2035 Central Park Ave Unit 2H · Yonkers, NY 10710

$143,000

1 bd · 1.0 ba · 700 sqft · Condo · 37 Days on market

Built 1985

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming 1-bedroom co-op in a well-maintained, intimate building located in a highly desirable area of Yonkers. Offering parking and a small outdoor space, this home is perfect for buyers looking for affordability without sacrificing location or convenience. The open-concept layout maximizes every square foot, creating a bright and functional living area that feels larger than expected. The kitchen offers ample counter space with plenty of room to customize and design to your taste. The bedroom is spacious and comfortable, making it an ideal retreat at the end of the day. Residents enjoy access to a clean and well-kept laundry room, a weight room, and a shared outdoor area p

Key facts

• Ample counter space
• Steps from shops
• Laundry room

Tags

• OUTDOOR SPACE
• AMPLE COUNTER SPACE
• LAUNDRY ROOM
• STEPS FROM SHOPS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $143k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $143k).
• Recommended offer: $139k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.7% vs local median 5.4% 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: 166 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $989 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $40k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($139k) is reasonable based on typical stale-listing flexibility.
• 24 sale attempts since 25y 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

• 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 $138,710 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.76% ✓
• Cap rate: 14.71%
• Cash-on-cash: 30.07%
• DSCR: 2.34
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 24.7%
• Equity multiple: 2.02×
• Total profit: $40,767
• Equity at exit: $21,322

10-year hold

• IRR: 32.5%
• Equity multiple: 3.95×
• Total profit: $117,936
• Equity at exit: $12,364

Cash invested: $40,040 (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: 4.7×

Monthly cashflow live

• Estimated rent: $2,521 high
• Mortgage (P&I): −$750
• Tax est. 1.5%: −$179 /mo · $2,145/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $1,003

Break-even live

Break-even rent $1,251

Max offer price $143,000

Occupancy floor 55%

Sensitivity live

Price	-10% $1,102	-5% $1,053	+0% $1,003	+5% $954	+10% $904
Rent	-10% $804	-5% $904	+0% $1,003	+5% $1,103	+10% $1,202
Rate	-1.0pp $1,075	-0.5pp $1,040	base $1,003	+0.5pp $966	+1.0pp $929

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: $35,750
• Closing costs: $4,290
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 Consulate Dr Unit 1J Tuckahoe, NY	1.0	1.0	750	$2,700	$3.60	13d	1	1.14mi
601 Ridge Hill Blvd Yonkers, NY	2.0	1.0–2.0	819	$3,500	$4.27	8d	14	1.16mi
300 Columbus Ave Tuckahoe, NY	—	1.0	766	$3,100	$4.05	20d	5	1.17mi
717 Tuckahoe Rd Unit 16A Yonkers, NY	1.0	1.0	650	$2,495	$3.84	6d	1	1.18mi
12 Wainwright Ave Apt 1B Yonkers, NY	1.0	1.0	700	$1,950	$2.79	45d	1	1.25mi
21 Scarsdale Rd Yonkers, NY	2.0	1.0	835	$3,795	$4.54	3d	21	1.27mi
8 Wainwright Ave Unit 2A Yonkers, NY	—	1.0	700	$1,600	$2.29	8d	1	1.28mi
212 Alpine Pl Tuckahoe, NY	1.0	1.0	700	$2,700	$3.86	21d	1	1.30mi
50 Columbus Ave Unit 817 Tuckahoe, NY	1.0	1.0	750	$3,000	$4.00	23d	1	1.35mi
42 Winchester Ave Unit 2A Yonkers, NY	1.0	1.0	700	$2,100	$3.00	15d	1	1.40mi
Glen Rd Unit H Eastchester, NY	1.0	1.0	612	$2,200	$3.59	45d	1	1.46mi
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
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-02-12
   status Pending
2. 2026-01-01
   listed $143,000 Active
3. 2025-12-10
   historical
4. 2025-12-02
   status Active
5. 2025-10-18
   price $137,000
6. 2025-09-29
   price $147,500
7. 2025-07-21
   listed $155,000 Active
8. 2025-04-08
   status Pending
9. 2025-04-08
   historical
10. 2025-02-18
    listed $155,000 Active
11. 2022-06-23
    soldstatus $145,000 Closed
12. 2022-03-31
    status Pending
13. 2022-03-16
    status Active
14. 2022-03-16
    price $145,000
15. 2022-01-06
    status Pending
16. 2021-10-08
    historical
17. 2021-10-08
    listed $139,900 Active
18. 2021-09-15
    price $145,000
19. 2021-08-02
    listed $149,900 Active
20. 2021-08-01
    historical
21. 2021-04-29
    status Active
22. 2021-03-24
    status Pending
23. 2021-03-04
    listed $149,900 Active
24. 2018-06-02
    soldstatus $125,000 Sold
25. 2018-04-19
    historical Pending
26. 2018-03-20
    listed $129,900 Active
27. 2015-10-01
    soldstatus $107,000 Sold
28. 2015-10-01
    price $107,000
29. 2015-09-29
    soldstatus $107,000
30. 2015-07-24
    historical Pending
31. 2015-07-23
    price $114,900
32. 2015-06-08
    listed $114,900 Active
33. 2015-06-07
    listed $114,900
34. 2015-03-24
    historical Temporarily off Market
35. 2014-10-31
    historical
36. 2014-07-08
    historical Pending
37. 2014-04-17
    listed Active
38. 2014-04-16
    listed $104,000
39. 2014-02-01
    historical
40. 2014-01-31
    historical
41. 2013-07-12
    listed Active
42. 2013-07-12
    listed $119,900
43. 2013-07-11
    historical
44. 2013-03-26
    historical
45. 2013-03-09
    listed Active
46. 2013-03-09
    listed $124,900
47. 2013-03-01
    historical
48. 2013-02-28
    historical
49. 2012-12-25
    status Active
50. 2012-12-23
    historical

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

Taxation est. · year 1

• Rental income: $30,251
• − Mortgage interest: −$8,010
• − Property taxes: −$2,145
• − Insurance: −$715
• − Repairs & maintenance: −$2,420
• − Management: −$2,420
• − Depreciation: −$4,160
• Taxable income: $10,381
• Est. tax owed @ 24.0%: −$2,491
• After-tax cash flow: $9,548/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

+127.0% since first listed

60 events — show timeline

• 2026-02-12 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-01-01 Listed $143,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-10 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-12-02 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-10-18 Price Changed $137,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-29 Price Changed $147,500 OneKey® MLS as Distributed by MLS Grid
• 2025-07-21 Listed $155,000 OneKey® MLS as Distributed by MLS Grid
• 2025-04-08 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-04-08 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-02-18 Listed $155,000 OneKey® MLS as Distributed by MLS Grid
• 2022-06-23 Sold (MLS) $145,000 OneKey® MLS as Distributed by MLS Grid
• 2022-03-31 Pending — OneKey® MLS as Distributed by MLS Grid
• 2022-03-16 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2022-03-16 Price Changed $145,000 OneKey® MLS as Distributed by MLS Grid
• 2022-01-06 Pending — OneKey® MLS as Distributed by MLS Grid
• 2021-10-08 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-10-08 Listed $139,900 OneKey® MLS as Distributed by MLS Grid
• 2021-09-15 Price Changed $145,000 OneKey® MLS as Distributed by MLS Grid
• 2021-08-02 Listed $149,900 OneKey® MLS as Distributed by MLS Grid
• 2021-08-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-04-29 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2021-03-24 Pending — OneKey® MLS as Distributed by MLS Grid
• 2021-03-04 Listed $149,900 OneKey® MLS as Distributed by MLS Grid
• 2018-06-02 Sold (MLS) $125,000 OneKey® MLS as Distributed by MLS Grid
• 2018-04-19 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2018-03-20 Listed $129,900 OneKey® MLS as Distributed by MLS Grid
• 2015-10-01 Price Changed $107,000 HGMLS
• 2015-10-01 Sold (MLS) $107,000 HGMLS
• 2015-09-29 Sold (MLS) $107,000 OneKey® MLS as Distributed by MLS Grid
• 2015-07-24 Contingent — HGMLS
• 2015-07-23 Price Changed $114,900 HGMLS
• 2015-06-08 Listed $114,900 HGMLS
• 2015-06-07 Listed $114,900 OneKey® MLS as Distributed by MLS Grid
• 2015-03-24 Delisted — HGMLS
• 2014-10-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2014-07-08 Contingent — HGMLS
• 2014-04-17 Listed — HGMLS
• 2014-04-16 Listed $104,000 OneKey® MLS as Distributed by MLS Grid
• 2014-02-01 Delisted — HGMLS
• 2014-01-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2013-07-12 Listed — HGMLS
• 2013-07-12 Listed $119,900 OneKey® MLS as Distributed by MLS Grid
• 2013-07-11 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2013-03-26 Delisted — HGMLS
• 2013-03-09 Listed — HGMLS
• 2013-03-09 Listed $124,900 OneKey® MLS as Distributed by MLS Grid
• 2013-03-01 Delisted — HGMLS
• 2013-02-28 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2012-12-25 Relisted — HGMLS
• 2012-12-23 Delisted — HGMLS
• 2012-08-31 Listed — HGMLS
• 2012-08-30 Listed $124,900 OneKey® MLS as Distributed by MLS Grid
• 2012-08-12 Delisted — HGMLS
• 2012-01-22 Price Changed — HGMLS
• 2011-11-11 Listed — HGMLS
• 2008-01-15 Delisted — HGMLS
• 2007-05-03 Listed — HGMLS
• 2002-05-22 Price Changed $64,999 HGMLS
• 2002-05-22 Sold (MLS) $63,000 HGMLS
• 2001-12-02 Listed $63,000 HGMLS