35 Parkview Ave Unit 1D · Yonkers, NY 10708

$289,000

1 bd · 1.0 ba · 1,000 sqft · Townhouse · 180 Days on market

Built 1937 Good condition ↓ 3% since listing

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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 +18.7/30.0
• ARV discount +11.5/15.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Croydon: an inviting, pre-war co-op building that features a welcoming entrance lobby combining Art Deco style with old world charm. It's a perfect blend of comfort and convenience. This home has a welcoming entry hall which leads into a versatile office space, ideal for working from home. The eat-in kitchen provides a cozy setting for everyday meals, while the generously sized sunken living room features beautiful parquet floors and a charming wall unit, perfect for relaxing and entertaining. The private primary bedroom includes dual closets. Ideally situated just moments from downtown Bronxville, you’ll enjoy easy access to local restaurants, coffee cafes, shops, and Metro-North.

Key facts

• Art deco style
• Sunken living room
• Eat-in kitchen

Tags

• PRE-WAR CO-OP BUILDING
• WELCOMING ENTRANCE LOBBY
• ART DECO STYLE
• VERSATILE OFFICE SPACE
• EAT-IN KITCHEN
• SUNKEN LIVING ROOM

🏢 Co-op / cooperative unit. The $289,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $289k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $230 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $289k (0.0% below list).
• Recommended offer: $254k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 5.2% 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: Rents rising fast (+4.3%/yr); 321 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $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.

Negotiation context

• It's been on market 180 days — a 12% lower offer ($254k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1937 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $254,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 180 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1937 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.00% ✗
• Cap rate: 7.48%
• Cash-on-cash: 4.23%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

• ARV (median comp): $316,967
• List price: $289,000
• Delta: -8.82%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
45 Pondfield Rd W Unit 5F	0.04mi	2/1.0 (+1)	980 (-2%)	2mo	$398,000	$406	88
949 Palmer Rd Unit 2G	0.12mi	1/1.0	950 (-5%)	2mo	$277,500	$292	84
56 Pondfield Rd W Unit 4A	0.08mi	2/1.0 (+1)	1,047 (+5%)	2mo	$410,000	$392	82
6 Brooklands Unit GC	0.22mi	2/1.0 (+1)	988 (-1%)	1mo	$405,000	$410	82
246 Bronxville Rd Unit I3	0.13mi	2/1.0 (+1)	964 (-4%)	2mo	$390,000	$405	81
10 Brooklands Unit 5F	0.20mi	2/1.0 (+1)	1,028 (+3%)	3mo	$410,000	$399	78
824 Palmer Rd Unit 1F	0.37mi	2/1.0 (+1)	950 (-5%)	1mo	$390,000	$411	68
108 Sagamore Rd Unit 5E	0.60mi	1/1.0	900 (-10%)	1mo	$327,000	$363	55
1555 Central Park Ave Unit H2	0.69mi	2/1.0 (+1)	950 (-5%)	0mo	$220,000	$232	54
4 Midland Gardens, Unit 3J	0.51mi	2/2.0 (+1)	1,138 (+14%)	1mo	$754,000	$663	43
1 Elm St Unit 5G	0.70mi	1/1.0	850 (-15%)	2mo	$395,000	$465	41
130 Colonial Pkwy Unit 4D	0.73mi	2/2.0 (+1)	1,100 (+10%)	1mo	$470,000	$427	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -9.5%
• Equity multiple: 0.65×
• Total profit: $-28,366
• Equity at exit: $43,091

10-year hold

• IRR: 1.7%
• Equity multiple: 1.13×
• Total profit: $10,222
• 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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 47 active · 112 under contract
• Months of supply: 3.1 mo (32%/mo absorbed)
• Median asking: $319,000 ($328/sqft)
• Median days on market: 59 d
• This list price: 43% of active listings are priced below it
• ARV vs active asking: -3.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 10708

• Rents YoY: 4.3%
• Active inventory: 321
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,890 high
• Mortgage (P&I): −$1,516
• Tax est. 1.5%: −$361 /mo · $4,335/yr
• Insurance: −$120
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$607
• Net cashflow: $230

Break-even live

Break-even rent $2,598

Max offer price $289,000

Occupancy floor 87%

Sensitivity live

Price	-10% $430	-5% $330	+0% $230	+5% $130	+10% $30
Rent	-10% $2	-5% $116	+0% $230	+5% $344	+10% $458
Rate	-1.0pp $376	-0.5pp $303	base $230	+0.5pp $155	+1.0pp $79

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
125 Parkway Rd Bronxville, NY	1.0–3.0	1.0–2.0	1372	$4,108	$2.99	0d	9	0.24mi
91 Parkway Rd Unit 1G Bronxville, NY	2.0	1.0	1100	$4,295	$3.90	59d	1	0.28mi
51 Parkway Rd Apt 3 Bronxville, NY	1.0	1.0	1100	$2,900	$2.64	88d	1	0.36mi
64 Sagamore Rd Unit C1 Bronxville, NY	1.0	1.0	850	$3,400	$4.00	0d	1	0.38mi
793 Palmer Rd Apt 2F Yonkers, NY	1.0	1.0	760	$2,400	$3.16	24d	1	0.38mi
64 Kensington Rd Apt 1A Bronxville, NY	1.0	1.0	800	$2,895	$3.62	107d	1	0.39mi
64 Kensington Rd Unit 3B Bronxville, NY	2.0	1.0	1000	$3,895	$3.90	0d	1	0.39mi
64 Kensington Rd Bronxville, NY	2.0	1.0	1000	$4,250	$4.25	0d	1	0.39mi
64 Kensington Rd Unit 3B Bronxville, NY	2.0	1.0	1000	$3,895	$3.90	21d	1	0.39mi
64 Kensington Rd Unit 3C Bronxville, NY	2.0	1.0	1000	$3,500	$3.50	51d	1	0.39mi
64 Sagamore Rd Unit A6 Bronxville, NY	1.0	1.0	850	$2,900	$3.41	100d	1	0.39mi
4 Midland Gdns Unit 1H Bronxville, NY	1.0	1.0	902	$1,790	$1.98	0d	1	0.49mi
111 Kensington Rd Unit 8 Bronxville, NY	1.0	1.0	825	$2,650	$3.21	108d	1	0.54mi
7 Oak Ave Tuckahoe, NY	2.0	1.0	1200	$2,500	$2.08	139d	1	0.61mi
111 Sagamore Rd Unit 3C Tuckahoe, NY	1.0	1.0	775	$2,500	$3.23	83d	1	0.61mi
111 Sagamore Rd Unit 3C Tuckahoe, NY	1.0	1.0	800	$2,350	$2.94	19d	1	0.61mi
17 Winchester Ave Unit 2B Yonkers, NY	1.0	1.0	780	$2,100	$2.69	84d	1	0.69mi
1531 Central Park Ave Apt C1 Yonkers, NY	1.0	1.0	750	$2,100	$2.80	51d	1	0.70mi
1 Elm St Unit 3B Tuckahoe, NY	2.0	1.0	1100	$3,200	$2.91	103d	1	0.71mi
1 Elm St Unit 3B Tuckahoe, NY	2.0	1.0	1100	$3,200	$2.91	106d	1	0.71mi
1549 Central Park Ave Yonkers, NY	2.0	1.0	850	$2,400	$2.82	139d	1	0.71mi
14 Westview Ave Apt 410 Tuckahoe, NY	1.0	1.0	895	$2,700	$3.02	46d	1	0.71mi
21 Fairview Ave Apt 315 Tuckahoe, NY	1.0	1.0	750	$2,200	$2.93	84d	1	0.72mi
35 Winchester Ave Unit 1B Yonkers, NY	2.0	1.0	900	$2,500	$2.78	93d	1	0.75mi
31 Fairview Ave #3 Tuckahoe, NY	1.0	1.0	750	$2,400	$3.20	76d	1	0.76mi
42 Winchester Ave Unit 2A Yonkers, NY	1.0	1.0	700	$2,100	$3.00	109d	1	0.77mi
21 Scarsdale Rd Yonkers, NY	1.0	1.0	684	$3,730	$5.45	0d	19	0.77mi
8 Wainwright Ave Apt 2C Yonkers, NY	—	1.0	700	$1,600	$2.29	7d	1	0.79mi
1 Vincent Rd Unit 4B Yonkers, NY	2.0	1.0	950	$2,400	$2.53	62d	1	0.81mi
12 Wainwright Ave Apt 1B Yonkers, NY	1.0	1.0	700	$1,950	$2.79	139d	1	0.81mi
128 Colonial Pkwy Unit 3B Yonkers, NY	1.0	1.0	871	$2,750	$3.16	139d	1	0.81mi
540 Tuckahoe Rd Unit 5A Yonkers, NY	2.0	1.0	900	$2,800	$3.11	21d	1	0.87mi
1160 Midland Ave Yonkers, NY	2.0–3.0	1.5–2.0	1284	$3,600	$2.80	12d	2	0.92mi
1 Sadore Ln Apt 2W Yonkers, NY	1.0	1.0	825	$2,000	$2.42	57d	1	0.93mi
3 Sadore Ln Apt 6M Yonkers, NY	1.0	1.0	750	$2,000	$2.67	39d	1	0.95mi
1440 Midland Ave Unit 1F Yonkers, NY	1.0	1.0	700	$2,100	$3.00	78d	1	0.95mi
50 Columbus Ave Unit 817 Tuckahoe, NY	1.0	1.0	750	$3,000	$4.00	117d	1	0.95mi
2 Sadore Ln Apt 1E Yonkers, NY	2.0	1.0	1000	$2,950	$2.95	12d	1	0.97mi
50 Columbus Ave Apt 909 Tuckahoe, NY	2.0	2.0	871	$3,800	$4.36	94d	1	0.98mi
4 Sadore Ln Yonkers, NY	1.0	1.0	812	$1,975	$2.43	19d	2	0.99mi

Listing history 50 events

1. 2026-09-16
   days on market $289,000 Active 180 DOM
2. 2026-09-15
   days on market $289,000 Active 179 DOM
3. 2026-09-14
   days on market $289,000 Active 178 DOM
4. 2026-09-13
   days on market $289,000 Active 177 DOM
5. 2026-09-12
   days on market $289,000 Active 176 DOM
6. 2026-09-11
   days on market $289,000 Active 175 DOM
7. 2026-09-05
   days on market $289,000 Active 169 DOM
8. 2026-09-04
   days on market $289,000 Active 168 DOM
9. 2026-09-02
   days on market $289,000 Active 166 DOM
10. 2026-08-31
    days on market $289,000 Active 164 DOM
11. 2026-08-30
    days on market $289,000 Active 163 DOM
12. 2026-08-29
    days on market $289,000 Active 162 DOM
13. 2026-08-28
    days on market $289,000 Active 161 DOM
14. 2026-08-27
    days on market $289,000 Active 160 DOM
15. 2026-08-26
    days on market $289,000 Active 159 DOM
16. 2026-08-25
    days on market $289,000 Active 158 DOM
17. 2026-08-24
    days on market $289,000 Active 157 DOM
18. 2026-08-23
    days on market $289,000 Active 156 DOM
19. 2026-08-22
    days on market $289,000 Active 155 DOM
20. 2026-08-21
    days on market $289,000 Active 154 DOM
21. 2026-08-20
    days on market $289,000 Active 153 DOM
22. 2026-08-19
    days on market $289,000 Active 152 DOM
23. 2026-08-18
    days on market $289,000 Active 151 DOM
24. 2026-08-17
    days on market $289,000 Active 150 DOM
25. 2026-08-16
    days on market $289,000 Active 149 DOM
26. 2026-08-15
    days on market $289,000 Active 148 DOM
27. 2026-08-14
    days on market $289,000 Active 147 DOM
28. 2026-08-13
    days on market $289,000 Active 146 DOM
29. 2026-08-12
    days on market $289,000 Active 145 DOM
30. 2026-08-11
    days on market $289,000 Active 144 DOM
31. 2026-08-10
    days on market $289,000 Active 143 DOM
32. 2026-08-09
    days on market $289,000 Active 142 DOM
33. 2026-08-08
    days on market $289,000 Active 141 DOM
34. 2026-08-06
    days on market $289,000 Active 139 DOM
35. 2026-08-05
    days on market $289,000 Active 138 DOM
36. 2026-08-04
    days on market $289,000 Active 137 DOM
37. 2026-08-03
    days on market $289,000 Active 136 DOM
38. 2026-07-31
    days on market $289,000 Active 133 DOM
39. 2026-07-30
    days on market $289,000 Active 131 DOM
40. 2026-07-28
    days on market $289,000 Active 130 DOM
41. 2026-07-26
    days on market $289,000 Active 128 DOM
42. 2026-07-24
    days on market $289,000 Active 126 DOM
43. 2026-07-23
    days on market $289,000 Active 125 DOM
44. 2026-07-22
    days on market $289,000 Active 124 DOM
45. 2026-07-21
    days on market $289,000 Active 123 DOM
46. 2026-07-20
    days on market $289,000 Active 122 DOM
47. 2026-07-18
    days on market $289,000 Active 120 DOM
48. 2026-07-18
    days on market $289,000 Active 119 DOM
49. 2026-07-16
    days on market $289,000 Active 118 DOM
50. 2026-07-15
    days on market $289,000 Active 117 DOM

ⓘ 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 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $34,675
• − Mortgage interest: −$16,188
• − Property taxes: −$4,335
• − Insurance: −$2,112
• − Repairs & maintenance: −$2,774
• − Management: −$2,774
• − Depreciation: −$8,407
• Taxable loss: −$1,916
• Est. tax savings @ 24.0%: +$460
• After-tax cash flow: $3,220/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.

Condition & rehab AI · 5 photos

Good 80/100 Cosmetic rehab Est. rehab $5,000–$15,000 screening

This pre-war co-op building offers a well-maintained and inviting interior with good condition and minimal repairs needed. Upgrades in paint, appliances, HVAC, and landscaping can significantly enhance its value.

Value-add opportunities

• Both Painting the interior walls — Fresh paint can enhance the home's appeal and value ↑
• Both Updating the kitchen appliances — Modern appliances can attract more buyers and renters ↑
• Both Upgrading the HVAC system — A new HVAC system can improve comfort and energy efficiency ↑
• Both Landscaping the front yard — A well-maintained front yard can enhance curb appeal and property value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

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

C Composite livability gradescore 68/100

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 · 1,028,035 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: 8% of renters

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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%

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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%

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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

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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

-2.8% since first listed

2 events — show timeline

• 2026-04-17 Price Changed $298,500 OneKey® MLS as Distributed by MLS Grid
• 2026-03-16 Listed $307,000 OneKey® MLS as Distributed by MLS Grid