247 Parkview Rd Unit 5J · Yonkers, NY 10708

$325,000

3 bd · 1.0 ba · 1,200 sqft · Condo · 54 Days on market

Built 1954 $271/sqft · 26% above area Est $257k · 26% over

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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).

• Cash flow +6.4/30.0
• 1% rule +6.3/10.0
• Schools +4.1/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• DSCR +0.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 247 Parkview Avenue, Unit 5J! This beautifully renovated three-bedroom, one-bath co-op offers approximately 1,200 square feet of thoughtfully designed living space. Set within a well-maintained elevator building, the home combines everyday comfort with an exceptionally convenient location walking distance from both Tuckahoe and Bronxville, along with a seamless 30-minute commute to Grand Central. Inside, the home features a spacious living room, a generous dining area, and an updated kitchen designed for both functionality and style. Bronx River Pathway and Duck Pond are located just across the street, offering a charming outdoor escape right nearby. Building amenities include a large laundry room, bike room, dedicated stroller room & private storage for the unit. Maintenance fee covers all utilities. A rare opportunity you won’t want to miss!

Key facts

• Built 1954
• Listed 54 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath condo listed at $325k.

Deal economics

• At list price, monthly cash flow is $-568 ($-7k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $325k).
• Recommended offer: $315k (3.0% below list) — sets the bar for market timing.
• Cap rate 4.2% 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); 246 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• This rent runs 35% of the median local income ($126k/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 $10k 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 54 days — a 3% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y 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 33% of rent; built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• 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 $315,250 (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 54 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 1954 — 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: 1.13% ✓
• Cap rate: 4.19%
• Cash-on-cash: -7.49%
• DSCR: 0.67
• GRM: 7.4

CMA / ARV

• ARV (median comp): $256,956
• List price: $325,000
• Delta: 26.48%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -26.6%
• Equity multiple: 0.08×
• Total profit: $-83,294
• Equity at exit: $48,459

10-year hold

• IRR: -17.4%
• Equity multiple: -0.05×
• Total profit: $-95,843
• Equity at exit: $28,100

Cash invested: $91,000 (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: 246
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $3,672 high
• Mortgage (P&I): −$1,704
• Tax est. 1.5%: −$406 /mo · $4,875/yr
• Insurance: −$135
• HOA est. from 1 same-building comp: −$1,223
• Vacancy / Maint / Mgmt: −$771
• Net cashflow: $-568

Break-even live

Break-even rent $4,391

Max offer price $242,782

Occupancy floor —

Sensitivity live

Price	-10% $-344	-5% $-456	+0% $-568	+5% $-680	+10% $-793
Rent	-10% $-858	-5% $-713	+0% $-568	+5% $-423	+10% $-278
Rate	-1.0pp $-405	-0.5pp $-486	base $-568	+0.5pp $-652	+1.0pp $-738

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7 Oak Ave Tuckahoe, NY	2.0	1.0	1200	$2,500	$2.08	45d	1	0.25mi
11 Oak Ave Unit 1 Bronxville, NY	3.0	2.0	1400	$4,300	$3.07	45d	1	0.26mi
1 Elm St Unit 3B Tuckahoe, NY	2.0	1.0	1100	$3,200	$2.91	8d	1	0.26mi
1 Elm St Unit 3B Tuckahoe, NY	2.0	1.0	1100	$3,200	$2.91	11d	1	0.26mi
70 Lake Ave Unit 1 Tuckahoe, NY	3.0	2.5	1200	$4,995	$4.16	13d	1	0.28mi
21 Scarsdale Rd Yonkers, NY	2.0	1.0	835	$4,600	$5.51	3d	21	0.33mi
355 Bronxville Rd Bronxville, NY	3.0	2.0	968	$3,400	$3.51	26d	1	0.37mi
1549 Central Park Ave Yonkers, NY	2.0	1.0	850	$2,400	$2.82	45d	1	0.57mi
50 Columbus Ave Apt 909 Tuckahoe, NY	2.0	2.0	871	$3,800	$4.36	0d	1	0.58mi
54 Washington St Unit 2nd Floor Tuckahoe, NY	3.0	2.0	1250	$3,900	$3.12	7d	1	0.59mi
60 Washington St Unit 2 Tuckahoe, NY	3.0	2.0	1500	$4,800	$3.20	26d	1	0.59mi
39 Maynard St Unit 2E Tuckahoe, NY	2.0	1.0	875	$2,650	$3.03	45d	1	0.63mi
156 Wallace St Unit 1 Tuckahoe, NY	2.0	2.0	1300	$3,300	$2.54	26d	1	0.76mi
47 Morgan St Eastchester, NY	2.0	1.0	1000	$4,000	$4.00	45d	1	1.00mi
42 Glen Rd Eastchester, NY	4.0	2.0	1200	$4,300	$3.58	9d	1	1.09mi
70 Roundhill Dr Yonkers, NY	2.0	1.0	775	$3,200	$4.13	45d	1	1.29mi
26 W Devonia Ave Unit 1 Mt Vernon, NY	3.0	1.5	1388	$4,200	$3.03	13d	1	1.35mi
433 Palmer Rd Unit Second Fl Yonkers, NY	3.0	1.5	1400	$3,500	$2.50	45d	1	1.37mi
278 Mile Square Rd Yonkers, NY	2.0	1.0	1000	$2,650	$2.65	45d	1	1.43mi
28 Tunis Ave Unit 2 Yonkers, NY	2.0	1.0	900	$3,000	$3.33	45d	1	1.47mi
601 Ridge Hill Blvd Yonkers, NY	2.0	1.0–2.0	819	$4,600	$5.61	8d	14	1.49mi

HOA detail condo

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

Listing history 13 events

1. 2026-03-28
   listed $325,000 Active 876-char remark

   Show marketing remark (876 chars)

   Welcome to 247 Parkview Avenue, Unit 5J! This beautifully renovated three-bedroom, one-bath co-op offers approximately 1,200 square feet of thoughtfully designed living space. Set within a well-maintained elevator building, the home combines everyday comfort with an exceptionally convenient location walking distance from both Tuckahoe and Bronxville, along with a seamless 30-minute commute to Grand Central. Inside, the home features a spacious living room, a generous dining area, and an updated kitchen designed for both functionality and style. Bronx River Pathway and Duck Pond are located just across the street, offering a charming outdoor escape right nearby. Building amenities include a large laundry room, bike room, dedicated stroller room & private storage for the unit. Maintenance fee covers all utilities. A rare opportunity you won’t want to miss!

2. 2026-03-24
   historical $325,000 876-char remark

   Show marketing remark (876 chars)

   Welcome to 247 Parkview Avenue, Unit 5J! This beautifully renovated three-bedroom, one-bath co-op offers approximately 1,200 square feet of thoughtfully designed living space. Set within a well-maintained elevator building, the home combines everyday comfort with an exceptionally convenient location walking distance from both Tuckahoe and Bronxville, along with a seamless 30-minute commute to Grand Central. Inside, the home features a spacious living room, a generous dining area, and an updated kitchen designed for both functionality and style. Bronx River Pathway and Duck Pond are located just across the street, offering a charming outdoor escape right nearby. Building amenities include a large laundry room, bike room, dedicated stroller room & private storage for the unit. Maintenance fee covers all utilities. A rare opportunity you won’t want to miss!

3. 2024-01-09
   soldstatus $300,000 Closed 473-char remark

   Show marketing remark (473 chars)

   Commuters Dream!! Nestled between the Bronxville and Tuckahoe train station. Beautiful Park and Duck Pond across the street. This move in ready unit features Large Entry Foyer, Large Living Room, Spacious Dining area, Updated Kitchen, Bathroom and 3 ample sized Bedrooms. Laundry rm recently renovated on lobby level as well as bike & carriage room. Maintenance includes all Utilities! Does not include STAR credit $1,212.00. Additional Information: Amenities:Storage,

4. 2023-11-09
   status Pending 473-char remark

   Show marketing remark (473 chars)

   Commuters Dream!! Nestled between the Bronxville and Tuckahoe train station. Beautiful Park and Duck Pond across the street. This move in ready unit features Large Entry Foyer, Large Living Room, Spacious Dining area, Updated Kitchen, Bathroom and 3 ample sized Bedrooms. Laundry rm recently renovated on lobby level as well as bike & carriage room. Maintenance includes all Utilities! Does not include STAR credit $1,212.00. Additional Information: Amenities:Storage,

5. 2023-09-18
   listed $315,000 Active 473-char remark

   Show marketing remark (473 chars)

   Commuters Dream!! Nestled between the Bronxville and Tuckahoe train station. Beautiful Park and Duck Pond across the street. This move in ready unit features Large Entry Foyer, Large Living Room, Spacious Dining area, Updated Kitchen, Bathroom and 3 ample sized Bedrooms. Laundry rm recently renovated on lobby level as well as bike & carriage room. Maintenance includes all Utilities! Does not include STAR credit $1,212.00. Additional Information: Amenities:Storage,

6. 2014-03-15
   price $195,000
7. 2012-07-12
   soldstatus $195,000 Sold
8. 2012-07-12
   soldstatus $195,000
9. 2012-06-28
   historical
10. 2012-04-23
    historical Pending
11. 2012-04-23
    price $199,000
12. 2012-03-21
    listed $199,000 Active
13. 2012-03-21
    listed $199,000

ⓘ 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 1/10 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 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,063
• − Mortgage interest: −$18,205
• − Property taxes: −$4,875
• − Insurance: −$1,625
• − Repairs & maintenance: −$3,525
• − Management: −$3,525
• − HOA: −$14,676
• − Depreciation: −$9,455
• Taxable loss: −$11,823
• Est. tax savings @ 24.0%: +$2,837
• After-tax cash flow: $-3,981/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

+63.3% since first listed

13 events — show timeline

• 2026-03-28 Listed $325,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-24 Coming Soon $325,000 OneKey® MLS as Distributed by MLS Grid
• 2024-01-09 Sold (MLS) $300,000 OneKey® MLS as Distributed by MLS Grid
• 2023-11-09 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-09-18 Listed $315,000 OneKey® MLS as Distributed by MLS Grid
• 2014-03-15 Price Changed $195,000 HGMLS
• 2012-07-12 Sold (MLS) $195,000 OneKey® MLS as Distributed by MLS Grid
• 2012-07-12 Sold (MLS) $195,000 HGMLS
• 2012-06-28 Delisted — HGMLS
• 2012-04-23 Contingent — HGMLS
• 2012-04-23 Price Changed $199,000 HGMLS
• 2012-03-21 Listed $199,000 HGMLS
• 2012-03-21 Listed $199,000 OneKey® MLS as Distributed by MLS Grid