1841 Central Park Ave Unit 17K · Yonkers, NY 10710

$175,000

1 bd · 1.0 ba · 750 sqft · Condo · 53 Days on market

Built 1965 $233/sqft · 11% below area Est $196k · 11% under

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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).

• ARV discount +12.3/15.0
• Cash flow +10.5/30.0
• 1% rule +9.8/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

City living in the suburbs! Doorman, Dentist, Deli, and a Drycleaner all on premise. Come enjoy the pool in the summer and lovely views from your balcony all year. .. you can't get any better than this! Easy commute to the city, shopping and transportation make this truly a special complex.

Key facts

• Quality appliances
• Updated kitchen
• Laundry

Tags

• UPDATED KITCHEN
• QUALITY APPLIANCES
• GENEROUS CLOSET SPACE
• WELL-MAINTAINED BUILDING
• DOORMAN
• LAUNDRY

Property features AI

Finance

• HOA & community: Building amenities include doorman, elevators, landscaping, live-in superintendent, grounds maintenance, park, parking, pool, security, snow removal, and trash service; Association fee includes common area maintenance, exterior maintenance, gas, grounds care, heat, hot water, pool service, sewer, snow removal, trash, and water

Exterior

• Parking: Assigned parking (1 space); Parking fee applies
• Security: Doorman; Building security
• Utilities: Electric service: Con-Edison; Public sewer; Trash collection (public)
• Home design: Stock cooperative; One level; Entry level: 1; 19-story building
• Construction: Brick construction
• Exterior features: In-ground pool (building amenity); Near public transit; Near schools; Near shops

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Refrigerator
• Bedrooms: Total rooms: 4
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating; Wall/window AC unit(s)
• Interior features: Elevator; Granite counters; Common basement area; Pool/Spa (building amenity)
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $-90 ($-1k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.

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; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 53 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y 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.
• Current owner paid $149k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,750 (3.0% below list)

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. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.48% ✓
• Cap rate: 5.67%
• Cash-on-cash: -2.21%
• DSCR: 0.90
• GRM: 5.6

CMA / ARV

• ARV (median comp): $195,769
• List price: $175,000
• Delta: -10.61%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -19.5%
• Equity multiple: 0.32×
• Total profit: $-33,487
• Equity at exit: $26,093

10-year hold

• IRR: -11.4%
• Equity multiple: 0.30×
• Total profit: $-34,068
• Equity at exit: $15,131

Cash invested: $49,000 (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: 5.6×

Monthly cashflow live

• Estimated rent: $2,595 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA est. from 1 same-building comp: −$931
• Vacancy / Maint / Mgmt: −$545
• Net cashflow: $-90

Break-even live

Break-even rent $2,709

Max offer price $161,958

Occupancy floor 98%

Sensitivity live

Price	-10% $31	-5% $-30	+0% $-90	+5% $-151	+10% $-211
Rent	-10% $-295	-5% $-193	+0% $-90	+5% $12	+10% $115
Rate	-1.0pp $-2	-0.5pp $-46	base $-90	+0.5pp $-135	+1.0pp $-182

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
70 Roundhill Dr Yonkers, NY	2.0	1.0	775	$3,200	$4.13	45d	1	0.32mi
4 Sadore Ln Unit 2W Yonkers, NY	1.0	1.0	800	$2,000	$2.50	19d	1	0.43mi
717 Tuckahoe Rd Unit 16A Yonkers, NY	1.0	1.0	650	$2,495	$3.84	6d	1	0.75mi
1549 Central Park Ave Yonkers, NY	2.0	1.0	850	$2,400	$2.82	45d	1	0.76mi
128 Colonial Pkwy Unit 3B Yonkers, NY	1.0	1.0	871	$2,750	$3.16	45d	1	0.78mi
12 Wainwright Ave Apt 1B Yonkers, NY	1.0	1.0	700	$1,950	$2.79	45d	1	0.79mi
8 Wainwright Ave Unit 2A Yonkers, NY	—	1.0	700	$1,600	$2.29	9d	1	0.82mi
601 Ridge Hill Blvd Yonkers, NY	2.0	1.0–2.0	819	$3,500	$4.27	9d	14	0.84mi
42 Winchester Ave Unit 2A Yonkers, NY	1.0	1.0	700	$2,100	$3.00	16d	1	0.93mi
35 Winchester Ave Unit 1B Yonkers, NY	2.0	1.0	900	$2,500	$2.78	0d	1	0.96mi
21 Scarsdale Rd Yonkers, NY	2.0	1.0	835	$3,795	$4.54	3d	21	1.00mi
1 Elm St Unit 3B Tuckahoe, NY	2.0	1.0	1100	$3,200	$2.91	12d	1	1.00mi
1 Elm St Unit 3B Tuckahoe, NY	2.0	1.0	1100	$3,200	$2.91	9d	1	1.00mi
2 Consulate Dr Unit 1J Tuckahoe, NY	1.0	1.0	750	$2,700	$3.60	14d	1	1.05mi
50 Columbus Ave Unit 817 Tuckahoe, NY	1.0	1.0	750	$3,000	$4.00	24d	1	1.16mi
50 Columbus Ave Apt 909 Tuckahoe, NY	2.0	2.0	871	$3,800	$4.36	1d	1	1.16mi
111 Kensington Rd Unit 8 Bronxville, NY	1.0	1.0	825	$2,650	$3.21	15d	1	1.18mi
300 Columbus Ave Tuckahoe, NY	—	1.0	766	$3,100	$4.05	21d	5	1.18mi
39 Maynard St Unit 2E Tuckahoe, NY	2.0	1.0	875	$2,650	$3.03	45d	1	1.21mi
64 Kensington Rd Apt 1A Bronxville, NY	1.0	1.0	800	$2,895	$3.62	13d	1	1.27mi
212 Alpine Pl Tuckahoe, NY	1.0	1.0	700	$2,700	$3.86	22d	1	1.27mi
28 Kenilworth Rd Unit The Cottage Yonkers, NY	1.0	1.0	600	$1,950	$3.25	16d	1	1.33mi
23 Belknap Ave Yonkers, NY	1.0	1.0	700	$2,300	$3.29	26d	1	1.35mi
64 Sagamore Rd Unit A6 Bronxville, NY	1.0	1.0	850	$2,900	$3.41	6d	1	1.36mi
47 Morgan St Eastchester, NY	2.0	1.0	1000	$4,000	$4.00	45d	1	1.38mi
40 Jackson Ave Eastchester, NY	1.0	1.0	725	$2,950	$4.07	16d	1	1.43mi
Glen Rd Unit H Eastchester, NY	1.0	1.0	612	$2,200	$3.59	45d	1	1.43mi
2 Park Ave Unit 1B Eastchester, NY	1.0	1.0	740	$2,500	$3.38	45d	1	1.47mi
Fisher Ave Eastchester, NY	1.0	1.0	731	$2,500	$3.42	45d	1	1.48mi

HOA detail condo

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

Listing history 28 events

1. 2026-06-21
   days on market $175,000 Active 53 DOM
2. 2026-06-18
   days on market $175,000 Active 50 DOM
3. 2026-06-17
   days on market $175,000 Active 49 DOM
4. 2026-06-16
   days on market $175,000 Active 48 DOM
5. 2026-06-15
   days on market $175,000 Active 47 DOM
6. 2026-06-13
   days on market $175,000 Active 45 DOM
7. 2026-06-09
   days on market $175,000 Active 41 DOM
8. 2026-06-08
   days on market $175,000 Active 40 DOM
9. 2026-06-07
   days on market $175,000 Active 39 DOM
10. 2026-06-04
    days on market $175,000 Active 36 DOM
11. 2026-06-03
    days on market $175,000 Active 35 DOM
12. 2026-06-02
    days on market $175,000 Active 34 DOM
13. 2026-06-01
    days on market $175,000 Active 33 DOM
14. 2026-05-31
    days on market $175,000 Active 32 DOM
15. 2026-04-29
    listed $175,000 Active 598-char remark
16. 2014-03-15
    price $148,750 291-char remark

    Show marketing remark (291 chars)

    City living in the suburbs! Doorman, Dentist, Deli, and a Drycleaner all on premise. Come enjoy the pool in the summer and lovely views from your balcony all year. .. you can't get any better than this! Easy commute to the city, shopping and transportation make this truly a special complex.

17. 2008-05-21
    historical 291-char remark

    Show marketing remark (291 chars)

    City living in the suburbs! Doorman, Dentist, Deli, and a Drycleaner all on premise. Come enjoy the pool in the summer and lovely views from your balcony all year. .. you can't get any better than this! Easy commute to the city, shopping and transportation make this truly a special complex.

18. 2008-05-20
    soldstatus $148,750 291-char remark

    Show marketing remark (291 chars)

    City living in the suburbs! Doorman, Dentist, Deli, and a Drycleaner all on premise. Come enjoy the pool in the summer and lovely views from your balcony all year. .. you can't get any better than this! Easy commute to the city, shopping and transportation make this truly a special complex.

19. 2008-02-05
    price $156,000 291-char remark

    Show marketing remark (291 chars)

    City living in the suburbs! Doorman, Dentist, Deli, and a Drycleaner all on premise. Come enjoy the pool in the summer and lovely views from your balcony all year. .. you can't get any better than this! Easy commute to the city, shopping and transportation make this truly a special complex.

20. 2007-12-19
    listed $156,000 291-char remark

    Show marketing remark (291 chars)

    City living in the suburbs! Doorman, Dentist, Deli, and a Drycleaner all on premise. Come enjoy the pool in the summer and lovely views from your balcony all year. .. you can't get any better than this! Easy commute to the city, shopping and transportation make this truly a special complex.

21. 2004-04-29
    soldstatus $107,000
22. 2004-03-07
    price $114,900
23. 2004-03-07
    historical
24. 2004-01-26
    listed $107,000
25. 2003-02-25
    soldstatus $72,000
26. 2003-02-02
    historical
27. 2003-02-02
    price $74,000
28. 2002-08-02
    listed $72,000

ⓘ 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 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 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,143
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$2,491
• − Management: −$2,491
• − HOA: −$11,172
• − Depreciation: −$5,091
• Taxable loss: −$3,405
• Est. tax savings @ 24.0%: +$817
• After-tax cash flow: $-264/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

+143.1% since first listed

14 events — show timeline

• 2026-04-29 Listed $175,000 OneKey® MLS as Distributed by MLS Grid
• 2014-03-15 Price Changed $148,750 HGMLS
• 2008-05-21 Delisted — HGMLS
• 2008-05-20 Sold (MLS) $148,750 HGMLS
• 2008-02-05 Price Changed $156,000 HGMLS
• 2007-12-19 Listed $156,000 HGMLS
• 2004-04-29 Sold (MLS) $107,000 HGMLS
• 2004-03-07 Delisted — HGMLS
• 2004-03-07 Price Changed $114,900 HGMLS
• 2004-01-26 Listed $107,000 HGMLS
• 2003-02-25 Sold (MLS) $72,000 HGMLS
• 2003-02-02 Price Changed $74,000 HGMLS
• 2003-02-02 Delisted — HGMLS
• 2002-08-02 Listed $72,000 HGMLS