824 Palmer Rd Unit 2D · Yonkers, NY 10708

$249,999

1 bd · 1.0 ba · 800 sqft · Condo · 16 Days on market

Built 1932 $312/sqft · 16% below area Est $297k · 16% under

---

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 +14.6/15.0
• 1% rule +5.3/10.0
• Cash flow +4.7/30.0
• Schools +4.1/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this pristine, freshly painted 1-bedroom residence, offering an exceptional opportunity to enjoy the Bronxville lifestyle. Conveniently located near Bronxville Village, you’ll have easy access to boutique shopping, acclaimed restaurants, cafe's, parks, and everyday conveniences. Commuters will appreciate the close proximity to the Metro-North train station, providing a quick and convenient ride to Manhattan. This bright and inviting home features a sun-filled living space, updated kitchen, dedicated dining area, generous closet space, and a spacious bedroom filled with natural light. Enjoy the perfect blend of comfort, convenience, and easy access to all that Bronxville and the surrounding area have to offer.

Key facts

• Large entrance foyer
• Natural light
• Bright living room

Tags

• NATURAL LIGHT
• HARDWOOD FLOORS
• GENEROUS CLOSET SPACE
• LARGE ENTRANCE FOYER
• FORMAL DINING AREA
• BRIGHT LIVING ROOM

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $250k.

Deal economics

• At list price, monthly cash flow is $-691 ($-8k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $246k (1.5% below list) — sets the bar for market timing.
• Cap rate 3.3% 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.
• Market conditions: Rents rising fast (+4.3%/yr); 245 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $2k of loan paydown is wiped out by about $8k 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 16 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $206k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 36% of rent; built in 1932 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $246,249 (1.5% 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. Built in 1932 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.03% ✓
• Cap rate: 3.29%
• Cash-on-cash: -10.71%
• DSCR: 0.52
• GRM: 8.1

CMA / ARV

• ARV (median comp): $296,517
• List price: $249,999
• Delta: -15.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.27% rent growth · sell at horizon

5-year hold

• IRR: -35.0%
• Equity multiple: -0.15×
• Total profit: $-80,574
• Equity at exit: $37,276

10-year hold

• IRR: -32.3%
• Equity multiple: -0.58×
• Total profit: $-110,256
• Equity at exit: $21,615

Cash invested: $70,000 (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 10708

• Rents YoY: 4.3%
• Active inventory: 245
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,564 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA est. from 1 same-building comp: −$923
• Vacancy / Maint / Mgmt: −$539
• Net cashflow: $-691

Break-even live

Break-even rent $3,439

Max offer price $149,968

Occupancy floor —

Sensitivity live

Price	-10% $-519	-5% $-605	+0% $-691	+5% $-778	+10% $-864
Rent	-10% $-894	-5% $-793	+0% $-691	+5% $-590	+10% $-489
Rate	-1.0pp $-565	-0.5pp $-628	base $-691	+0.5pp $-756	+1.0pp $-822

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
51 Parkway Rd Apt 3 Bronxville, NY	1.0	1.0	1100	$3,100	$2.82	25d	1	0.55mi
28 Kenilworth Rd Unit The Cottage Yonkers, NY	1.0	1.0	600	$1,950	$3.25	14d	1	0.62mi
28 Tunis Ave Unit 2 Yonkers, NY	2.0	1.0	900	$3,000	$3.33	44d	1	0.67mi
42 Winchester Ave Unit 2A Yonkers, NY	1.0	1.0	700	$2,100	$3.00	14d	1	0.70mi
64 Kensington Rd Apt 1A Bronxville, NY	1.0	1.0	800	$2,895	$3.62	12d	1	0.77mi
8 Wainwright Ave Unit 2A Yonkers, NY	—	1.0	700	$1,600	$2.29	7d	1	0.78mi
1549 Central Park Ave Yonkers, NY	2.0	1.0	850	$2,400	$2.82	44d	1	0.78mi
64 Sagamore Rd Unit A6 Bronxville, NY	1.0	1.0	850	$2,900	$3.41	5d	1	0.78mi
12 Wainwright Ave Apt 1B Yonkers, NY	1.0	1.0	700	$1,950	$2.79	44d	1	0.80mi
717 Tuckahoe Rd Unit 16A Yonkers, NY	1.0	1.0	650	$2,495	$3.84	5d	1	0.81mi
111 Kensington Rd Unit 8 Bronxville, NY	1.0	1.0	825	$2,650	$3.21	13d	1	0.92mi
278 Mile Square Rd Yonkers, NY	2.0	1.0	1000	$2,650	$2.65	44d	1	0.92mi
1 Elm St Unit 3B Tuckahoe, NY	2.0	1.0	1100	$3,200	$2.91	7d	1	1.06mi
1 Elm St Unit 3B Tuckahoe, NY	2.0	1.0	1100	$3,200	$2.91	10d	1	1.06mi
80 W Grand St Mount Vernon, NY	1.0	1.0	850	$1,942	$2.28	25d	1	1.09mi
4 Sadore Ln Unit 2W Yonkers, NY	1.0	1.0	800	$2,000	$2.50	17d	1	1.10mi
128 Colonial Pkwy Unit 3B Yonkers, NY	1.0	1.0	871	$2,750	$3.16	44d	1	1.12mi
21 Scarsdale Rd Yonkers, NY	2.0	1.0	835	$3,795	$4.54	2d	21	1.12mi
42 Broad St W Mount Vernon, NY	3.0	1.0–2.0	955	$2,841	$2.97	2d	16	1.12mi
42 Broad St W Mount Vernon, NY	3.0	1.0–2.0	1014	$3,956	$3.90	24d	15	1.12mi
645 N MacQuesten Pkwy Unit 3G Mt Vernon, NY	2.0	1.0	950	$3,195	$3.36	25d	1	1.15mi
669 N Terrace Ave Mount Vernon, NY	1.0	1.0	750	$2,031	$2.71	25d	1	1.17mi
85 Bennett Ave Unit 2 Yonkers, NY	2.0	1.0	1000	$2,500	$2.50	44d	1	1.19mi
671 Bronx River Rd Unit 3A Yonkers, NY	2.0	1.5	950	$3,000	$3.16	25d	1	1.26mi
200 Crescent Pl Unit 2nd fl Yonkers, NY	1.0	1.0	800	$2,300	$2.88	17d	1	1.30mi
33 William St Mount Vernon, NY	1.0–2.0	1.0	725	$1,850	$2.55	22d	2	1.31mi
50 Columbus Ave Unit 817 Tuckahoe, NY	1.0	1.0	750	$3,000	$4.00	22d	1	1.33mi
39 Maynard St Unit 2E Tuckahoe, NY	2.0	1.0	875	$2,650	$3.03	44d	1	1.40mi

HOA detail condo

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

Listing history 26 events

1. 2026-06-18
   days on market $249,999 Active 16 DOM
2. 2026-06-17
   days on market $249,999 Active 15 DOM
3. 2026-06-16
   days on market $249,999 Active 14 DOM
4. 2026-06-15
   days on market $249,999 Active 13 DOM
5. 2026-06-13
   days on market $249,999 Active 11 DOM
6. 2026-06-09
   days on market $249,999 Active 7 DOM
7. 2026-06-08
   days on market $249,999 Active 6 DOM
8. 2026-06-07
   days on market $249,999 Active 5 DOM
9. 2026-06-04
   days on market $249,999 Active 2 DOM
10. 2026-06-03
    remarks 699-char remark
11. 2026-06-03
    pricedays on marketlisting id $249,999 Active 1 DOM
12. 2026-05-15
    status Active 735-char remark

    Show marketing remark (735 chars)

    Welcome to this pristine, freshly painted 1-bedroom residence, offering an exceptional opportunity to enjoy the Bronxville lifestyle. Conveniently located near Bronxville Village, you’ll have easy access to boutique shopping, acclaimed restaurants, cafe's, parks, and everyday conveniences. Commuters will appreciate the close proximity to the Metro-North train station, providing a quick and convenient ride to Manhattan. This bright and inviting home features a sun-filled living space, updated kitchen, dedicated dining area, generous closet space, and a spacious bedroom filled with natural light. Enjoy the perfect blend of comfort, convenience, and easy access to all that Bronxville and the surrounding area have to offer.

13. 2026-04-10
    price $250,000 735-char remark

    Show marketing remark (735 chars)

    Welcome to this pristine, freshly painted 1-bedroom residence, offering an exceptional opportunity to enjoy the Bronxville lifestyle. Conveniently located near Bronxville Village, you’ll have easy access to boutique shopping, acclaimed restaurants, cafe's, parks, and everyday conveniences. Commuters will appreciate the close proximity to the Metro-North train station, providing a quick and convenient ride to Manhattan. This bright and inviting home features a sun-filled living space, updated kitchen, dedicated dining area, generous closet space, and a spacious bedroom filled with natural light. Enjoy the perfect blend of comfort, convenience, and easy access to all that Bronxville and the surrounding area have to offer.

14. 2026-02-18
    status Active 735-char remark

    Show marketing remark (735 chars)

    Welcome to this pristine, freshly painted 1-bedroom residence, offering an exceptional opportunity to enjoy the Bronxville lifestyle. Conveniently located near Bronxville Village, you’ll have easy access to boutique shopping, acclaimed restaurants, cafe's, parks, and everyday conveniences. Commuters will appreciate the close proximity to the Metro-North train station, providing a quick and convenient ride to Manhattan. This bright and inviting home features a sun-filled living space, updated kitchen, dedicated dining area, generous closet space, and a spacious bedroom filled with natural light. Enjoy the perfect blend of comfort, convenience, and easy access to all that Bronxville and the surrounding area have to offer.

15. 2026-02-18
    price $264,900 735-char remark

    Show marketing remark (735 chars)

    Welcome to this pristine, freshly painted 1-bedroom residence, offering an exceptional opportunity to enjoy the Bronxville lifestyle. Conveniently located near Bronxville Village, you’ll have easy access to boutique shopping, acclaimed restaurants, cafe's, parks, and everyday conveniences. Commuters will appreciate the close proximity to the Metro-North train station, providing a quick and convenient ride to Manhattan. This bright and inviting home features a sun-filled living space, updated kitchen, dedicated dining area, generous closet space, and a spacious bedroom filled with natural light. Enjoy the perfect blend of comfort, convenience, and easy access to all that Bronxville and the surrounding area have to offer.

16. 2025-11-28
    listed $269,900 Active 735-char remark

    Show marketing remark (735 chars)

    Welcome to this pristine, freshly painted 1-bedroom residence, offering an exceptional opportunity to enjoy the Bronxville lifestyle. Conveniently located near Bronxville Village, you’ll have easy access to boutique shopping, acclaimed restaurants, cafe's, parks, and everyday conveniences. Commuters will appreciate the close proximity to the Metro-North train station, providing a quick and convenient ride to Manhattan. This bright and inviting home features a sun-filled living space, updated kitchen, dedicated dining area, generous closet space, and a spacious bedroom filled with natural light. Enjoy the perfect blend of comfort, convenience, and easy access to all that Bronxville and the surrounding area have to offer.

17. 2014-03-15
    price $205,500 346-char remark

    Show marketing remark (346 chars)

    Bright, Colorful 1 Bedroom / 1 Bath Apartment With Open Floor Plan For Easy Entertaining. Wood Floors Throughout, Large Entrance Foyer, Plenty Of Closet Storage, Spacious Master Bedroom, New Hall Bath With Marble Tile Floors And Walls. A Must See, Sunnybrook Gardens Complex, Great Location For Commuters And Only A Short Walk To Bronxville Town.

18. 2007-02-12
    soldstatus $205,500 346-char remark

    Show marketing remark (346 chars)

    Bright, Colorful 1 Bedroom / 1 Bath Apartment With Open Floor Plan For Easy Entertaining. Wood Floors Throughout, Large Entrance Foyer, Plenty Of Closet Storage, Spacious Master Bedroom, New Hall Bath With Marble Tile Floors And Walls. A Must See, Sunnybrook Gardens Complex, Great Location For Commuters And Only A Short Walk To Bronxville Town.

19. 2007-02-12
    historical 346-char remark

    Show marketing remark (346 chars)

    Bright, Colorful 1 Bedroom / 1 Bath Apartment With Open Floor Plan For Easy Entertaining. Wood Floors Throughout, Large Entrance Foyer, Plenty Of Closet Storage, Spacious Master Bedroom, New Hall Bath With Marble Tile Floors And Walls. A Must See, Sunnybrook Gardens Complex, Great Location For Commuters And Only A Short Walk To Bronxville Town.

20. 2006-12-08
    price $215,000 346-char remark

    Show marketing remark (346 chars)

    Bright, Colorful 1 Bedroom / 1 Bath Apartment With Open Floor Plan For Easy Entertaining. Wood Floors Throughout, Large Entrance Foyer, Plenty Of Closet Storage, Spacious Master Bedroom, New Hall Bath With Marble Tile Floors And Walls. A Must See, Sunnybrook Gardens Complex, Great Location For Commuters And Only A Short Walk To Bronxville Town.

21. 2006-10-27
    listed $215,000 346-char remark

    Show marketing remark (346 chars)

    Bright, Colorful 1 Bedroom / 1 Bath Apartment With Open Floor Plan For Easy Entertaining. Wood Floors Throughout, Large Entrance Foyer, Plenty Of Closet Storage, Spacious Master Bedroom, New Hall Bath With Marble Tile Floors And Walls. A Must See, Sunnybrook Gardens Complex, Great Location For Commuters And Only A Short Walk To Bronxville Town.

22. 2006-10-25
    historical
23. 2006-03-08
    listed
24. 2004-05-11
    price $169,900
25. 2004-05-11
    soldstatus $165,500
26. 2004-01-06
    listed $165,500

ⓘ 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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,772
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$2,047
• − Repairs & maintenance: −$2,462
• − Management: −$2,462
• − HOA: −$11,076
• − Depreciation: −$7,273
• Taxable loss: −$12,301
• Est. tax savings @ 24.0%: +$2,952
• After-tax cash flow: $-5,343/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): 22,482
• Household income: $126,343
• Rent vs Own: 24.5% rent · 75.5% own
• Severe rent burden: 357.0

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: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 17% Two or more races 10% Black 6% Asian 4%
• Hispanic origin (detail): Puerto Rican 7% Dominican 3%
• Common ancestry: Romanian 2% Lithuanian 2% Scotch-Irish 1%
• Foreign-born: 16% · Canada, China
• Languages at home: 76% English-only · Spanish 10% Other Indo-European 6% Other Asian/Pacific 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: ▼ -668.11%
• Current HPI: 203.4295
• Rent YoY: ▲ 4.27%
• 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

+51.1% since first listed

15 events — show timeline

• 2026-05-15 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-04-10 Price Changed $250,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-18 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-02-18 Price Changed $264,900 OneKey® MLS as Distributed by MLS Grid
• 2025-11-28 Listed $269,900 OneKey® MLS as Distributed by MLS Grid
• 2014-03-15 Price Changed $205,500 HGMLS
• 2007-02-12 Delisted — HGMLS
• 2007-02-12 Sold (MLS) $205,500 HGMLS
• 2006-12-08 Price Changed $215,000 HGMLS
• 2006-10-27 Listed $215,000 HGMLS
• 2006-10-25 Delisted — HGMLS
• 2006-03-08 Listed — HGMLS
• 2004-05-11 Sold (MLS) $165,500 HGMLS
• 2004-05-11 Price Changed $169,900 HGMLS
• 2004-01-06 Listed $165,500 HGMLS