11. 2026-06-02
    days on market $199,900 Active 11 DOM
12. 2026-06-01
    days on market $199,900 Active 10 DOM
13. 2026-05-31
    days on market $199,900 Active 9 DOM
14. 2026-05-27
    status Active
15. 2026-01-12
    listed $199,900 Active
16. 2025-07-13
    historical
17. 2025-06-24
    status Active
18. 2025-03-11
    status Pending
19. 2025-01-14
    price $169,000
20. 2024-09-17
    price $179,999
21. 2024-05-14
    status Active
22. 2024-01-10
    status Pending
23. 2023-12-06
    price $190,000
24. 2023-10-16
    listed $200,000 Active

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $34,448
• − Mortgage interest: −$11,198
• − Property taxes: −$2,998
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,756
• − Management: −$2,756
• − HOA: −$9,864
• − Depreciation: −$5,815
• Taxable loss: −$1,939
• Est. tax savings @ 24.0%: +$465
• After-tax cash flow: $1,237/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: 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): 70,676
• Household income: $64,776
• Rent vs Own: 73.3% rent · 26.7% own
• Severe rent burden: 6045.0

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 0.65)
• Race & ethnicity: Hispanic / Latino 52% White 21% Black 21% Two or more races 18% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 11% Puerto Rican 9% Dominican 19%
• Common ancestry: Romanian 1% Russian 1% Subsaharan African 1%
• Foreign-born: 35% · Canada, Jamaica, South Korea
• Languages at home: 45% English-only · Spanish 42% Other Indo-European 3% Arabic 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: ▼ -373.14%
• Current HPI: 332.0999
• Rent YoY: ▲ 4.39%
• 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

-0.1% since first listed

11 events — show timeline

• 2026-05-27 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-01-12 Listed $199,900 OneKey® MLS as Distributed by MLS Grid
• 2025-07-13 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-06-24 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-03-11 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-01-14 Price Changed $169,000 OneKey® MLS as Distributed by MLS Grid
• 2024-09-17 Price Changed $179,999 OneKey® MLS as Distributed by MLS Grid
• 2024-05-14 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2024-01-10 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-12-06 Price Changed $190,000 OneKey® MLS as Distributed by MLS Grid
• 2023-10-16 Listed $200,000 OneKey® MLS as Distributed by MLS Grid