21 Fairview Ave #416 · Tuckahoe, NY 10707

$239,000

1 bd · 1.0 ba · 750 sqft · Condo · 39 Days on market

Built 1966

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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 +26.4/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Schools +6.4/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Perfect Spacious One Bedroom in the Heart of the Village of Tuckahoe with Beautiful Panoramic Views ~ The Gentry offers Immediate Parking and is a Short Two Block Walk to Metro North Train to Manhattan ~ Residents are Eligible to Join Lake Isle Country Club for Dining, Golf, Tennis or Swimming ~ Entrance Foyer to Sun Filled Living Room with Treetop Views ~ Completely Renovated Kitchen with New Cabinetry-Stainless Steel Sink and Custom Bakers Island ~ Granite Countertops and GE Appliances including Dishwasher and Toaster/Oven ~ King Size Bedroom with Plenty of Closets and Gorgeous Panoramic Views of the Village ~ Modern Remodeled Bathroom ~ Shower and Tub with Sliding Glass Doors ~ Combinati

Key facts

• Panoramic views
• Immediate parking
• Renovated kitchen

Tags

• PANORAMIC VIEWS
• IMMEDIATE PARKING
• SHORT WALK TO METRO NORTH
• RENOVATED KITCHEN
• NEW CABINETRY
• CUSTOM BAKERS ISLAND

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $239k.

Deal economics

• At list price, monthly cash flow is $623 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $239k).
• Recommended offer: $232k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 2.9% in Tuckahoe — 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 79/100 on livability (#125 in NY, #2,013 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, employment A+; Watch: amenities C-, cost of living F.
• Tuckahoe Union Free School District (suburban): math 71% / reading 69% proficiency, ranked #133 of 755 in NY (top 18%) — strong family-tenant draw, lease renewals of 3-5y typical; only 12% free/reduced lunch — higher-income household profile.
• Zoned schools: William E Cottle School (math 84% / reading 74%, grade A, #188 of 2,108 statewide, top 11%, 528 students, 17% FRL); Tuckahoe Middle School (math 50% / reading 70%, grade B, #161 of 729 statewide, top 24%, 278 students, 18% FRL); Tuckahoe High School (math 95%, 292 students, 23% FRL).
• Market conditions: 44 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $67k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($232k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 15y 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 $231,830 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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.
7. 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.
8. 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: 1.20% ✓
• Cap rate: 9.42%
• Cash-on-cash: 11.17%
• DSCR: 1.50
• GRM: 6.9

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: 0.4%
• Equity multiple: 1.01×
• Total profit: $991
• Equity at exit: $35,636

10-year hold

• IRR: 10.0%
• Equity multiple: 1.78×
• Total profit: $52,127
• Equity at exit: $20,664

Cash invested: $66,920 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 15 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City: — inherits STATE

NYC rent stabilization (~1M units); 2019 HSTPA strengthened tenant rights; courts deeply backlogged.

Methodology + full state rankings →

ZIP-level market 10707

• Active inventory: 44
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,879 high
• Mortgage (P&I): −$1,253
• Tax est. 1.5%: −$299 /mo · $3,585/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$605
• Net cashflow: $623

Break-even live

Break-even rent $2,091

Max offer price $239,000

Occupancy floor 73%

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 26 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	0.18mi
1 Elm St Unit 3B Tuckahoe, NY	2.0	1.0	1100	$3,200	$2.91	7d	1	0.21mi
1 Elm St Unit 3B Tuckahoe, NY	2.0	1.0	1100	$3,200	$2.91	10d	1	0.21mi
21 Scarsdale Rd Yonkers, NY	2.0	1.0	835	$3,795	$4.54	2d	21	0.21mi
50 Columbus Ave Unit 817 Tuckahoe, NY	1.0	1.0	750	$3,000	$4.00	22d	1	0.25mi
39 Maynard St Unit 2E Tuckahoe, NY	2.0	1.0	875	$2,650	$3.03	44d	1	0.32mi
64 Kensington Rd Apt 1A Bronxville, NY	1.0	1.0	800	$2,895	$3.62	12d	1	0.32mi
64 Sagamore Rd Unit A6 Bronxville, NY	1.0	1.0	850	$2,900	$3.41	5d	1	0.35mi
40 Jackson Ave Eastchester, NY	1.0	1.0	725	$2,950	$4.07	15d	1	0.42mi
128 Colonial Pkwy Unit 3B Yonkers, NY	1.0	1.0	871	$2,750	$3.16	44d	1	0.44mi
2 Consulate Dr Unit 1J Tuckahoe, NY	1.0	1.0	750	$2,700	$3.60	12d	1	0.56mi
47 Morgan St Eastchester, NY	2.0	1.0	1000	$4,000	$4.00	44d	1	0.69mi
212 Alpine Pl Tuckahoe, NY	1.0	1.0	700	$2,700	$3.86	20d	1	0.70mi
717 Tuckahoe Rd Unit 16A Yonkers, NY	1.0	1.0	650	$2,495	$3.84	5d	1	0.70mi
Glen Rd Unit H Eastchester, NY	1.0	1.0	612	$2,200	$3.59	44d	1	0.77mi
300 Columbus Ave Tuckahoe, NY	—	1.0	766	$3,100	$4.05	19d	5	0.81mi
Fisher Ave Eastchester, NY	1.0	1.0	731	$2,500	$3.42	44d	1	0.84mi
2 Park Ave Unit 1B Eastchester, NY	1.0	1.0	740	$2,500	$3.38	44d	1	0.85mi
51 Parkway Rd Apt 3 Bronxville, NY	1.0	1.0	1100	$3,100	$2.82	24d	1	0.86mi
1549 Central Park Ave Yonkers, NY	2.0	1.0	850	$2,400	$2.82	44d	1	0.92mi
4 Sadore Ln Unit 2W Yonkers, NY	1.0	1.0	800	$2,000	$2.50	17d	1	0.99mi
12 Wainwright Ave Apt 1B Yonkers, NY	1.0	1.0	700	$1,950	$2.79	44d	1	1.08mi
8 Wainwright Ave Unit 2A Yonkers, NY	—	1.0	700	$1,600	$2.29	7d	1	1.08mi
42 Winchester Ave Unit 2A Yonkers, NY	1.0	1.0	700	$2,100	$3.00	14d	1	1.13mi
70 Roundhill Dr Yonkers, NY	2.0	1.0	775	$3,200	$4.13	44d	1	1.41mi
28 Kenilworth Rd Unit The Cottage Yonkers, NY	1.0	1.0	600	$1,950	$3.25	14d	1	1.44mi

HOA detail condo

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

Listing history 15 events

1. 2026-02-15
   status Pending
2. 2026-01-07
   listed $239,000 Active
3. 2026-01-07
   historical
4. 2026-01-02
   price $239,000
5. 2025-11-17
   price $248,000
6. 2025-11-10
   status Active
7. 2025-10-27
   listed $249,000 Active
8. 2015-04-23
   historical Expired
9. 2015-04-22
   historical
10. 2015-01-20
    price
11. 2014-11-25
    price
12. 2014-10-24
    listed Active
13. 2014-10-23
    listed $129,000
14. 2011-08-18
    historical
15. 2011-07-22
    listed Active

ⓘ 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: $34,551
• − Mortgage interest: −$13,388
• − Property taxes: −$3,585
• − Insurance: −$1,195
• − Repairs & maintenance: −$2,764
• − Management: −$2,764
• − Depreciation: −$6,953
• Taxable income: $3,902
• Est. tax owed @ 24.0%: −$937
• After-tax cash flow: $6,539/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: Tuckahoe Union Free School District
• NCES district ID: 3629040
• Math proficiency: 71% ▼ -2.00%
• Reading proficiency: 69% ▲ 2.00%
• Median HH income: $88,563
• Composite: 64.25/100
• National rank: #1168
• State rank: #133 of 755 in NY

Livability — Tuckahoe

• Score: 79/100
• State rank: #125
• US rank: #2013

Category grades

Amenities C- Commute A+ Cost of living F Crime A+ Employment A+ Housing B- Health & safety B- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tuckahoe, NY
• County: Westchester County · 709,332 people
• City population: 9,688
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 9,688
• Household income: $130,957
• Rent vs Own: 44.3% rent · 55.7% own
• Severe rent burden: 363.0

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 17% Asian 12% Two or more races 7% Black 4%
• Hispanic origin (detail): Mexican 7% Puerto Rican 4% Dominican 1%
• Common ancestry: Romanian 4% Scotch-Irish 3%
• Foreign-born: 21% · Canada, South Korea
• Languages at home: 69% English-only · Spanish 13% Korean 5% Other Indo-European 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: ▼ -479.55%
• Current HPI: 261.5898
• 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

+85.3% since first listed

15 events — show timeline

• 2026-02-15 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-01-07 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-01-07 Listed $239,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-02 Price Changed $239,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-17 Price Changed $248,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-10 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-10-27 Listed $249,000 OneKey® MLS as Distributed by MLS Grid
• 2015-04-23 Delisted — HGMLS
• 2015-04-22 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2015-01-20 Price Changed — HGMLS
• 2014-11-25 Price Changed — HGMLS
• 2014-10-24 Listed — HGMLS
• 2014-10-23 Listed $129,000 OneKey® MLS as Distributed by MLS Grid
• 2011-08-18 Delisted — HGMLS
• 2011-07-22 Listed — HGMLS