245 Parkview Ave Unit 6H · Yonkers, NY 10708

$249,000

2 bd · 1.0 ba · 870 sqft · Condo · 218 Days on market

Built 1954 $286/sqft · at area comps Est $244k · at est.

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Why this score? — see what drove the D- 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 +7.7/30.0
• 1% rule +6.8/10.0
• ARV discount +6.5/15.0
• Schools +4.1/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well kept unit with hardwood floors. Close to Highways, Central Park Ave, Shopping, Schools, Library, Maintenance fee includes all utilities. Common Laundry, storage, Garage Parking on waiting List. Plenty of Street Parking available. ( Chandelier above dining table not included in the sale)

Key facts

• Close to schools
• Close to shopping
• Hardwood floors

Tags

• HARDWOOD FLOORS
• CLOSE TO HIGHWAYS
• CLOSE TO CENTRAL PARK AVE
• CLOSE TO SHOPPING
• CLOSE TO SCHOOLS
• CLOSE TO LIBRARY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $249k.

Deal economics

• At list price, monthly cash flow is $-288 ($-3k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $249k).
• Recommended offer: $219k (12.0% 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 (+4.3%/yr); 245 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $2k of loan paydown is wiped out by about $7k 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 218 days — a 12% lower offer ($219k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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 $170k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 30% 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 $219,120 (12.0% 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 218 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.18% ✓
• Cap rate: 4.91%
• Cash-on-cash: -4.95%
• DSCR: 0.78
• GRM: 7.1

CMA / ARV

• ARV (median comp): $243,669
• List price: $249,000
• Delta: 2.19%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -22.1%
• Equity multiple: 0.22×
• Total profit: $-54,289
• Equity at exit: $37,127

10-year hold

• IRR: -11.5%
• Equity multiple: 0.25×
• Total profit: $-52,480
• Equity at exit: $21,529

Cash invested: $69,720 (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: 245
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,937 high
• Mortgage (P&I): −$1,306
• Tax est. 1.5%: −$311 /mo · $3,735/yr
• Insurance: −$104
• HOA est. from 1 same-building comp: −$887
• Vacancy / Maint / Mgmt: −$617
• Net cashflow: $-288

Break-even live

Break-even rent $3,301

Max offer price $207,356

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
111 Kensington Rd Unit 8 Bronxville, NY	1.0	1.0	825	$2,650	$3.21	13d	1	0.21mi
64 Kensington Rd Apt 1A Bronxville, NY	1.0	1.0	800	$2,895	$3.62	11d	1	0.24mi
1 Elm St Unit 3B Tuckahoe, NY	2.0	1.0	1100	$3,200	$2.91	10d	1	0.26mi
1 Elm St Unit 3B Tuckahoe, NY	2.0	1.0	1100	$3,200	$2.91	7d	1	0.26mi
64 Sagamore Rd Unit A6 Bronxville, NY	1.0	1.0	850	$2,900	$3.41	4d	1	0.32mi
21 Scarsdale Rd Yonkers, NY	2.0	1.0	835	$4,600	$5.51	1d	21	0.33mi
128 Colonial Pkwy Unit 3B Yonkers, NY	1.0	1.0	871	$2,750	$3.16	43d	1	0.35mi
717 Tuckahoe Rd Unit 16A Yonkers, NY	1.0	1.0	650	$2,495	$3.84	4d	1	0.37mi
355 Bronxville Rd Bronxville, NY	3.0	2.0	968	$3,400	$3.51	24d	1	0.37mi
50 Columbus Ave Unit 817 Tuckahoe, NY	1.0	1.0	750	$3,000	$4.00	22d	1	0.55mi
1549 Central Park Ave Yonkers, NY	2.0	1.0	850	$2,400	$2.82	43d	1	0.57mi
39 Maynard St Unit 2E Tuckahoe, NY	2.0	1.0	875	$2,650	$3.03	43d	1	0.63mi
4 Sadore Ln Unit 2W Yonkers, NY	1.0	1.0	800	$2,000	$2.50	17d	1	0.71mi
12 Wainwright Ave Apt 1B Yonkers, NY	1.0	1.0	700	$1,950	$2.79	43d	1	0.73mi
51 Parkway Rd Apt 3 Bronxville, NY	1.0	1.0	1100	$3,100	$2.82	24d	1	0.74mi
42 Winchester Ave Unit 2A Yonkers, NY	1.0	1.0	700	$2,100	$3.00	14d	1	0.77mi
2 Consulate Dr Unit 1J Tuckahoe, NY	1.0	1.0	750	$2,700	$3.60	12d	1	0.78mi
40 Jackson Ave Eastchester, NY	1.0	1.0	725	$2,950	$4.07	14d	1	0.78mi
212 Alpine Pl Tuckahoe, NY	1.0	1.0	700	$2,700	$3.86	20d	1	0.98mi
47 Morgan St Eastchester, NY	2.0	1.0	1000	$4,000	$4.00	43d	1	1.00mi
28 Kenilworth Rd Unit The Cottage Yonkers, NY	1.0	1.0	600	$1,950	$3.25	14d	1	1.07mi
Glen Rd Unit H Eastchester, NY	1.0	1.0	612	$2,200	$3.59	43d	1	1.09mi
Fisher Ave Eastchester, NY	1.0	1.0	731	$2,500	$3.42	43d	1	1.16mi
2 Park Ave Unit 1B Eastchester, NY	1.0	1.0	740	$2,500	$3.38	43d	1	1.16mi
70 Roundhill Dr Yonkers, NY	2.0	1.0	775	$3,200	$4.13	43d	1	1.29mi
278 Mile Square Rd Yonkers, NY	2.0	1.0	1000	$2,650	$2.65	43d	1	1.43mi
28 Tunis Ave Unit 2 Yonkers, NY	2.0	1.0	900	$3,000	$3.33	43d	1	1.47mi
601 Ridge Hill Blvd Yonkers, NY	2.0	1.0–2.0	819	$4,600	$5.61	7d	14	1.49mi

HOA detail condo

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

Listing history 20 events

1. 2026-06-18
   days on market $249,000 Active 218 DOM
2. 2026-06-17
   days on market $249,000 Active 217 DOM
3. 2026-06-16
   days on market $249,000 Active 216 DOM
4. 2026-06-15
   days on market $249,000 Active 215 DOM
5. 2026-06-13
   days on market $249,000 Active 213 DOM
6. 2026-06-09
   days on market $249,000 Active 209 DOM
7. 2026-06-08
   days on market $249,000 Active 208 DOM
8. 2026-06-07
   days on market $249,000 Active 207 DOM
9. 2026-06-04
   days on market $249,000 Active 204 DOM
10. 2026-06-03
    days on market $249,000 Active 203 DOM
11. 2026-06-02
    days on market $249,000 Active 202 DOM
12. 2026-06-01
    days on market $249,000 Active 201 DOM
13. 2026-05-31
    days on market $249,000 Active 200 DOM
14. 2026-05-14
    status Active 294-char remark

    Show marketing remark (294 chars)

    Well kept unit with hardwood floors. Close to Highways, Central Park Ave, Shopping, Schools, Library, Maintenance fee includes all utilities. Common Laundry, storage, Garage Parking on waiting List. Plenty of Street Parking available. ( Chandelier above dining table not included in the sale)

15. 2026-05-09
    historical 294-char remark

    Show marketing remark (294 chars)

    Well kept unit with hardwood floors. Close to Highways, Central Park Ave, Shopping, Schools, Library, Maintenance fee includes all utilities. Common Laundry, storage, Garage Parking on waiting List. Plenty of Street Parking available. ( Chandelier above dining table not included in the sale)

16. 2025-11-07
    listed $249,000 Active 294-char remark

    Show marketing remark (294 chars)

    Well kept unit with hardwood floors. Close to Highways, Central Park Ave, Shopping, Schools, Library, Maintenance fee includes all utilities. Common Laundry, storage, Garage Parking on waiting List. Plenty of Street Parking available. ( Chandelier above dining table not included in the sale)

17. 2020-05-06
    soldstatus $170,000 Closed 560-char remark

    Show marketing remark (560 chars)

    Welcome to 245 Parkview Ave. This 2 bedroom apartment is completely move-in ready. Just a bit of work needed. Why rent when you could own for less. Located on the edges of Tuckahoe, Bronxville and Yonkers. Tuckahoe Shops, Restaurants and Metro-North Station **** 30 Min From Grand Central**** plus miles of parkland along the Bronx River. Laundry facilities, Storage for bikes and carriages are on-site, and there's a fenced-in outdoor Playground. The Garage has a wait list. Street parking is Available. Additional Information: HeatingFuel:Oil Above Ground,

18. 2020-03-27
    status Pending 560-char remark

    Show marketing remark (560 chars)

    Welcome to 245 Parkview Ave. This 2 bedroom apartment is completely move-in ready. Just a bit of work needed. Why rent when you could own for less. Located on the edges of Tuckahoe, Bronxville and Yonkers. Tuckahoe Shops, Restaurants and Metro-North Station **** 30 Min From Grand Central**** plus miles of parkland along the Bronx River. Laundry facilities, Storage for bikes and carriages are on-site, and there's a fenced-in outdoor Playground. The Garage has a wait list. Street parking is Available. Additional Information: HeatingFuel:Oil Above Ground,

19. 2020-01-09
    status Pending 560-char remark

    Show marketing remark (560 chars)

    Welcome to 245 Parkview Ave. This 2 bedroom apartment is completely move-in ready. Just a bit of work needed. Why rent when you could own for less. Located on the edges of Tuckahoe, Bronxville and Yonkers. Tuckahoe Shops, Restaurants and Metro-North Station **** 30 Min From Grand Central**** plus miles of parkland along the Bronx River. Laundry facilities, Storage for bikes and carriages are on-site, and there's a fenced-in outdoor Playground. The Garage has a wait list. Street parking is Available. Additional Information: HeatingFuel:Oil Above Ground,

20. 2019-10-23
    listed $175,000 Active 560-char remark

    Show marketing remark (560 chars)

    Welcome to 245 Parkview Ave. This 2 bedroom apartment is completely move-in ready. Just a bit of work needed. Why rent when you could own for less. Located on the edges of Tuckahoe, Bronxville and Yonkers. Tuckahoe Shops, Restaurants and Metro-North Station **** 30 Min From Grand Central**** plus miles of parkland along the Bronx River. Laundry facilities, Storage for bikes and carriages are on-site, and there's a fenced-in outdoor Playground. The Garage has a wait list. Street parking is Available. Additional Information: HeatingFuel:Oil Above Ground,

ⓘ 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: $35,240
• − Mortgage interest: −$13,948
• − Property taxes: −$3,735
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,819
• − Management: −$2,819
• − HOA: −$10,644
• − Depreciation: −$7,244
• Taxable loss: −$7,214
• Est. tax savings @ 24.0%: +$1,731
• After-tax cash flow: $-1,722/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

+42.3% since first listed

7 events — show timeline

• 2026-05-14 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-05-09 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-11-07 Listed $249,000 OneKey® MLS as Distributed by MLS Grid
• 2020-05-06 Sold (MLS) $170,000 OneKey® MLS as Distributed by MLS Grid
• 2020-03-27 Pending — OneKey® MLS as Distributed by MLS Grid
• 2020-01-09 Pending — OneKey® MLS as Distributed by MLS Grid
• 2019-10-23 Listed $175,000 OneKey® MLS as Distributed by MLS Grid