247 Parkview Ave Unit 6P · Yonkers, NY 10708

$218,000

2 bd · 1.0 ba · 1,000 sqft · Condo · 159 Days on market

Built 1954 $218/sqft · 12% below area Est $247k · 12% under

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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 +13.0/30.0
• ARV discount +12.7/15.0
• 1% rule +9.6/10.0
• Schools +4.1/10.0
• DSCR +3.9/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the charm of this stunning two-bedroom, one-bath co-op in a highly sought-after neighborhood. This unit blends style and functionality, featuring a spacious layout with natural light streaming through large windows. The kitchen boasts ample cabinet space, perfect for culinary adventures. The bedrooms offer generous closets and serene views. Situated in a vibrant yet peaceful community, you'll enjoy easy access to trendy cafes, shops, parks, and public transit. This co-op combines comfort and convenience, making it the perfect place to call home. Garage on a wait-list.

Key facts

• One-bath
• Generous closets
• Natural light

Tags

• TWO-BEDROOM
• ONE-BATH
• SPACIOUS LAYOUT
• NATURAL LIGHT
• AMPLE CABINET SPACE
• GENEROUS CLOSETS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $218k.

Deal economics

• At list price, monthly cash flow is $-11 ($-127/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $218k).
• Recommended offer: $192k (12.0% 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 (+4.3%/yr); 246 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• This rent runs 30% of the median local income ($126k/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 159 days — a 12% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 12y 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

• Watch-outs: HOA is 32% of rent; built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• 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 $191,840 (12.0% 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 159 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1954 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.46% ✓
• Cap rate: 6.23%
• Cash-on-cash: -0.21%
• DSCR: 0.99
• GRM: 5.7

CMA / ARV

• ARV (median comp): $246,686
• List price: $218,000
• Delta: -11.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -13.9%
• Equity multiple: 0.49×
• Total profit: $-31,207
• Equity at exit: $32,505

10-year hold

• IRR: -1.7%
• Equity multiple: 0.87×
• Total profit: $-7,958
• Equity at exit: $18,849

Cash invested: $61,040 (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 10708

• Rents YoY: 4.3%
• Active inventory: 246
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $3,183 high
• Mortgage (P&I): −$1,143
• Tax est. 1.5%: −$272 /mo · $3,270/yr
• Insurance: −$91
• HOA est. from 1 same-building comp: −$1,019
• Vacancy / Maint / Mgmt: −$669
• Net cashflow: $-11

Break-even live

Break-even rent $3,197

Max offer price $216,466

Occupancy floor 95%

Sensitivity live

Price	-10% $140	-5% $65	+0% $-11	+5% $-86	+10% $-161
Rent	-10% $-262	-5% $-136	+0% $-11	+5% $115	+10% $241
Rate	-1.0pp $99	-0.5pp $45	base $-11	+0.5pp $-67	+1.0pp $-125

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: $54,500
• Closing costs: $6,540
• Reserves months: —
• Total cash needed: —

Rent comps 34 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	14d	1	0.21mi
64 Kensington Rd Apt 1A Bronxville, NY	1.0	1.0	800	$2,895	$3.62	12d	1	0.24mi
7 Oak Ave Tuckahoe, NY	2.0	1.0	1200	$2,500	$2.08	44d	1	0.25mi
11 Oak Ave Unit 1 Bronxville, NY	3.0	2.0	1400	$4,300	$3.07	44d	1	0.26mi
1 Elm St Unit 3B Tuckahoe, NY	2.0	1.0	1100	$3,200	$2.91	8d	1	0.26mi
1 Elm St Unit 3B Tuckahoe, NY	2.0	1.0	1100	$3,200	$2.91	11d	1	0.26mi
70 Lake Ave Unit 1 Tuckahoe, NY	3.0	2.5	1200	$4,995	$4.16	12d	1	0.28mi
64 Sagamore Rd Unit A6 Bronxville, NY	1.0	1.0	850	$2,900	$3.41	5d	1	0.32mi
21 Scarsdale Rd Yonkers, NY	2.0	1.0	835	$4,600	$5.51	3d	21	0.33mi
128 Colonial Pkwy Unit 3B Yonkers, NY	1.0	1.0	871	$2,750	$3.16	44d	1	0.35mi
355 Bronxville Rd Bronxville, NY	3.0	2.0	968	$3,400	$3.51	25d	1	0.37mi
50 Columbus Ave Unit 817 Tuckahoe, NY	1.0	1.0	750	$3,000	$4.00	23d	1	0.55mi
1549 Central Park Ave Yonkers, NY	2.0	1.0	850	$2,400	$2.82	44d	1	0.57mi
50 Columbus Ave Apt 909 Tuckahoe, NY	2.0	2.0	871	$3,800	$4.36	0d	1	0.58mi
54 Washington St Unit 2nd Floor Tuckahoe, NY	3.0	2.0	1250	$3,900	$3.12	7d	1	0.59mi
60 Washington St Unit 2 Tuckahoe, NY	3.0	2.0	1500	$4,800	$3.20	25d	1	0.59mi
39 Maynard St Unit 2E Tuckahoe, NY	2.0	1.0	875	$2,650	$3.03	44d	1	0.63mi
4 Sadore Ln Unit 2W Yonkers, NY	1.0	1.0	800	$2,000	$2.50	18d	1	0.71mi
12 Wainwright Ave Apt 1B Yonkers, NY	1.0	1.0	700	$1,950	$2.79	44d	1	0.73mi
51 Parkway Rd Apt 3 Bronxville, NY	1.0	1.0	1100	$3,100	$2.82	25d	1	0.74mi
156 Wallace St Unit 1 Tuckahoe, NY	2.0	2.0	1300	$3,300	$2.54	25d	1	0.76mi
42 Winchester Ave Unit 2A Yonkers, NY	1.0	1.0	700	$2,100	$3.00	15d	1	0.77mi
2 Consulate Dr Unit 1J Tuckahoe, NY	1.0	1.0	750	$2,700	$3.60	13d	1	0.78mi
40 Jackson Ave Eastchester, NY	1.0	1.0	725	$2,950	$4.07	15d	1	0.78mi
212 Alpine Pl Tuckahoe, NY	1.0	1.0	700	$2,700	$3.86	21d	1	0.98mi
47 Morgan St Eastchester, NY	2.0	1.0	1000	$4,000	$4.00	44d	1	1.00mi
Fisher Ave Eastchester, NY	1.0	1.0	731	$2,500	$3.42	44d	1	1.16mi
2 Park Ave Unit 1B Eastchester, NY	1.0	1.0	740	$2,500	$3.38	44d	1	1.16mi
70 Roundhill Dr Yonkers, NY	2.0	1.0	775	$3,200	$4.13	44d	1	1.29mi
26 W Devonia Ave Unit 1 Mt Vernon, NY	3.0	1.5	1388	$4,200	$3.03	12d	1	1.35mi
433 Palmer Rd Unit Second Fl Yonkers, NY	3.0	1.5	1400	$3,500	$2.50	44d	1	1.37mi
278 Mile Square Rd Yonkers, NY	2.0	1.0	1000	$2,650	$2.65	44d	1	1.43mi
28 Tunis Ave Unit 2 Yonkers, NY	2.0	1.0	900	$3,000	$3.33	44d	1	1.47mi
601 Ridge Hill Blvd Yonkers, NY	2.0	1.0–2.0	819	$4,600	$5.61	8d	14	1.49mi

HOA detail condo

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

Listing history 27 events

1. 2026-06-21
   days on market $218,000 Active 159 DOM
2. 2026-06-18
   days on market $218,000 Active 156 DOM
3. 2026-06-17
   days on market $218,000 Active 155 DOM
4. 2026-06-16
   days on market $218,000 Active 154 DOM
5. 2026-06-15
   days on market $218,000 Active 153 DOM
6. 2026-06-13
   statusdays on market $218,000 Active 151 DOM
7. 2026-05-06
   status Pending 583-char remark

   Show marketing remark (583 chars)

   Discover the charm of this stunning two-bedroom, one-bath co-op in a highly sought-after neighborhood. This unit blends style and functionality, featuring a spacious layout with natural light streaming through large windows. The kitchen boasts ample cabinet space, perfect for culinary adventures. The bedrooms offer generous closets and serene views. Situated in a vibrant yet peaceful community, you'll enjoy easy access to trendy cafes, shops, parks, and public transit. This co-op combines comfort and convenience, making it the perfect place to call home. Garage on a wait-list.

8. 2026-01-16
   price $218,000 583-char remark

   Show marketing remark (583 chars)

   Discover the charm of this stunning two-bedroom, one-bath co-op in a highly sought-after neighborhood. This unit blends style and functionality, featuring a spacious layout with natural light streaming through large windows. The kitchen boasts ample cabinet space, perfect for culinary adventures. The bedrooms offer generous closets and serene views. Situated in a vibrant yet peaceful community, you'll enjoy easy access to trendy cafes, shops, parks, and public transit. This co-op combines comfort and convenience, making it the perfect place to call home. Garage on a wait-list.

9. 2025-12-08
   historical
10. 2025-12-07
    listed $220,000 Active 583-char remark

    Show marketing remark (583 chars)

    Discover the charm of this stunning two-bedroom, one-bath co-op in a highly sought-after neighborhood. This unit blends style and functionality, featuring a spacious layout with natural light streaming through large windows. The kitchen boasts ample cabinet space, perfect for culinary adventures. The bedrooms offer generous closets and serene views. Situated in a vibrant yet peaceful community, you'll enjoy easy access to trendy cafes, shops, parks, and public transit. This co-op combines comfort and convenience, making it the perfect place to call home. Garage on a wait-list.

11. 2025-12-06
    status Active
12. 2025-08-19
    status Pending
13. 2025-07-11
    price $220,000
14. 2025-04-23
    price $227,500
15. 2025-03-21
    listed $230,000 Active
16. 2024-12-09
    status Pending
17. 2024-12-09
    historical
18. 2024-11-20
    listed $230,000 Active
19. 2016-02-04
    historical
20. 2015-11-05
    historical Temporarily off Market
21. 2015-08-04
    listed Active
22. 2015-08-04
    listed $153,000
23. 2015-03-22
    historical
24. 2015-02-11
    historical Temporarily off Market
25. 2014-09-30
    price
26. 2014-07-21
    listed Active
27. 2014-07-21
    listed $147,500

ⓘ 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 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: $38,202
• − Mortgage interest: −$12,211
• − Property taxes: −$3,270
• − Insurance: −$1,090
• − Repairs & maintenance: −$3,056
• − Management: −$3,056
• − HOA: −$12,228
• − Depreciation: −$6,342
• Taxable loss: −$3,052
• Est. tax savings @ 24.0%: +$732
• After-tax cash flow: $605/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): 22,482
• Household income: $126,343
• Rent vs Own: 24.5% rent · 75.5% own
• Severe rent burden: 357.0

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: 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%

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

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

+47.8% since first listed

21 events — show timeline

• 2026-05-06 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-01-16 Price Changed $218,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-08 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-12-07 Listed $220,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-06 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-08-19 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-07-11 Price Changed $220,000 OneKey® MLS as Distributed by MLS Grid
• 2025-04-23 Price Changed $227,500 OneKey® MLS as Distributed by MLS Grid
• 2025-03-21 Listed $230,000 OneKey® MLS as Distributed by MLS Grid
• 2024-12-09 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-12-09 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-11-20 Listed $230,000 OneKey® MLS as Distributed by MLS Grid
• 2016-02-04 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2015-11-05 Delisted — HGMLS
• 2015-08-04 Listed — HGMLS
• 2015-08-04 Listed $153,000 OneKey® MLS as Distributed by MLS Grid
• 2015-03-22 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2015-02-11 Delisted — HGMLS
• 2014-09-30 Price Changed — HGMLS
• 2014-07-21 Listed — HGMLS
• 2014-07-21 Listed $147,500 OneKey® MLS as Distributed by MLS Grid