1853 Central Park Ave Unit 10C · Yonkers, NY 10710

$325,000

3 bd · 2.0 ba · 1,300 sqft · Condo · 45 Days on market

Built 1964

---

Why this score? — see what drove the F 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 +6.9/10.0
• Schools +4.1/10.0
• Cash flow +3.7/30.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Westchester Towers where renting is allowed on co-op units. This Large 3-bedroom, 2-bath co-op features an open floor plan living and dining area with a renovated kitchen and private balcony over looking the pool. The building has many amenities including front desk, doorman, pool, playground, entertainment room for everts and a deli for grocery shopping. Schedule a showing now as this unit will not last and is conveniently located commuting distance to NYC.

Key facts

• Open floor plan
• Private balcony
• Renovated kitchen

Tags

• OPEN FLOOR PLAN
• RENOVATED KITCHEN
• PRIVATE BALCONY
• POOL
• ENTERTAINMENT ROOM

Property features AI

Finance

• HOA & community: Property is part of an association (PLI)

Exterior

• Parking: Assigned parking; Garage (on-site); Off-street parking; On-street parking; Parking lot; Private parking; Parking fee: $70
• Security: Building security
• Utilities: Public sewer; Cable available; Electricity connected; Natural gas connected; Sewer connected; Public trash collection; Water connected
• Home design: Stock cooperative; Entry level: 10
• Construction: Brick construction
• Exterior features: Playground; Pool house; Outdoor pool

Interior

• Kitchen: Convection oven; Gas oven; Gas range; Oven; Range; Dishwasher; Exhaust fan; Refrigerator; Stainless steel appliances
• Bedrooms: Total rooms: 6; Basement level: Common basement
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Radiant heating; Wall/window air conditioning units
• Interior features: Ceiling fans; Formal dining area; Granite countertops; Open floor plan; Open kitchen; Walk-through kitchen; Walk-in closet(s); Terrace patio/porch; Cats allowed
• Laundry & utility: Laundry room; Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $325k.

Deal economics

• At list price, monthly cash flow is $-948 ($-11k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $325k).
• Recommended offer: $315k (3.0% below list) — sets the bar for market timing.
• Cap rate 2.8% vs local median 5.3% in Yonkers — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Zoned schools: Yonkers Early Childhood Academy (327 students, 72% FRL); Yonkers Middle School (math 17% / reading 37%, grade F, #587 of 729 statewide, top 81%, 601 students, 88% FRL); Yonkers High School (math 92% / reading 88%, grade A+, #238 of 1,100 statewide, top 23%, 1,060 students, 76% FRL) — zoned schools average 79% FRL vs 64% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 163 active listings in the ZIP; 17 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 43% 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 $10k 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 45 days — a 3% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 27y 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 $94k; list at $325k implies a 244% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 45% of rent.
• 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 $315,250 (3.0% 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 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.19% ✓
• Cap rate: 2.79%
• Cash-on-cash: -12.50%
• DSCR: 0.44
• GRM: 7.0

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: -38.8%
• Equity multiple: -0.23×
• Total profit: $-111,883
• Equity at exit: $48,459

10-year hold

• IRR: -54.8%
• Equity multiple: -0.87×
• Total profit: $-170,533
• Equity at exit: $28,100

Cash invested: $91,000 (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: 7.0×

Monthly cashflow live

• Estimated rent: $3,859 high
• Mortgage (P&I): −$1,704
• Tax est. 1.5%: −$406 /mo · $4,875/yr
• Insurance: −$135
• HOA est. from 2 same-building comps: −$1,750
• Vacancy / Maint / Mgmt: −$810
• Net cashflow: $-948

Break-even live

Break-even rent $5,058

Max offer price $187,882

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 17 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	0.90mi
21 Scarsdale Rd Yonkers, NY	2.0	1.0	835	$4,600	$5.51	1d	21	0.97mi
1 Elm St Unit 3B Tuckahoe, NY	2.0	1.0	1100	$3,200	$2.91	7d	1	0.98mi
1 Elm St Unit 3B Tuckahoe, NY	2.0	1.0	1100	$3,200	$2.91	10d	1	0.98mi
70 Lake Ave Unit 1 Tuckahoe, NY	3.0	2.5	1200	$4,995	$4.16	11d	1	1.07mi
163 Saint Nicholas Ave Yonkers, NY	3.0	1.5	1732	$5,495	$3.17	4d	1	1.12mi
11 Oak Ave Unit 1 Bronxville, NY	3.0	2.0	1400	$4,300	$3.07	43d	1	1.13mi
7 Oak Ave Tuckahoe, NY	2.0	1.0	1200	$2,500	$2.08	43d	1	1.13mi
156 Wallace St Unit 1 Tuckahoe, NY	2.0	2.0	1300	$3,300	$2.54	24d	1	1.14mi
39 Maynard St Unit 2E Tuckahoe, NY	2.0	1.0	875	$2,650	$3.03	43d	1	1.17mi
355 Bronxville Rd Bronxville, NY	3.0	2.0	968	$3,400	$3.51	24d	1	1.18mi
47 Morgan St Eastchester, NY	2.0	1.0	1000	$4,000	$4.00	43d	1	1.33mi
60 Washington St Unit 2 Tuckahoe, NY	3.0	2.0	1500	$4,800	$3.20	24d	1	1.34mi
54 Washington St Unit 2nd Floor Tuckahoe, NY	3.0	2.0	1250	$3,900	$3.12	6d	1	1.35mi
9 Franklin St Eastchester, NY	4.0	2.0	1800	$4,800	$2.67	5d	1	1.35mi
42 Glen Rd Eastchester, NY	4.0	2.0	1200	$4,300	$3.58	7d	1	1.41mi
109 Hillside Pl Apt 2 Eastchester, NY	3.0	2.0	1583	$4,500	$2.84	43d	1	1.48mi

HOA detail condo

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

Listing history 17 events

1. 2026-04-17
   status Pending
2. 2026-03-12
   price $325,000
3. 2026-03-02
   listed $335,000 Active
4. 2026-02-27
   historical
5. 2026-01-05
   listed $335,000 Active
6. 2025-12-29
   historical
7. 2025-12-22
   price $350,000
8. 2025-12-20
   price $2,198,000
9. 2025-11-20
   price $350,000
10. 2025-11-12
    price $355,000
11. 2025-11-12
    price $360,000
12. 2025-09-18
    price $355,000
13. 2025-07-28
    listed $365,000 Active
14. 2000-09-26
    soldstatus $94,500
15. 2000-06-24
    historical
16. 2000-06-24
    price $95,000
17. 1999-09-24
    listed $94,500

ⓘ 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 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 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $46,305
• − Mortgage interest: −$18,205
• − Property taxes: −$4,875
• − Insurance: −$1,625
• − Repairs & maintenance: −$3,704
• − Management: −$3,704
• − HOA: −$21,000
• − Depreciation: −$9,455
• Taxable loss: −$16,263
• Est. tax savings @ 24.0%: +$3,903
• After-tax cash flow: $-7,468/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

+243.9% since first listed

17 events — show timeline

• 2026-04-17 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-12 Price Changed $325,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-02 Listed $335,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-27 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-01-05 Listed $335,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-29 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-12-22 Price Changed $350,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-20 Price Changed $2,198,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-20 Price Changed $350,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-12 Price Changed $355,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-12 Price Changed $360,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-18 Price Changed $355,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-28 Listed $365,000 OneKey® MLS as Distributed by MLS Grid
• 2000-09-26 Sold (MLS) $94,500 HGMLS
• 2000-06-24 Price Changed $95,000 HGMLS
• 2000-06-24 Delisted — HGMLS
• 1999-09-24 Listed $94,500 HGMLS