245 Rumsey Rd #20 · Yonkers, NY 10701

$190,000

1 bd · 1.0 ba · 1,100 sqft · Condo · 55 Days on market

Built 1958 $173/sqft · 9% above area Est $174k · 9% over

---

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).

• 1% rule +7.8/10.0
• Cash flow +6.7/30.0
• Schools +4.1/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• ARV discount +3.3/15.0
• Condition / age +2.5/5.0
• DSCR +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming JUNIOR 4 apartment at Parkview! A 1 bedroom unit that lives like a 2. Ideally located near major highways, Metro-North, and public transportation, this home offers an excellent commuter location. Enjoy cooking and entertaining in the spacious eat-in kitchen, featuring ample cabinet storage. The bright and airy living room provides high ceilings and the perfect space to relax or spend time with friends. A bonus room adds flexibility and can easily be used as a den, home office, guest area, or playroom. The primary bedroom offers generous closet space, making storage simple and convenient. Additional highlights include on-site laundry in the building and one assigned parking space for added convenience. Just pack your bags and move right in!

Key facts

• Bonus room
• High ceilings
• Junior 4 apartment

Tags

• JUNIOR 4 APARTMENT
• EXCELLENT COMMUTER LOCATION
• SPACIOUS EAT-IN KITCHEN
• HIGH CEILINGS
• BONUS ROOM
• GENEROUS CLOSET SPACE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $190k.

Deal economics

• At list price, monthly cash flow is $-301 ($-4k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $184k (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.
• Market conditions: Rents rising fast (+4.4%/yr); 183 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 45% 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 $1k of loan paydown is wiped out by about $6k 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 55 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 12y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 37% 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 $184,300 (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 55 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 1958 — 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: 1.28% ✓
• Cap rate: 4.39%
• Cash-on-cash: -6.80%
• DSCR: 0.70
• GRM: 6.5

CMA / ARV

• ARV (median comp): $173,733
• List price: $190,000
• Delta: 9.36%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.39% rent growth · sell at horizon

5-year hold

• IRR: -24.8%
• Equity multiple: 0.14×
• Total profit: $-45,944
• Equity at exit: $28,330

10-year hold

• IRR: -13.9%
• Equity multiple: 0.10×
• Total profit: $-47,785
• Equity at exit: $16,428

Cash invested: $53,200 (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 10701

• Rents YoY: 4.4%
• Active inventory: 183
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,426 high
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$238 /mo · $2,850/yr
• Insurance: −$79
• HOA est. from 3 same-building comps: −$905
• Vacancy / Maint / Mgmt: −$510
• Net cashflow: $-301

Break-even live

Break-even rent $2,808

Max offer price $146,405

Occupancy floor —

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
162 Willow St Yonkers, NY	1.0	1.0	700	$2,100	$3.00	7d	1	0.41mi
162 Willow St Unit 1F Yonkers, NY	1.0	1.0	700	$2,200	$3.14	15d	1	0.41mi
11 Garfield St Unit 2 Yonkers, NY	2.0	1.0	1250	$2,250	$1.80	15d	1	0.46mi
20 Porach St Apt -1B Yonkers, NY	2.0	1.0	750	$2,400	$3.20	43d	1	0.62mi
14 Highland Ave Unit 2A Yonkers, NY	1.0	1.0	1000	$1,500	$1.50	19d	1	0.69mi
594 Yonkers Ave Unit 5 Yonkers, NY	2.0	1.0	900	$2,500	$2.78	24d	1	0.71mi
594 Yonkers Ave Unit 5 Yonkers, NY	2.0	1.0	900	$2,500	$2.78	43d	1	0.71mi
23 Alida St Unit 2s Yonkers, NY	2.0	1.0	1000	$2,900	$2.90	24d	1	0.79mi
30 Locust Hill Ave Yonkers, NY	1.0–2.0	1.0	735	$1,800	$2.45	43d	3	0.81mi
30 Locust Hill Ave Yonkers, NY	1.0–2.0	1.0	735	$1,800	$2.45	7d	2	0.81mi
25 N Broadway #1 Yonkers, NY	—	1.0	872	$2,550	$2.92	43d	1	0.89mi
2 Mill St Unit 2B Yonkers, NY	—	1.0	741	$2,095	$2.83	43d	1	0.90mi
50 Nepperhan St Yonkers, NY	3.0	1.0–2.0	887	$3,248	$3.66	2d	20	0.96mi
50 Main St Unit 3F Yonkers, NY	1.0	1.0	900	$2,000	$2.22	24d	1	0.98mi
44 Hudson St Yonkers, NY	2.0	1.0–2.0	922	$3,200	$3.47	7d	25	0.98mi
14 Chamberlain Ave Unit 1 Yonkers, NY	2.0	2.0	1150	$4,200	$3.65	10d	1	0.99mi
212 Buena Vista Ave Unit 3F Yonkers, NY	1.0	1.0	800	$2,100	$2.62	19d	1	1.00mi
85 Bennett Ave Unit 2 Yonkers, NY	2.0	1.0	1000	$2,500	$2.50	43d	1	1.01mi
66 Main St Yonkers, NY	2.0	1.0–2.0	906	$2,786	$3.07	3d	4	1.01mi
117 Morris St Yonkers, NY	1.0	1.0	700	$2,000	$2.86	5d	1	1.02mi
57 Putnam Ave Yonkers, NY	2.0	1.0	900	$3,000	$3.33	22d	1	1.03mi
57 Putnam Ave Yonkers, NY	2.0	1.0	900	$3,000	$3.33	11d	1	1.03mi
280 Hawthorne Ave Yonkers, NY	1.0	1.0	700	$2,100	$3.00	7d	2	1.03mi
1 Alexander St Yonkers, NY	2.0	1.0–2.0	837	$3,188	$3.81	7d	48	1.13mi
250 N Broadway Unit 2E Yonkers, NY	2.0	1.0	950	$2,400	$2.53	24d	1	1.16mi
249 McLean Ave Unit 1B Yonkers, NY	1.0	1.0	700	$2,500	$3.57	18d	1	1.16mi
20 Water Grant St Yonkers, NY	1.0–2.0	1.0–2.0	827	$2,522	$3.05	1d	22	1.18mi
57 Alexander St Yonkers, NY	2.0	1.0–2.0	765	$2,956	$3.86	2d	21	1.22mi
79 Alexander St Yonkers, NY	3.0	1.0–2.5	997	$2,933	$2.94	2d	1	1.25mi
150 Glenwood Ave Apt G1 Yonkers, NY	1.0	1.0	850	$2,000	$2.35	43d	1	1.31mi
142 Trenchard St Unit 2E Yonkers, NY	1.0	1.0	900	$2,250	$2.50	11d	1	1.41mi
55 Riverside Dr Yonkers, NY	3.0	1.0–2.0	819	$2,990	$3.65	2d	13	1.45mi
703 Nepperhan Ave Unit 2 Yonkers, NY	2.0	1.0	850	$2,450	$2.88	43d	1	1.49mi
23 Colin St Yonkers, NY	2.0	1.0	750	$2,500	$3.33	15d	1	1.49mi

HOA detail condo

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

Listing history 23 events

1. 2026-05-17
   status Pending 775-char remark

   Show marketing remark (775 chars)

   Welcome to this charming JUNIOR 4 apartment at Parkview! A 1 bedroom unit that lives like a 2. Ideally located near major highways, Metro-North, and public transportation, this home offers an excellent commuter location. Enjoy cooking and entertaining in the spacious eat-in kitchen, featuring ample cabinet storage. The bright and airy living room provides high ceilings and the perfect space to relax or spend time with friends. A bonus room adds flexibility and can easily be used as a den, home office, guest area, or playroom. The primary bedroom offers generous closet space, making storage simple and convenient. Additional highlights include on-site laundry in the building and one assigned parking space for added convenience. Just pack your bags and move right in!

2. 2026-04-02
   price $190,000 775-char remark

   Show marketing remark (775 chars)

   Welcome to this charming JUNIOR 4 apartment at Parkview! A 1 bedroom unit that lives like a 2. Ideally located near major highways, Metro-North, and public transportation, this home offers an excellent commuter location. Enjoy cooking and entertaining in the spacious eat-in kitchen, featuring ample cabinet storage. The bright and airy living room provides high ceilings and the perfect space to relax or spend time with friends. A bonus room adds flexibility and can easily be used as a den, home office, guest area, or playroom. The primary bedroom offers generous closet space, making storage simple and convenient. Additional highlights include on-site laundry in the building and one assigned parking space for added convenience. Just pack your bags and move right in!

3. 2026-03-03
   listed $200,000 Active 775-char remark

   Show marketing remark (775 chars)

   Welcome to this charming JUNIOR 4 apartment at Parkview! A 1 bedroom unit that lives like a 2. Ideally located near major highways, Metro-North, and public transportation, this home offers an excellent commuter location. Enjoy cooking and entertaining in the spacious eat-in kitchen, featuring ample cabinet storage. The bright and airy living room provides high ceilings and the perfect space to relax or spend time with friends. A bonus room adds flexibility and can easily be used as a den, home office, guest area, or playroom. The primary bedroom offers generous closet space, making storage simple and convenient. Additional highlights include on-site laundry in the building and one assigned parking space for added convenience. Just pack your bags and move right in!

4. 2018-03-28
   historical
5. 2018-02-02
   historical
6. 2018-02-02
   listed $120,000 Active
7. 2018-02-02
   status Active
8. 2017-10-31
   historical Pending
9. 2017-09-26
   listed $120,000 Active
10. 2016-09-30
    historical Expired
11. 2015-10-30
    historical
12. 2015-10-02
    historical Pending
13. 2015-08-20
    status Active
14. 2015-08-01
    historical Expired
15. 2015-06-09
    price
16. 2015-05-14
    status Active
17. 2015-04-20
    historical Pending
18. 2015-02-27
    status Active
19. 2014-08-13
    historical Pending
20. 2014-07-17
    price
21. 2014-07-17
    price
22. 2014-07-17
    listed Active
23. 2014-07-17
    listed $84,900

ⓘ 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: $29,115
• − Mortgage interest: −$10,643
• − Property taxes: −$2,850
• − Insurance: −$950
• − Repairs & maintenance: −$2,329
• − Management: −$2,329
• − HOA: −$10,860
• − Depreciation: −$5,527
• Taxable loss: −$6,373
• Est. tax savings @ 24.0%: +$1,530
• After-tax cash flow: $-2,086/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

+123.8% since first listed

23 events — show timeline

• 2026-05-17 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-02 Price Changed $190,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-03 Listed $200,000 OneKey® MLS as Distributed by MLS Grid
• 2018-03-28 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2018-02-02 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2018-02-02 Listed $120,000 OneKey® MLS as Distributed by MLS Grid
• 2018-02-02 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2017-10-31 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2017-09-26 Listed $120,000 OneKey® MLS as Distributed by MLS Grid
• 2016-09-30 Delisted — HGMLS
• 2015-10-30 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2015-10-02 Contingent — HGMLS
• 2015-08-20 Relisted — HGMLS
• 2015-08-01 Delisted — HGMLS
• 2015-06-09 Price Changed — HGMLS
• 2015-05-14 Relisted — HGMLS
• 2015-04-20 Contingent — HGMLS
• 2015-02-27 Relisted — HGMLS
• 2014-08-13 Contingent — HGMLS
• 2014-07-17 Price Changed — HGMLS
• 2014-07-17 Price Changed — HGMLS
• 2014-07-17 Listed — HGMLS
• 2014-07-17 Listed $84,900 OneKey® MLS as Distributed by MLS Grid