1853 Central Park Ave Unit 3J · Yonkers, NY 10710

$219,999

2 bd · 2.0 ba · 1,000 sqft · Condo · 74 Days on market

Built 1968 Fair condition $220/sqft · 27% below area Est $300k · 27% under

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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 +15.0/15.0
• 1% rule +8.7/10.0
• Cash flow +5.3/30.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this 2-bedroom, 2-bath co-op in a charming mid-rise in Central Westchester. This diamond in the rough is ready for your personal touch—bring your vision for fresh paint and updated bathrooms. Enjoy a spacious layout with a bright living room, a private balcony, and a kitchen with brand-new stainless steel appliances. The building offers outdoor parking, a garage space waiting list, a pool area, and is conveniently located near shopping, entertainment, and restaurants. Don’t miss this chance to create your dream home! This unit is priced to sell needs work but will worth all you put in to it ! PLEASE NOTE interior Photos are AI generated this unit needs work All offers to be submitted in writing with pre-approval and/or proof of funds, and attached DTI worksheet using NET INCOME. Minimum 20% down payment with a credit FICO score of 700+. Debt to income HOUSING ratio 30% or less. Total Ratio cannot exceed 33% based on after-tax NET income. DTI worksheet must be completed and submitted with all offers. No exceptions. Outside parking spot $70. Waitlist for garage spot. On Sentrilock. Flip tax flat fee paid by seller.

Key facts

• Community pool
• Built 1968
• Listed 74 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $220k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-493 ($-6k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• Recommended offer: $207k (6.0% below list) — sets the bar for market timing.
• Cap rate 3.6% vs local median 5.4% 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.
• Market conditions: 166 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• This rent runs 33% 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 $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 74 days — a 6% lower offer ($207k) is reasonable based on typical stale-listing flexibility.

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 $206,799 (6.0% 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 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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.
11. 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.
12. 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: 1.37% ✓
• Cap rate: 3.60%
• Cash-on-cash: -9.60%
• DSCR: 0.57
• GRM: 6.1

CMA / ARV

• ARV (median comp): $300,473
• List price: $219,999
• Delta: -26.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -32.8%
• Equity multiple: -0.07×
• Total profit: $-66,164
• Equity at exit: $32,803

10-year hold

• IRR: -35.6%
• Equity multiple: -0.53×
• Total profit: $-94,487
• Equity at exit: $19,021

Cash invested: $61,600 (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: 166
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $3,004 high
• Mortgage (P&I): −$1,154
• Tax est. 1.5%: −$275 /mo · $3,300/yr
• Insurance: −$92
• HOA est. from 2 same-building comps: −$1,346
• Vacancy / Maint / Mgmt: −$631
• Net cashflow: $-493

Break-even live

Break-even rent $3,628

Max offer price $148,688

Occupancy floor —

Sensitivity live

Price	-10% $-341	-5% $-417	+0% $-493	+5% $-569	+10% $-645
Rent	-10% $-730	-5% $-611	+0% $-493	+5% $-374	+10% $-255
Rate	-1.0pp $-382	-0.5pp $-437	base $-493	+0.5pp $-550	+1.0pp $-608

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
70 Roundhill Dr Yonkers, NY	2.0	1.0	775	$3,200	$4.13	45d	1	0.23mi
4 Sadore Ln Unit 2W Yonkers, NY	1.0	1.0	800	$2,000	$2.50	19d	1	0.51mi
128 Colonial Pkwy Unit 3B Yonkers, NY	1.0	1.0	871	$2,750	$3.16	45d	1	0.81mi
1549 Central Park Ave Yonkers, NY	2.0	1.0	850	$2,400	$2.82	45d	1	0.84mi
12 Wainwright Ave Apt 1B Yonkers, NY	1.0	1.0	700	$1,950	$2.79	45d	1	0.87mi
601 Ridge Hill Blvd Yonkers, NY	2.0	1.0–2.0	819	$4,600	$5.61	9d	14	0.91mi
42 Winchester Ave Unit 2A Yonkers, NY	1.0	1.0	700	$2,100	$3.00	16d	1	1.02mi
21 Scarsdale Rd Yonkers, NY	2.0	1.0	835	$4,600	$5.51	4d	21	1.03mi
1 Elm St Unit 3B Tuckahoe, NY	2.0	1.0	1100	$3,200	$2.91	12d	1	1.03mi
1 Elm St Unit 3B Tuckahoe, NY	2.0	1.0	1100	$3,200	$2.91	9d	1	1.03mi
2 Consulate Dr Unit 1J Tuckahoe, NY	1.0	1.0	750	$2,700	$3.60	14d	1	1.04mi
35 Winchester Ave Unit 1B Yonkers, NY	2.0	1.0	900	$2,500	$2.78	0d	1	1.04mi
70 Lake Ave Unit 1 Tuckahoe, NY	3.0	2.5	1200	$4,995	$4.16	13d	1	1.13mi
50 Columbus Ave Unit 817 Tuckahoe, NY	1.0	1.0	750	$3,000	$4.00	24d	1	1.16mi
50 Columbus Ave Apt 909 Tuckahoe, NY	2.0	2.0	871	$3,800	$4.36	1d	1	1.17mi
156 Wallace St Unit 1 Tuckahoe, NY	2.0	2.0	1300	$3,300	$2.54	26d	1	1.17mi
11 Oak Ave Unit 1 Bronxville, NY	3.0	2.0	1400	$4,300	$3.07	45d	1	1.19mi
7 Oak Ave Tuckahoe, NY	2.0	1.0	1200	$2,500	$2.08	45d	1	1.19mi
39 Maynard St Unit 2E Tuckahoe, NY	2.0	1.0	875	$2,650	$3.03	45d	1	1.21mi
111 Kensington Rd Unit 8 Bronxville, NY	1.0	1.0	825	$2,650	$3.21	15d	1	1.21mi
212 Alpine Pl Tuckahoe, NY	1.0	1.0	700	$2,700	$3.86	22d	1	1.25mi
355 Bronxville Rd Bronxville, NY	3.0	2.0	968	$3,400	$3.51	26d	1	1.25mi
64 Kensington Rd Apt 1A Bronxville, NY	1.0	1.0	800	$2,895	$3.62	13d	1	1.31mi
47 Morgan St Eastchester, NY	2.0	1.0	1000	$4,000	$4.00	45d	1	1.36mi
60 Washington St Unit 2 Tuckahoe, NY	3.0	2.0	1500	$4,800	$3.20	26d	1	1.39mi
54 Washington St Unit 2nd Floor Tuckahoe, NY	3.0	2.0	1250	$3,900	$3.12	8d	1	1.40mi
64 Sagamore Rd Unit A6 Bronxville, NY	1.0	1.0	850	$2,900	$3.41	6d	1	1.40mi
23 Belknap Ave Yonkers, NY	1.0	1.0	700	$2,300	$3.29	26d	1	1.42mi
40 Jackson Ave Eastchester, NY	1.0	1.0	725	$2,950	$4.07	16d	1	1.43mi
2 Park Ave Unit 1B Eastchester, NY	1.0	1.0	740	$2,500	$3.38	45d	1	1.44mi
Fisher Ave Eastchester, NY	1.0	1.0	731	$2,500	$3.42	45d	1	1.45mi

HOA detail condo

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

Listing history 15 events

1. 2026-06-21
   days on market $219,999 Active 74 DOM
2. 2026-06-18
   days on market $219,999 Active 71 DOM
3. 2026-06-17
   days on market $219,999 Active 70 DOM
4. 2026-06-16
   days on market $219,999 Active 69 DOM
5. 2026-06-15
   days on market $219,999 Active 68 DOM
6. 2026-06-13
   days on market $219,999 Active 66 DOM
7. 2026-06-09
   days on market $219,999 Active 62 DOM
8. 2026-06-08
   days on market $219,999 Active 61 DOM
9. 2026-06-07
   days on market $219,999 Active 60 DOM
10. 2026-06-04
    days on market $219,999 Active 57 DOM
11. 2026-06-03
    days on market $219,999 Active 56 DOM
12. 2026-06-02
    days on market $219,999 Active 55 DOM
13. 2026-06-01
    days on market $219,999 Active 54 DOM
14. 2026-05-31
    days on market $219,999 Active 53 DOM
15. 2026-04-08
    listed $219,999 Active 1153-char remark

    Show marketing remark (1153 chars)

    Welcome to this 2-bedroom, 2-bath co-op in a charming mid-rise in Central Westchester. This diamond in the rough is ready for your personal touch—bring your vision for fresh paint and updated bathrooms. Enjoy a spacious layout with a bright living room, a private balcony, and a kitchen with brand-new stainless steel appliances. The building offers outdoor parking, a garage space waiting list, a pool area, and is conveniently located near shopping, entertainment, and restaurants. Don’t miss this chance to create your dream home! This unit is priced to sell needs work but will worth all you put in to it ! PLEASE NOTE interior Photos are AI generated this unit needs work All offers to be submitted in writing with pre-approval and/or proof of funds, and attached DTI worksheet using NET INCOME. Minimum 20% down payment with a credit FICO score of 700+. Debt to income HOUSING ratio 30% or less. Total Ratio cannot exceed 33% based on after-tax NET income. DTI worksheet must be completed and submitted with all offers. No exceptions. Outside parking spot $70. Waitlist for garage spot. On Sentrilock. Flip tax flat fee paid by seller.

ⓘ 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: $36,054
• − Mortgage interest: −$12,323
• − Property taxes: −$3,300
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,884
• − Management: −$2,884
• − HOA: −$16,152
• − Depreciation: −$6,400
• Taxable loss: −$8,990
• Est. tax savings @ 24.0%: +$2,158
• After-tax cash flow: $-3,756/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 · 12 photos

Fair 45/100 Moderate rehab

This mid-rise co-op requires moderate renovations, focusing on updating the kitchen and bathrooms. The location and amenities offer potential for significant value increase.

Repairs flagged

• Minor Kitchen backsplash — Slight wear
• Major Bathroom tiles — Purple tiles need replacement

Value-add opportunities

• Both Paint interior walls — Enhances curb appeal and interior aesthetics
• Both Replace kitchen backsplash — Modernizes the kitchen and adds value
• Both Update bathroom tiles — Improves functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen backsplash · Slight wear	Minor	$500–3,000
Bathroom tiles · Purple tiles need replacement	Major	$15,000–50,000
Total estimated repair cost · 2 items		$15,500–53,000

Value-add ROI direction

• Both Paint interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Replace kitchen backsplash — Modernizes the kitchen and adds value ↑
• Both Update bathroom tiles — Improves functionality and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-04-08 Listed $219,999 OneKey® MLS as Distributed by MLS Grid