245 Rumsey Rd Unit 3E · Yonkers, NY 10701

$235,000

2 bd · 2.0 ba · 1,200 sqft · Condo · 15 Days on market

Built 1954

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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).

• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Cash flow +7.1/30.0
• Schools +4.1/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy suburb living with easy NYC accessibility! This 2-bedroom, 2-bath apartment features 1200 square feet of living space, a total of 7 closets and a private, covered terrace for your outdoor enjoyment! Enter the unit to find an extra large living room that connects to a separate dining area. A tastefully updated kitchen features a dishwasher, modern cabinetry and ample counter space for food prep. Both bedrooms have plenty of closet space along with 3-speed ceiling fans; the Master Bedroom features a walk-in closet and a full en-suite bath. And let's not forget about the covered terrace, which faces the back of the building and is surrounded by lush greenery! The complex grounds are meticulously maintained and each unit includes one assigned parking spot for $50/month (there is a waitlist for garage parking). Steps to major highways with the local 32 BeeLine Bus right across the street. Plenty of street parking for guests. Welcome Home! Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,

Key facts

• Parking
• Built 1954
• Listed 15 days

Property features AI

Finance

• Other: Located in Westchester County
• HOA & community: Additional monthly fee of $60 for parking

Exterior

• Parking: Assigned parking (1 space, monthly fee $60)
• Utilities: Electric service by Con-Edison; Public sewer; Private trash collection
• Home design: Stock cooperative; One level; Entry on level 3
• Construction: Brick exterior
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Gas oven; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: Entry level: 3
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water heating; Oil-fired heating; Wall/window air conditioning unit(s)
• Interior features: Ceiling fans; Elevator; Walk-in closet(s); Common basement
• Laundry & utility: Laundry room; Oil water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $235k.

Deal economics

• At list price, monthly cash flow is $-330 ($-4k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $235k).
• Recommended offer: $231k (1.5% 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 (+4.4%/yr); 183 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• At $2,888/mo this rent would consume 53% of the median local household income ($65k/yr) (locally 6045% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 15 days — a 2% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y 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 $180k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent; built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $231,475 (1.5% 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. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.23% ✓
• Cap rate: 4.61%
• Cash-on-cash: -6.01%
• DSCR: 0.73
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.39% rent growth · sell at horizon

5-year hold

• IRR: -23.6%
• Equity multiple: 0.17×
• Total profit: $-54,327
• Equity at exit: $35,039

10-year hold

• IRR: -12.6%
• Equity multiple: 0.17×
• Total profit: $-54,411
• Equity at exit: $20,319

Cash invested: $65,800 (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 10701

• Rents YoY: 4.4%
• Active inventory: 183
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,888 high
• Mortgage (P&I): −$1,232
• Tax est. 1.5%: −$294 /mo · $3,525/yr
• Insurance: −$98
• HOA est. from 3 same-building comps: −$987
• Vacancy / Maint / Mgmt: −$606
• Net cashflow: $-330

Break-even live

Break-even rent $3,305

Max offer price $187,308

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
39 Spruce St Unit 1 Yonkers, NY	3.0	1.5	920	$3,300	$3.59	43d	1	0.16mi
189 Elm St Unit 1 Yonkers, NY	3.0	1.0	1000	$2,650	$2.65	43d	1	0.41mi
162 Willow St Yonkers, NY	1.0	1.0	700	$2,100	$3.00	7d	1	0.41mi
162 Willow St Unit 1F Yonkers, NY	1.0	1.0	700	$2,200	$3.14	14d	1	0.41mi
11 Garfield St Unit 2 Yonkers, NY	2.0	1.0	1250	$2,250	$1.80	15d	1	0.46mi
39 Victor St Unit 2 Yonkers, NY	3.0	1.0	900	$2,650	$2.94	43d	1	0.48mi
45 Linden St Yonkers, NY	3.0	3.0	800	$3,100	$3.88	4d	1	0.60mi
20 Porach St Apt -1B Yonkers, NY	2.0	1.0	750	$2,400	$3.20	43d	1	0.62mi
14 Highland Ave Unit 2A Yonkers, NY	1.0	1.0	1000	$1,500	$1.50	18d	1	0.69mi
594 Yonkers Ave Unit 5 Yonkers, NY	2.0	1.0	900	$2,500	$2.78	24d	1	0.71mi
594 Yonkers Ave Unit 5 Yonkers, NY	2.0	1.0	900	$2,500	$2.78	43d	1	0.71mi
65 Caroline Ave Unit 1L Yonkers, NY	3.0	1.0	1050	$2,700	$2.57	43d	1	0.73mi
52 Groshon Ave Apt 2N Yonkers, NY	3.0	1.0	1000	$2,469	$2.47	43d	1	0.75mi
36 Dunwoodie St Unit 1 Yonkers, NY	3.0	1.0	1300	$3,500	$2.69	43d	1	0.78mi
23 Alida St Unit 2s Yonkers, NY	2.0	1.0	1000	$2,900	$2.90	24d	1	0.79mi
30 Locust Hill Ave Yonkers, NY	1.0–2.0	1.0	735	$2,500	$3.40	43d	3	0.81mi
30 Locust Hill Ave Yonkers, NY	1.0–2.0	1.0	735	$2,500	$3.40	7d	2	0.81mi
106 McLean Ave Yonkers, NY	3.0	1.0	1000	$3,200	$3.20	43d	1	0.82mi
4 Ritters Ln Unit 1FL Yonkers, NY	3.0	1.0	1100	$3,300	$3.00	43d	1	0.86mi
50 Nepperhan St Yonkers, NY	3.0	1.0–2.0	887	$4,063	$4.58	1d	20	0.96mi
52 Lewis Pkwy Unit 1545731P Yonkers, NY	3.0	2.0	1496	$5,806	$3.88	15d	1	0.97mi
50 Main St Unit 3F Yonkers, NY	1.0	1.0	900	$2,000	$2.22	24d	1	0.98mi
44 Hudson St Yonkers, NY	2.0	1.0–2.0	922	$4,300	$4.66	7d	25	0.98mi
14 Chamberlain Ave Unit 1 Yonkers, NY	2.0	2.0	1150	$4,200	$3.65	10d	1	0.99mi
16 Pier St Yonkers, NY	3.0	1.0	1000	$3,200	$3.20	15d	1	0.99mi
212 Buena Vista Ave Unit 3F Yonkers, NY	1.0	1.0	800	$2,100	$2.62	18d	1	1.00mi
85 Bennett Ave Unit 2 Yonkers, NY	2.0	1.0	1000	$2,500	$2.50	43d	1	1.01mi
66 Main St Yonkers, NY	2.0	1.0–2.0	906	$3,323	$3.67	3d	4	1.01mi
117 Morris St Yonkers, NY	1.0	1.0	700	$2,000	$2.86	5d	1	1.02mi
57 Putnam Ave Yonkers, NY	2.0	1.0	900	$3,000	$3.33	21d	1	1.03mi
57 Putnam Ave Yonkers, NY	2.0	1.0	900	$3,000	$3.33	11d	1	1.03mi
280 Hawthorne Ave Yonkers, NY	1.0	1.0	700	$2,100	$3.00	7d	2	1.03mi
1 Alexander St Yonkers, NY	2.0	1.0–2.0	837	$4,000	$4.78	7d	48	1.13mi
250 N Broadway Unit 2E Yonkers, NY	2.0	1.0	950	$2,400	$2.53	24d	1	1.16mi
249 McLean Ave Unit 1B Yonkers, NY	1.0	1.0	700	$2,500	$3.57	17d	1	1.16mi
20 Water Grant St Yonkers, NY	1.0–2.0	1.0–2.0	827	$3,756	$4.54	1d	22	1.18mi
57 Alexander St Yonkers, NY	2.0	1.0–2.0	765	$3,690	$4.82	2d	21	1.22mi
79 Alexander St Yonkers, NY	3.0	1.0–2.5	997	$3,532	$3.54	2d	1	1.25mi
155 Lake Ave Yonkers, NY	3.0	1.0	1000	$3,200	$3.20	15d	1	1.30mi
150 Glenwood Ave Apt G1 Yonkers, NY	1.0	1.0	850	$2,000	$2.35	43d	1	1.31mi

HOA detail condo

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

Listing history 18 events

1. 2026-05-06
   status Pending
2. 2026-04-08
   listed $235,000 Active
3. 2026-04-01
   historical $235,000
4. 2017-10-22
   soldstatus $180,000 Sold 1026-char remark

   Show marketing remark (1026 chars)

   Enjoy suburb living with easy NYC accessibility! This 2-bedroom, 2-bath apartment features 1200 square feet of living space, a total of 7 closets and a private, covered terrace for your outdoor enjoyment! Enter the unit to find an extra large living room that connects to a separate dining area. A tastefully updated kitchen features a dishwasher, modern cabinetry and ample counter space for food prep. Both bedrooms have plenty of closet space along with 3-speed ceiling fans; the Master Bedroom features a walk-in closet and a full en-suite bath. And let's not forget about the covered terrace, which faces the back of the building and is surrounded by lush greenery! The complex grounds are meticulously maintained and each unit includes one assigned parking spot for $50/month (there is a waitlist for garage parking). Steps to major highways with the local 32 BeeLine Bus right across the street. Plenty of street parking for guests. Welcome Home! Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,

5. 2017-08-04
   historical Pending 1026-char remark

   Show marketing remark (1026 chars)

   Enjoy suburb living with easy NYC accessibility! This 2-bedroom, 2-bath apartment features 1200 square feet of living space, a total of 7 closets and a private, covered terrace for your outdoor enjoyment! Enter the unit to find an extra large living room that connects to a separate dining area. A tastefully updated kitchen features a dishwasher, modern cabinetry and ample counter space for food prep. Both bedrooms have plenty of closet space along with 3-speed ceiling fans; the Master Bedroom features a walk-in closet and a full en-suite bath. And let's not forget about the covered terrace, which faces the back of the building and is surrounded by lush greenery! The complex grounds are meticulously maintained and each unit includes one assigned parking spot for $50/month (there is a waitlist for garage parking). Steps to major highways with the local 32 BeeLine Bus right across the street. Plenty of street parking for guests. Welcome Home! Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,

6. 2017-06-14
   listed $175,000 Active 1026-char remark

   Show marketing remark (1026 chars)

   Enjoy suburb living with easy NYC accessibility! This 2-bedroom, 2-bath apartment features 1200 square feet of living space, a total of 7 closets and a private, covered terrace for your outdoor enjoyment! Enter the unit to find an extra large living room that connects to a separate dining area. A tastefully updated kitchen features a dishwasher, modern cabinetry and ample counter space for food prep. Both bedrooms have plenty of closet space along with 3-speed ceiling fans; the Master Bedroom features a walk-in closet and a full en-suite bath. And let's not forget about the covered terrace, which faces the back of the building and is surrounded by lush greenery! The complex grounds are meticulously maintained and each unit includes one assigned parking spot for $50/month (there is a waitlist for garage parking). Steps to major highways with the local 32 BeeLine Bus right across the street. Plenty of street parking for guests. Welcome Home! Additional Information: Amenities:Storage,HeatingFuel:Oil Above Ground,

7. 2014-03-15
   price $190,000 313-char remark

   Show marketing remark (313 chars)

   Commuters Dream! This unit is perfectly situated for the city commuter. Mins to the West Side Highway. 2 Large bedroom with 2 baths. 1200 Sqft. Unit is sunny and warm. Kitchen has been completely updated with stainles steel appliances and corian countertops. Offers a private balcony, and tons of closet space.

8. 2011-06-24
   historical
9. 2011-05-18
   price
10. 2011-04-04
    listed Active
11. 2009-03-13
    historical 313-char remark

    Show marketing remark (313 chars)

    Commuters Dream! This unit is perfectly situated for the city commuter. Mins to the West Side Highway. 2 Large bedroom with 2 baths. 1200 Sqft. Unit is sunny and warm. Kitchen has been completely updated with stainles steel appliances and corian countertops. Offers a private balcony, and tons of closet space.

12. 2009-03-12
    soldstatus $190,000 313-char remark

    Show marketing remark (313 chars)

    Commuters Dream! This unit is perfectly situated for the city commuter. Mins to the West Side Highway. 2 Large bedroom with 2 baths. 1200 Sqft. Unit is sunny and warm. Kitchen has been completely updated with stainles steel appliances and corian countertops. Offers a private balcony, and tons of closet space.

13. 2009-02-04
    price $199,000 313-char remark

    Show marketing remark (313 chars)

    Commuters Dream! This unit is perfectly situated for the city commuter. Mins to the West Side Highway. 2 Large bedroom with 2 baths. 1200 Sqft. Unit is sunny and warm. Kitchen has been completely updated with stainles steel appliances and corian countertops. Offers a private balcony, and tons of closet space.

14. 2009-01-05
    listed $199,000 313-char remark

    Show marketing remark (313 chars)

    Commuters Dream! This unit is perfectly situated for the city commuter. Mins to the West Side Highway. 2 Large bedroom with 2 baths. 1200 Sqft. Unit is sunny and warm. Kitchen has been completely updated with stainles steel appliances and corian countertops. Offers a private balcony, and tons of closet space.

15. 2004-08-19
    soldstatus $165,000
16. 2004-07-21
    price $175,000
17. 2004-07-21
    historical
18. 2004-05-10
    listed $165,000

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 75% 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,655
• − Mortgage interest: −$13,164
• − Property taxes: −$3,525
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,772
• − Management: −$2,772
• − HOA: −$11,844
• − Depreciation: −$6,836
• Taxable loss: −$7,434
• Est. tax savings @ 24.0%: +$1,784
• After-tax cash flow: $-2,171/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): 70,676
• Household income: $64,776
• Rent vs Own: 73.3% rent · 26.7% own
• Severe rent burden: 6045.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Hispanic / Latino 52% White 21% Black 21% Two or more races 18% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 11% Puerto Rican 9% Dominican 19%
• Common ancestry: Romanian 1% Russian 1% Subsaharan African 1%
• Foreign-born: 35% · Canada, Jamaica, South Korea
• Languages at home: 45% English-only · Spanish 42% Other Indo-European 3% Arabic 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: ▼ -373.14%
• Current HPI: 332.0999
• Rent YoY: ▲ 4.39%
• 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

+42.4% since first listed

18 events — show timeline

• 2026-05-06 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-08 Listed $235,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-01 Coming Soon $235,000 OneKey® MLS as Distributed by MLS Grid
• 2017-10-22 Sold (MLS) $180,000 OneKey® MLS as Distributed by MLS Grid
• 2017-08-04 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2017-06-14 Listed $175,000 OneKey® MLS as Distributed by MLS Grid
• 2014-03-15 Price Changed $190,000 HGMLS
• 2011-06-24 Delisted — HGMLS
• 2011-05-18 Price Changed — HGMLS
• 2011-04-04 Listed — HGMLS
• 2009-03-13 Delisted — HGMLS
• 2009-03-12 Sold (MLS) $190,000 HGMLS
• 2009-02-04 Price Changed $199,000 HGMLS
• 2009-01-05 Listed $199,000 HGMLS
• 2004-08-19 Sold (MLS) $165,000 HGMLS
• 2004-07-21 Delisted — HGMLS
• 2004-07-21 Price Changed $175,000 HGMLS
• 2004-05-10 Listed $165,000 HGMLS