245 Rumsey Rd Unit 6X · Yonkers, NY 10701

$129,000

1 bd · 1.0 ba · 710 sqft · Condo · 21 Days on market

Built 1958 ↓ 8% since listing

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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 +17.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• 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

Wonderful opportunity in Parkview to make it your own! Many new updates and recent work done in this light and bright one bedroom apartment! The Kitchen has had tons of work to make it seem like brand new. In the LARGE Bedroom, there is a brand new high end (expensive!) Midea window air conditioning unit - SO quiet and efficient. In the Full Bathroom, there is a newer toilet, brand new showerhead, and the large bathtub has been completely glazed. There are many great features inside and out as well: There are two ceiling fans (in the Dining Area and Bedroom), screens on all the windows, and more closets and storage throughout than expected! Parkview is convenient to many highways and public

Key facts

• Two ceiling fans
• New showerhead
• Newer toilet

Tags

• HIGH END AIR CONDITIONING UNIT
• NEWER TOILET
• NEW SHOWERHEAD
• COMPLETELY GLAZED BATHTUB
• TWO CEILING FANS
• SCREENS ON ALL WINDOWS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $129k.

Deal economics

• At list price, monthly cash flow is $101 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $127k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 5.3% in Yonkers — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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); 185 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• This rent runs 41% of the median local income ($65k/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 $892 of loan paydown is wiped out by about $4k 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 21 days — a 2% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 34% 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 $127,065 (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: 1.71% ✓
• Cap rate: 7.23%
• Cash-on-cash: 3.35%
• DSCR: 1.15
• GRM: 4.9

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: -7.9%
• Equity multiple: 0.70×
• Total profit: $-10,850
• Equity at exit: $19,234

10-year hold

• IRR: 4.7%
• Equity multiple: 1.39×
• Total profit: $14,057
• Equity at exit: $11,154

Cash invested: $36,120 (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: 185
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,208 high
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,935/yr
• Insurance: −$54
• HOA est. from 2 same-building comps: −$752
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $101

Break-even live

Break-even rent $2,080

Max offer price $129,000

Occupancy floor 90%

Sensitivity live

Price	-10% $190	-5% $145	+0% $101	+5% $56	+10% $12
Rent	-10% $-74	-5% $14	+0% $101	+5% $188	+10% $275
Rate	-1.0pp $166	-0.5pp $134	base $101	+0.5pp $67	+1.0pp $33

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27 Cliff St Yonkers, NY	1.0	1.0	500	$2,000	$4.00	44d	1	0.26mi
162 Willow St Yonkers, NY	1.0	1.0	700	$2,100	$3.00	8d	1	0.41mi
162 Willow St Unit 1F Yonkers, NY	1.0	1.0	700	$2,200	$3.14	16d	1	0.41mi
158 Willow St Unit 1B Yonkers, NY	2.0	1.0	600	$2,100	$3.50	2d	1	0.41mi
97 Waverly St Unit 3R Yonkers, NY	1.0	1.0	600	$1,850	$3.08	16d	1	0.59mi
20 Porach St Apt -1B Yonkers, NY	2.0	1.0	750	$2,400	$3.20	44d	1	0.62mi
20 Porach St Unit 2A Yonkers, NY	1.0	1.0	550	$2,200	$4.00	44d	1	0.62mi
91 Elm St Unit 1A Yonkers, NY	1.0	1.0	650	$1,800	$2.77	17d	1	0.66mi
91 Elm St Unit 1A Yonkers, NY	1.0	1.0	650	$1,900	$2.92	44d	1	0.66mi
30 Locust Hill Ave Yonkers, NY	1.0–2.0	1.0	735	$1,800	$2.45	44d	3	0.81mi
30 Locust Hill Ave Yonkers, NY	1.0–2.0	1.0	735	$1,800	$2.45	8d	2	0.81mi
23 N Broadway Unit 4F Yonkers, NY	2.0	1.0	699	$2,400	$3.43	23d	1	0.87mi
23 N Broadway Unit 4B Yonkers, NY	—	1.0	429	$1,950	$4.55	44d	1	0.87mi
130 Harrison Ave Yonkers, NY	1.0	1.0	650	$1,900	$2.92	44d	1	0.88mi
2 Mill St Unit 2B Yonkers, NY	—	1.0	741	$2,095	$2.83	44d	1	0.90mi
70 Ashburton Ave Yonkers, NY	—	1.0	420	$1,738	$4.14	16d	1	0.94mi
50 Nepperhan St Yonkers, NY	3.0	1.0–2.0	887	$3,119	$3.51	0d	20	0.96mi
44 Hudson St Yonkers, NY	2.0	1.0–2.0	922	$3,200	$3.47	8d	25	0.98mi
36 Bruce Ave Yonkers, NY	1.0	1.0	625	$1,785	$2.86	44d	1	0.99mi
66 Main St Yonkers, NY	2.0	1.0–2.0	881	$2,950	$3.35	0d	6	1.01mi
117 Morris St Yonkers, NY	1.0	1.0	700	$2,000	$2.86	6d	1	1.02mi
56 Prospect St Unit 206 Yonkers, NY	—	1.0	450	$1,995	$4.43	25d	1	1.02mi
280 Hawthorne Ave Yonkers, NY	1.0	1.0	700	$2,100	$3.00	8d	2	1.03mi
1 Alexander St Yonkers, NY	2.0	1.0–2.0	837	$3,188	$3.81	8d	48	1.13mi
249 McLean Ave Unit 1B Yonkers, NY	1.0	1.0	700	$2,500	$3.57	19d	1	1.16mi
20 Water Grant St Yonkers, NY	1.0–2.0	1.0–2.0	827	$2,522	$3.05	0d	23	1.18mi
57 Alexander St Yonkers, NY	2.0	1.0–2.0	765	$2,956	$3.86	3d	21	1.22mi
79 Alexander St Yonkers, NY	3.0	1.0–2.5	997	$2,898	$2.91	0d	1	1.25mi
154 Woodworth Ave Yonkers, NY	1.0	1.0	650	$2,500	$3.85	44d	1	1.25mi
154 Woodworth Ave Yonkers, NY	2.0	1.0	650	$2,350	$3.62	19d	1	1.25mi
137 Lake Ave Unit 3W Yonkers, NY	1.0	1.0	650	$1,700	$2.62	20d	1	1.32mi
675 McLean Ave Unit 006H Yonkers, NY	1.0	1.0	577	$2,071	$3.59	5d	1	1.41mi
403 Palisade Ave Unit 3RD Yonkers, NY	—	1.0	475	$1,950	$4.11	20d	1	1.42mi
55 Riverside Dr Yonkers, NY	3.0	1.0–3.0	944	$3,241	$3.43	0d	15	1.45mi
23 Colin St Yonkers, NY	2.0	1.0	750	$2,500	$3.33	16d	1	1.49mi

HOA detail condo

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

Listing history 7 events

1. 2026-02-20
   status Pending
2. 2026-01-30
   listed $129,000 Active
3. 2025-11-14
   status Pending
4. 2025-11-14
   historical
5. 2025-09-26
   price $129,000
6. 2025-07-17
   price $135,000
7. 2025-05-28
   listed $140,000 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: $26,497
• − Mortgage interest: −$7,226
• − Property taxes: −$1,935
• − Insurance: −$645
• − Repairs & maintenance: −$2,120
• − Management: −$2,120
• − HOA: −$9,024
• − Depreciation: −$3,753
• Taxable loss: −$325
• Est. tax savings @ 24.0%: +$78
• After-tax cash flow: $1,289/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

-7.9% since first listed

7 events — show timeline

• 2026-02-20 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-01-30 Listed $129,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-14 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-11-14 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-09-26 Price Changed $129,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-17 Price Changed $135,000 OneKey® MLS as Distributed by MLS Grid
• 2025-05-28 Listed $140,000 OneKey® MLS as Distributed by MLS Grid