219 Rumsey Rd Unit 1A · Yonkers, NY 10705

$265,000

1 bd · 1.0 ba · 750 sqft · Condo · 32 Days on market

Built 1958 Good condition

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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
• Rent growth +4.8/5.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• 1% rule +3.6/10.0
• Livability +3.4/5.0
• Cash flow +1.9/30.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Move right into this beautifully maintained 1-bedroom home in the heart of Yonkers’ Park Hill neighborhood. This first-floor unit offers a spacious layout, hardwood floors, and a bright living space perfect for everyday living. The building offers laundry facilities, parking (on a waitlist), and a convenient location just minutes from downtown Yonkers, restaurants, parks, and major commuter routes. An excellent value and a must-see for buyers seeking affordability and accessibility.

Key facts

• Laundry facilities
• Convenient location
• Hardwood floors

Tags

• HARDWOOD FLOORS
• LAUNDRY FACILITIES
• CONVENIENT LOCATION

Property features AI

Finance

• Other: Located in Westchester County
• HOA & community: Association: Rumsey Garden

Exterior

• Parking: Assigned parking; Carport (1 space); 1-car garage; Parking fee required
• Utilities: Con Edison electric service; Public sewer; Cable available; Electricity connected; Natural gas connected; Sewer connected
• Home design: Stock cooperative; Entry level: 1
• Construction: Brick exterior
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Gas cooktop, gas oven, gas range; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: 3 rooms total (includes first-floor bedroom)
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; No central cooling
• Interior features: First-floor bedroom; No basement; Measured living area
• Laundry & utility: Washer included

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $265k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $251k (5.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (14.3% below list).
• Recommended offer: $227k (14.3% below list) — sets the bar for 1% rule.
• Cap rate 1.8% 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.
• 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: Rents rising fast (+9.0%/yr); 87 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• This rent runs 40% of the median local income ($68k/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 $8k 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 32 days — a 3% lower offer ($257k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; HOA is 42% of rent; built in 1958 — 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 $226,973 (14.3% 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 32 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 0.86% ✗
• Cap rate: 1.81%
• Cash-on-cash: -16.02%
• DSCR: 0.29
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -39.0%
• Equity multiple: -0.31×
• Total profit: $-96,901
• Equity at exit: $39,512

10-year hold

• IRR: -22.3%
• Equity multiple: -0.52×
• Total profit: $-112,900
• Equity at exit: $22,912

Cash invested: $74,200 (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 10705

• Rents YoY: 9.0%
• Active inventory: 87
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,270 high
• Mortgage (P&I): −$1,390
• Tax est. 1.5%: −$331 /mo · $3,975/yr
• Insurance: −$110
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA est. from 1 same-building comp: −$952
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $-1,046

Break-even live

Break-even rent $3,594

Max offer price $113,670

Occupancy floor —

Sensitivity live

Price	-10% $-863	-5% $-954	+0% $-1,046	+5% $-1,137	+10% $-1,229
Rent	-10% $-1,225	-5% $-1,135	+0% $-1,046	+5% $-956	+10% $-867
Rate	-1.0pp $-912	-0.5pp $-978	base $-1,046	+0.5pp $-1,114	+1.0pp $-1,184

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
162 Willow St Yonkers, NY	1.0	1.0	700	$2,100	$3.00	9d	1	0.43mi
162 Willow St Unit 1F Yonkers, NY	1.0	1.0	700	$2,200	$3.14	17d	1	0.43mi
158 Willow St Unit 1B Yonkers, NY	2.0	1.0	600	$2,100	$3.50	3d	1	0.44mi
97 Waverly St Unit 3R Yonkers, NY	1.0	1.0	600	$1,850	$3.08	17d	1	0.63mi
14 Highland Ave Unit 2A Yonkers, NY	1.0	1.0	1000	$1,500	$1.50	21d	1	0.67mi
20 Porach St Apt -1B Yonkers, NY	2.0	1.0	750	$2,400	$3.20	45d	1	0.69mi
20 Porach St Unit 2A Yonkers, NY	1.0	1.0	550	$2,200	$4.00	45d	1	0.69mi
91 Elm St Unit 1A Yonkers, NY	1.0	1.0	650	$1,800	$2.77	18d	1	0.71mi
91 Elm St Unit 1A Yonkers, NY	1.0	1.0	650	$1,900	$2.92	45d	1	0.71mi
594 Yonkers Ave Unit 5 Yonkers, NY	2.0	1.0	900	$2,500	$2.78	26d	1	0.71mi
594 Yonkers Ave Unit 5 Yonkers, NY	2.0	1.0	900	$2,500	$2.78	45d	1	0.71mi
23 Alida St Unit 2s Yonkers, NY	2.0	1.0	1000	$2,900	$2.90	26d	1	0.78mi
130 Harrison Ave Yonkers, NY	1.0	1.0	650	$1,900	$2.92	45d	1	0.81mi
30 Locust Hill Ave Yonkers, NY	1.0–2.0	1.0	735	$1,800	$2.45	9d	2	0.86mi
30 Locust Hill Ave Yonkers, NY	1.0–2.0	1.0	735	$1,800	$2.45	45d	3	0.86mi
23 N Broadway Unit 4F Yonkers, NY	2.0	1.0	699	$2,400	$3.43	24d	1	0.91mi
25 N Broadway #1 Yonkers, NY	—	1.0	872	$2,550	$2.92	45d	1	0.93mi
2 Mill St Unit 2B Yonkers, NY	—	1.0	741	$2,095	$2.83	45d	1	0.94mi
36 Bruce Ave Yonkers, NY	1.0	1.0	625	$1,785	$2.86	45d	1	0.94mi
57 Putnam Ave Yonkers, NY	2.0	1.0	900	$3,000	$3.33	13d	1	0.96mi
57 Putnam Ave Yonkers, NY	2.0	1.0	900	$3,000	$3.33	24d	1	0.96mi
117 Morris St Yonkers, NY	1.0	1.0	700	$2,000	$2.86	7d	1	0.99mi
50 Nepperhan St Yonkers, NY	3.0	1.0–2.0	887	$3,122	$3.52	0d	19	0.99mi
212 Buena Vista Ave Unit 3F Yonkers, NY	1.0	1.0	800	$2,100	$2.62	21d	1	1.00mi
50 Main St Unit 3F Yonkers, NY	1.0	1.0	900	$2,000	$2.22	26d	1	1.01mi
44 Hudson St Yonkers, NY	2.0	1.0–2.0	922	$3,200	$3.47	9d	25	1.01mi
280 Hawthorne Ave Yonkers, NY	1.0	1.0	700	$2,100	$3.00	9d	2	1.01mi
66 Main St Yonkers, NY	2.0	1.0–2.0	881	$2,950	$3.35	1d	6	1.05mi
85 Bennett Ave Unit 2 Yonkers, NY	2.0	1.0	1000	$2,500	$2.50	45d	1	1.05mi
249 McLean Ave Unit 1B Yonkers, NY	1.0	1.0	700	$2,500	$3.57	20d	1	1.09mi
1 Alexander St Yonkers, NY	2.0	1.0–2.0	837	$3,188	$3.81	9d	48	1.17mi
20 Water Grant St Yonkers, NY	1.0–2.0	1.0–2.0	827	$2,522	$3.05	0d	21	1.20mi
250 N Broadway Unit 2E Yonkers, NY	2.0	1.0	950	$2,400	$2.53	26d	1	1.22mi
57 Alexander St Yonkers, NY	2.0	1.0–2.0	765	$2,956	$3.86	4d	21	1.26mi
79 Alexander St Yonkers, NY	3.0	1.0–2.5	997	$2,888	$2.90	0d	1	1.29mi
154 Woodworth Ave Yonkers, NY	2.0	1.0	650	$2,350	$3.62	20d	1	1.30mi
154 Woodworth Ave Yonkers, NY	1.0	1.0	650	$2,500	$3.85	45d	1	1.30mi
675 McLean Ave Unit 006H Yonkers, NY	1.0	1.0	577	$2,071	$3.59	6d	1	1.35mi
150 Glenwood Ave Apt G1 Yonkers, NY	1.0	1.0	850	$2,000	$2.35	45d	1	1.38mi
142 Trenchard St Unit 2E Yonkers, NY	1.0	1.0	900	$2,250	$2.50	13d	1	1.39mi

HOA detail condo

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

Listing history 15 events

1. 2026-06-21
   days on market $265,000 Active 32 DOM
2. 2026-06-18
   days on market $265,000 Active 29 DOM
3. 2026-06-17
   days on market $265,000 Active 28 DOM
4. 2026-06-16
   days on market $265,000 Active 27 DOM
5. 2026-06-15
   days on market $265,000 Active 26 DOM
6. 2026-06-13
   days on market $265,000 Active 24 DOM
7. 2026-06-09
   days on market $265,000 Active 20 DOM
8. 2026-06-08
   days on market $265,000 Active 19 DOM
9. 2026-06-07
   days on market $265,000 Active 18 DOM
10. 2026-06-04
    days on market $265,000 Active 15 DOM
11. 2026-06-03
    days on market $265,000 Active 14 DOM
12. 2026-06-02
    days on market $265,000 Active 13 DOM
13. 2026-06-01
    days on market $265,000 Active 12 DOM
14. 2026-05-31
    days on market $265,000 Active 11 DOM
15. 2026-05-20
    listed $265,000 Active

ⓘ 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 8/10 Severe FEMA zone X (unshaded) · 78% 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: $27,237
• − Mortgage interest: −$14,844
• − Property taxes: −$3,975
• − Insurance: −$1,992
• − Repairs & maintenance: −$2,179
• − Management: −$2,179
• − HOA: −$11,424
• − Depreciation: −$7,709
• Taxable loss: −$17,065
• Est. tax savings @ 24.0%: +$4,096
• After-tax cash flow: $-8,454/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 · 17 photos

Good 80/100 Cosmetic rehab

This beautifully maintained 1-bedroom townhouse in Yonkers' Park Hill neighborhood is move-in ready with good condition and a good ROI potential.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value.
• Both Clean gutters — Improves drainage and prevents water damage

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and value. ↑
• Both Clean gutters — Improves drainage and prevents water damage ↑

ⓘ 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): 38,887
• Household income: $67,918
• Rent vs Own: 63.2% rent · 36.8% own
• Severe rent burden: 2783.0

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 0.56)
• Race & ethnicity: Hispanic / Latino 62% White 17% Two or more races 16% Black 12% Asian 5% Native American 1%
• Hispanic origin (detail): Mexican 13% Puerto Rican 9% Dominican 27%
• Common ancestry: Scotch-Irish 1% Romanian 1%
• Foreign-born: 40% · Canada, Jamaica, South Korea
• Languages at home: 39% English-only · Spanish 51% Other Indo-European 3% 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: ▼ -368.22%
• Current HPI: 314.1777
• Rent YoY: ▲ 9.00%
• 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

• 2026-05-20 Listed $265,000 OneKey® MLS as Distributed by MLS Grid