1523 Central Park Ave Unit 12C · Yonkers, NY 10710

$240,000

2 bd · 2.0 ba · 1,020 sqft · Condo · 12 Days on market

Built 1972

---

Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Cash flow +5.9/30.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful Views with this amazing spacious and sunny updated 2 large bedrooms, 2 full bathrooms apartment in move-in condition. Extra Large Living Room/ dining area and office space. Huge terrace to enjoy looking over Library, Baseball Field, Basketball and tennis court. close to all transportation and shopping.

Key facts

• Office space
• Eat-in-kitchen
• Hugh terrace

Tags

• HUGH TERRACE
• EAT-IN-KITCHEN
• DINING-AREA
• OFFICE SPACE
• ELEVATOR
• LAUNDRY ROOM

Property features AI

Finance

• HOA & community: Building has elevators; Community features include park and sidewalks

Exterior

• Parking: Assigned parking; Garage parking; Parking lot; 1 parking space total; Has garage
• Security: Video cameras
• Utilities: Con-Edison electric; Public sewer; Cable available; Electricity available; Natural gas available; Water available
• Home design: Stock cooperative; One level; Entry level 12; Building with 21 total stories
• Construction: Block and brick construction
• Exterior features: Balcony

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Bedrooms: Located on entry level 12
• Flooring: Carpet; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Steam heating; Wall/window air conditioning units
• Interior features: Elevator; Entrance foyer; High ceilings; Natural woodwork; Primary bathroom; Terrace balcony; Common basement
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $240k.

Deal economics

• At list price, monthly cash flow is $-469 ($-6k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Cap rate 4.0% vs local median 5.3% in Yonkers — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 166 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• This rent runs 31% of the median local income ($109k/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 $2k of loan paydown is wiped out by about $7k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 21y 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 36% of rent.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $240,000

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1972 — 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: 1.16% ✓
• Cap rate: 3.95%
• Cash-on-cash: -8.37%
• DSCR: 0.63
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -30.6%
• Equity multiple: -0.01×
• Total profit: $-68,073
• Equity at exit: $35,785

10-year hold

• IRR: -31.0%
• Equity multiple: -0.41×
• Total profit: $-95,031
• Equity at exit: $20,751

Cash invested: $67,200 (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 10710

• Active inventory: 166
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,774 high
• Mortgage (P&I): −$1,259
• Tax est. 1.5%: −$300 /mo · $3,600/yr
• Insurance: −$100
• HOA est. from 1 same-building comp: −$1,001
• Vacancy / Maint / Mgmt: −$582
• Net cashflow: $-469

Break-even live

Break-even rent $3,367

Max offer price $172,205

Occupancy floor —

Sensitivity live

Price	-10% $-303	-5% $-386	+0% $-469	+5% $-551	+10% $-634
Rent	-10% $-688	-5% $-578	+0% $-469	+5% $-359	+10% $-249
Rate	-1.0pp $-348	-0.5pp $-407	base $-469	+0.5pp $-531	+1.0pp $-594

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1549 Central Park Ave Yonkers, NY	2.0	1.0	850	$2,400	$2.82	44d	1	0.05mi
12 Wainwright Ave Apt 1B Yonkers, NY	1.0	1.0	700	$1,950	$2.79	44d	1	0.12mi
42 Winchester Ave Unit 2A Yonkers, NY	1.0	1.0	700	$2,100	$3.00	14d	1	0.20mi
4 Sadore Ln Unit 2W Yonkers, NY	1.0	1.0	800	$2,000	$2.50	18d	1	0.36mi
355 Bronxville Rd Bronxville, NY	3.0	2.0	968	$3,400	$3.51	25d	1	0.50mi
128 Colonial Pkwy Unit 3B Yonkers, NY	1.0	1.0	871	$2,750	$3.16	44d	1	0.68mi
1 Elm St Unit 3B Tuckahoe, NY	2.0	1.0	1100	$3,200	$2.91	8d	1	0.80mi
1 Elm St Unit 3B Tuckahoe, NY	2.0	1.0	1100	$3,200	$2.91	11d	1	0.80mi
64 Kensington Rd Apt 1A Bronxville, NY	1.0	1.0	800	$2,895	$3.62	12d	1	0.80mi
111 Kensington Rd Unit 8 Bronxville, NY	1.0	1.0	825	$2,650	$3.21	14d	1	0.82mi
21 Scarsdale Rd Yonkers, NY	2.0	1.0	835	$4,600	$5.51	2d	21	0.85mi
7 Oak Ave Tuckahoe, NY	2.0	1.0	1200	$2,500	$2.08	44d	1	0.86mi
70 Lake Ave Unit 1 Tuckahoe, NY	3.0	2.5	1200	$4,995	$4.16	12d	1	0.86mi
11 Oak Ave Unit 1 Bronxville, NY	3.0	2.0	1400	$4,300	$3.07	44d	1	0.86mi
64 Sagamore Rd Unit A6 Bronxville, NY	1.0	1.0	850	$2,900	$3.41	5d	1	0.88mi
433 Palmer Rd Unit Second Fl Yonkers, NY	3.0	1.5	1400	$3,500	$2.50	44d	1	0.92mi
601 Ridge Hill Blvd Yonkers, NY	2.0	1.0–2.0	819	$4,600	$5.61	8d	14	0.92mi
278 Mile Square Rd Yonkers, NY	2.0	1.0	1000	$2,650	$2.65	44d	1	0.93mi
51 Parkway Rd Apt 3 Bronxville, NY	1.0	1.0	1100	$3,100	$2.82	25d	1	1.08mi
50 Columbus Ave Unit 817 Tuckahoe, NY	1.0	1.0	750	$3,000	$4.00	23d	1	1.08mi
70 Roundhill Dr Yonkers, NY	2.0	1.0	775	$3,200	$4.13	44d	1	1.10mi
50 Columbus Ave Apt 909 Tuckahoe, NY	2.0	2.0	871	$3,800	$4.36	0d	1	1.10mi
246 Stone Ave Yonkers, NY	3.0	1.0	900	$3,300	$3.67	5d	1	1.14mi
23 Belknap Ave Yonkers, NY	1.0	1.0	700	$2,300	$3.29	25d	1	1.14mi
39 Maynard St Unit 2E Tuckahoe, NY	2.0	1.0	875	$2,650	$3.03	44d	1	1.17mi
54 Washington St Unit 2nd Floor Tuckahoe, NY	3.0	2.0	1250	$3,900	$3.12	7d	1	1.19mi
60 Washington St Unit 2 Tuckahoe, NY	3.0	2.0	1500	$4,800	$3.20	25d	1	1.19mi
2 Consulate Dr Unit 1J Tuckahoe, NY	1.0	1.0	750	$2,700	$3.60	13d	1	1.20mi
4 Fowler Ave Unit 1 floor Yonkers, NY	2.0	1.0	1400	$2,700	$1.93	44d	1	1.24mi
156 Wallace St Unit 1 Tuckahoe, NY	2.0	2.0	1300	$3,300	$2.54	25d	1	1.25mi
40 Jackson Ave Eastchester, NY	1.0	1.0	725	$2,950	$4.07	15d	1	1.35mi
28 Tunis Ave Unit 2 Yonkers, NY	2.0	1.0	900	$3,000	$3.33	44d	1	1.36mi
151 Burhans Ave Unit 1 Yonkers, NY	3.0	1.0	1500	$3,550	$2.37	44d	1	1.42mi
212 Alpine Pl Tuckahoe, NY	1.0	1.0	700	$2,700	$3.86	21d	1	1.44mi
103 Burhans Ave Yonkers, NY	2.0	1.0	894	$2,000	$2.24	44d	1	1.49mi
47 Morgan St Eastchester, NY	2.0	1.0	1000	$4,000	$4.00	44d	1	1.50mi

HOA detail condo

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

Listing history 6 events

1. 2026-06-13
   status $240,000 Pending 12 DOM
2. 2026-06-01
   days on market $240,000 Active 12 DOM
3. 2026-05-31
   days on market $240,000 Active 11 DOM
4. 2026-05-20
   listed $240,000 Active
5. 2006-01-03
   historical
6. 2005-10-03
   listed

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,282
• − Mortgage interest: −$13,444
• − Property taxes: −$3,600
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,663
• − Management: −$2,663
• − HOA: −$12,012
• − Depreciation: −$6,982
• Taxable loss: −$9,281
• Est. tax savings @ 24.0%: +$2,227
• After-tax cash flow: $-3,395/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): 25,855
• Household income: $108,845
• Rent vs Own: 29.3% rent · 70.7% own
• Severe rent burden: 920.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: White 39% Hispanic / Latino 30% Black 14% Two or more races 12% Asian 11% Native American 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 9% Dominican 9%
• Common ancestry: Romanian 2% Scotch-Irish 1% Hispanic 1%
• Foreign-born: 26% · Canada, Jamaica, China
• Languages at home: 64% English-only · Spanish 18% Other Indo-European 6% Other Asian/Pacific 5%

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: ▼ -622.30%
• Current HPI: 297.1704
• Rent YoY: —
• 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

3 events — show timeline

• 2026-05-20 Listed $240,000 OneKey® MLS as Distributed by MLS Grid
• 2006-01-03 Delisted — HGMLS
• 2005-10-03 Listed — HGMLS