2035 Central Park Ave Unit 1S · Yonkers, NY 10710

$289,000

2 bd · 2.0 ba · 1,250 sqft · Condo · 60 Days on market

Built 1985

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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 +27.4/30.0
• DSCR +9.6/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• 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 MLS

Well maintained Large 2BR/2Bath Corner unit co-op in Central Ave. This is one of the largest units in the building. L shape living room & dining area can easily be converted to a third bedroom. New EIK w/ SS Appliances. Mater Bath. New Hardwood floors throughout, cable & FIOS ready, large closets, assigned parking, fitness room, storage & BBQ/picnic/playground. The building has a new lobby. Close to schools, church, Shops, parks, Higways, Bus to Subway, Express Bus to NY. Asst of $103 will end 6/30/13

Key facts

• Easy entry
• Private patio
• Available storage

Tags

• PRIVATE PATIO
• EASY ENTRY
• NO UNIT BELOW
• FULLY EQUIPPED FITNESS CENTER
• ON-SITE LAUNDRY
• AVAILABLE STORAGE

Property features AI

Exterior

• Parking: Assigned parking (fee applies)
• Utilities: Public sewer; Electricity available; Natural gas connected; Sewer connected; Public trash collection; Water connected
• Home design: Stock cooperative
• Construction: Brick construction
• Exterior features: Brick exterior; Not waterfront

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator; Stainless steel appliances
• Bedrooms: Entry level is 1
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Wall/window air conditioning units
• Interior features: Granite counters; Walk-through kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $289k.

Deal economics

• At list price, monthly cash flow is $844 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $289k).
• Recommended offer: $280k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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.
• Market conditions: 163 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• This rent runs 40% of the median local income ($109k/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 $9k 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 $81k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($280k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 23y 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.
• Current owner paid $178k; list at $289k implies a 62% gain — meaningful room to come down on a strong offer.

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 $280,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 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: 1.24% ✓
• Cap rate: 9.80%
• Cash-on-cash: 12.52%
• DSCR: 1.56
• GRM: 6.7

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: 2.2%
• Equity multiple: 1.09×
• Total profit: $6,988
• Equity at exit: $43,091

10-year hold

• IRR: 11.8%
• Equity multiple: 1.93×
• Total profit: $75,534
• Equity at exit: $24,987

Cash invested: $80,920 (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: 163
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $3,597 high
• Mortgage (P&I): −$1,516
• Tax est. 1.5%: −$361 /mo · $4,335/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$755
• Net cashflow: $844

Break-even live

Break-even rent $2,528

Max offer price $289,000

Occupancy floor 72%

Sensitivity live

Price	-10% $1,044	-5% $944	+0% $844	+5% $744	+10% $644
Rent	-10% $560	-5% $702	+0% $844	+5% $986	+10% $1,128
Rate	-1.0pp $990	-0.5pp $918	base $844	+0.5pp $769	+1.0pp $693

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
601 Ridge Hill Blvd Yonkers, NY	2.0	1.0–2.0	819	$4,600	$5.61	7d	14	1.16mi
21 Scarsdale Rd Yonkers, NY	2.0	1.0	835	$4,600	$5.51	2d	21	1.27mi
1 Elm St Unit 3B Tuckahoe, NY	2.0	1.0	1100	$3,200	$2.91	7d	1	1.29mi
1 Elm St Unit 3B Tuckahoe, NY	2.0	1.0	1100	$3,200	$2.91	10d	1	1.29mi
156 Wallace St Unit 1 Tuckahoe, NY	2.0	2.0	1300	$3,300	$2.54	25d	1	1.29mi
39 Maynard St Unit 2E Tuckahoe, NY	2.0	1.0	875	$2,650	$3.03	44d	1	1.37mi
70 Lake Ave Unit 1 Tuckahoe, NY	3.0	2.5	1200	$4,995	$4.16	12d	1	1.38mi
47 Morgan St Eastchester, NY	2.0	1.0	1000	$4,000	$4.00	44d	1	1.43mi
11 Oak Ave Unit 1 Bronxville, NY	3.0	2.0	1400	$4,300	$3.07	44d	1	1.44mi
7 Oak Ave Tuckahoe, NY	2.0	1.0	1200	$2,500	$2.08	44d	1	1.45mi
163 Saint Nicholas Ave Yonkers, NY	3.0	1.5	1732	$5,495	$3.17	5d	1	1.50mi

HOA detail condo

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

Listing history 24 events

1. 2026-04-27
   status Pending
2. 2026-02-26
   listed $289,000 Active
3. 2026-02-16
   historical
4. 2025-11-16
   price $280,000
5. 2025-10-27
   price $290,000
6. 2025-09-14
   price $300,000
7. 2025-08-14
   price $315,000
8. 2025-08-06
   status Active
9. 2025-03-26
   status Pending
10. 2025-02-15
    listed $320,000 Active
11. 2014-03-15
    price $178,000 524-char remark

    Show marketing remark (524 chars)

    Well maintained Large 2BR/2Bath Corner unit co-op in Central Ave. This is one of the largest units in the building. L shape living room & dining area can easily be converted to a third bedroom. New EIK w/ SS Appliances. Mater Bath. New Hardwood floors throughout, cable & FIOS ready, large closets, assigned parking, fitness room, storage & BBQ/picnic/playground. The building has a new lobby. Close to schools, church, Shops, parks, Higways, Bus to Subway, Express Bus to NY. Asst of $103 will end 6/30/13

12. 2013-07-11
    soldstatus $178,000 Sold 524-char remark

    Show marketing remark (524 chars)

    Well maintained Large 2BR/2Bath Corner unit co-op in Central Ave. This is one of the largest units in the building. L shape living room & dining area can easily be converted to a third bedroom. New EIK w/ SS Appliances. Mater Bath. New Hardwood floors throughout, cable & FIOS ready, large closets, assigned parking, fitness room, storage & BBQ/picnic/playground. The building has a new lobby. Close to schools, church, Shops, parks, Higways, Bus to Subway, Express Bus to NY. Asst of $103 will end 6/30/13

13. 2013-07-11
    soldstatus $178,000

    Show marketing remark (524 chars)

    Well maintained Large 2BR/2Bath Corner unit co-op in Central Ave. This is one of the largest units in the building. L shape living room & dining area can easily be converted to a third bedroom. New EIK w/ SS Appliances. Mater Bath. New Hardwood floors throughout, cable & FIOS ready, large closets, assigned parking, fitness room, storage & BBQ/picnic/playground. The building has a new lobby. Close to schools, church, Shops, parks, Higways, Bus to Subway, Express Bus to NY. Asst of $103 will end 6/30/13

14. 2013-07-09
    historical 524-char remark

    Show marketing remark (524 chars)

    Well maintained Large 2BR/2Bath Corner unit co-op in Central Ave. This is one of the largest units in the building. L shape living room & dining area can easily be converted to a third bedroom. New EIK w/ SS Appliances. Mater Bath. New Hardwood floors throughout, cable & FIOS ready, large closets, assigned parking, fitness room, storage & BBQ/picnic/playground. The building has a new lobby. Close to schools, church, Shops, parks, Higways, Bus to Subway, Express Bus to NY. Asst of $103 will end 6/30/13

15. 2013-05-02
    historical Pending 524-char remark

    Show marketing remark (524 chars)

    Well maintained Large 2BR/2Bath Corner unit co-op in Central Ave. This is one of the largest units in the building. L shape living room & dining area can easily be converted to a third bedroom. New EIK w/ SS Appliances. Mater Bath. New Hardwood floors throughout, cable & FIOS ready, large closets, assigned parking, fitness room, storage & BBQ/picnic/playground. The building has a new lobby. Close to schools, church, Shops, parks, Higways, Bus to Subway, Express Bus to NY. Asst of $103 will end 6/30/13

16. 2013-05-02
    price $195,000 524-char remark

    Show marketing remark (524 chars)

    Well maintained Large 2BR/2Bath Corner unit co-op in Central Ave. This is one of the largest units in the building. L shape living room & dining area can easily be converted to a third bedroom. New EIK w/ SS Appliances. Mater Bath. New Hardwood floors throughout, cable & FIOS ready, large closets, assigned parking, fitness room, storage & BBQ/picnic/playground. The building has a new lobby. Close to schools, church, Shops, parks, Higways, Bus to Subway, Express Bus to NY. Asst of $103 will end 6/30/13

17. 2013-05-01
    status Active 524-char remark

    Show marketing remark (524 chars)

    Well maintained Large 2BR/2Bath Corner unit co-op in Central Ave. This is one of the largest units in the building. L shape living room & dining area can easily be converted to a third bedroom. New EIK w/ SS Appliances. Mater Bath. New Hardwood floors throughout, cable & FIOS ready, large closets, assigned parking, fitness room, storage & BBQ/picnic/playground. The building has a new lobby. Close to schools, church, Shops, parks, Higways, Bus to Subway, Express Bus to NY. Asst of $103 will end 6/30/13

18. 2013-05-01
    historical 524-char remark

    Show marketing remark (524 chars)

    Well maintained Large 2BR/2Bath Corner unit co-op in Central Ave. This is one of the largest units in the building. L shape living room & dining area can easily be converted to a third bedroom. New EIK w/ SS Appliances. Mater Bath. New Hardwood floors throughout, cable & FIOS ready, large closets, assigned parking, fitness room, storage & BBQ/picnic/playground. The building has a new lobby. Close to schools, church, Shops, parks, Higways, Bus to Subway, Express Bus to NY. Asst of $103 will end 6/30/13

19. 2012-10-01
    listed $195,000

    Show marketing remark (524 chars)

    Well maintained Large 2BR/2Bath Corner unit co-op in Central Ave. This is one of the largest units in the building. L shape living room & dining area can easily be converted to a third bedroom. New EIK w/ SS Appliances. Mater Bath. New Hardwood floors throughout, cable & FIOS ready, large closets, assigned parking, fitness room, storage & BBQ/picnic/playground. The building has a new lobby. Close to schools, church, Shops, parks, Higways, Bus to Subway, Express Bus to NY. Asst of $103 will end 6/30/13

20. 2012-10-01
    listed $195,000 Active 524-char remark

    Show marketing remark (524 chars)

    Well maintained Large 2BR/2Bath Corner unit co-op in Central Ave. This is one of the largest units in the building. L shape living room & dining area can easily be converted to a third bedroom. New EIK w/ SS Appliances. Mater Bath. New Hardwood floors throughout, cable & FIOS ready, large closets, assigned parking, fitness room, storage & BBQ/picnic/playground. The building has a new lobby. Close to schools, church, Shops, parks, Higways, Bus to Subway, Express Bus to NY. Asst of $103 will end 6/30/13

21. 2004-06-08
    soldstatus $180,000
22. 2004-01-28
    historical
23. 2004-01-28
    price $188,900
24. 2003-11-07
    listed $180,000

ⓘ 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 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: $43,160
• − Mortgage interest: −$16,188
• − Property taxes: −$4,335
• − Insurance: −$1,445
• − Repairs & maintenance: −$3,453
• − Management: −$3,453
• − Depreciation: −$8,407
• Taxable income: $5,878
• Est. tax owed @ 24.0%: −$1,411
• After-tax cash flow: $8,719/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

+60.6% since first listed

24 events — show timeline

• 2026-04-27 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-02-26 Listed $289,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-16 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-11-16 Price Changed $280,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-27 Price Changed $290,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-14 Price Changed $300,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-14 Price Changed $315,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-06 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-03-26 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-02-15 Listed $320,000 OneKey® MLS as Distributed by MLS Grid
• 2014-03-15 Price Changed $178,000 HGMLS
• 2013-07-11 Sold (MLS) $178,000 OneKey® MLS as Distributed by MLS Grid
• 2013-07-11 Sold (MLS) $178,000 HGMLS
• 2013-07-09 Delisted — HGMLS
• 2013-05-02 Contingent — HGMLS
• 2013-05-02 Price Changed $195,000 HGMLS
• 2013-05-01 Relisted — HGMLS
• 2013-05-01 Delisted — HGMLS
• 2012-10-01 Listed $195,000 OneKey® MLS as Distributed by MLS Grid
• 2012-10-01 Listed $195,000 HGMLS
• 2004-06-08 Sold (MLS) $180,000 HGMLS
• 2004-01-28 Price Changed $188,900 HGMLS
• 2004-01-28 Delisted — HGMLS
• 2003-11-07 Listed $180,000 HGMLS