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13 Joyce Road
Eastchester, NY

13 Joyce Road

$1,350,000
3 bd • 3 ba • 2,250 sf

This analysis was generated by artificial intelligence on 1/24/2025. It is for entertainment purposes only and should not be considered as real estate or investment advice.

List Price

$1,350,000

Price/Sq.Ft

$600

Year Built

2019

AI Property Analysis

A comprehensive evaluation of this property's features, market position, and investment potential.

The Good

This 2019 rebuilt colonial at 13 Joyce Road, Eastchester, offers exceptional value with its recent construction and high-end finishes. At $600/sqft, it's competitively priced compared to the median Eastchester home value of $791/sqft. The property boasts 2,250 sqft of living space, which is 12.5% larger than the average Eastchester home (2,000 sqft). Its location is prime, with top-rated schools nearby: Anne Hutchinson School (7/10) just 0.1 miles away, and Eastchester Middle (9/10) and High School (10/10) both 0.4 miles away. The home's flood risk score of 1/10 is significantly better than many properties in Westchester County, potentially leading to lower insurance costs. Recent upgrades include an open concept kitchen with high-end finishes (quartz counters, stainless steel appliances) and a master suite with luxury features, adding significant value. The property also includes an above-ground pool and access to Lake Isle membership, offering resort-like amenities uncommon in the area.

The Bad

While the property tax of under $25,000 (without STAR program) is relatively low for Eastchester, it still represents a significant annual expense of about 1.85% of the property value. This is higher than the national average of 1.1%. The price of $1,350,000 represents a 125% increase from its 2017 sale price of $600,000, which may indicate it's at the high end of its market value. The home's wind risk score of 6/10 is concerning and could lead to higher insurance premiums. The heat risk score of 6/10, with 7 hot days per year and a 98th percentile temperature of 99°F, suggests potential comfort issues and increased cooling costs.

The Ugly

The rapid price appreciation from $600,000 in 2017 to $1,350,000 in 2025 (125% increase) raises concerns about potential market overvaluation and future price stability. This growth rate far exceeds typical real estate appreciation and may not be sustainable. The estimated insurance cost of $4,860/year is high, likely due to the property's value and wind risk. Combined with property taxes, these fixed costs alone amount to nearly $30,000 annually, which could strain affordability for many buyers. The air quality risk score of 4/10 with 3 bad air days per year, while moderate, could impact outdoor enjoyment and potentially health. The semi-finished attic, while providing extra space, may require significant investment to fully finish and could impact energy efficiency if not properly insulated.

Who is this property for?

These details are presented solely for entertainment purposes and are not meant to steer or limit any prospective buyer.

Best For

This property is ideal for upper-middle to high-income families (household income $250,000+) seeking a move-in ready home in a top school district. It's perfect for those valuing modern amenities, energy efficiency, and a balance of proximity to NYC with suburban living. The open floor plan and multiple bedrooms suit growing families or those who frequently entertain. The property would appeal to professionals who can take advantage of the home office space and value the low-maintenance aspects of a newly rebuilt home. The Lake Isle membership option makes it attractive for golf and tennis enthusiasts or those seeking a country club lifestyle.

Not For

This property is not suitable for first-time homebuyers or those with household incomes below $200,000, given the high purchase price and ongoing costs. It's not ideal for investors seeking immediate rental returns, as the high purchase price would likely result in negative cash flow at current market rents (estimated $2,750/month for 3-bedroom homes in the area). Those seeking a historic or character-filled home may find the 2019 rebuild lacks the charm of older Eastchester properties. Buyers uncomfortable with potential climate risks (particularly wind and heat) should consider alternatives. Additionally, it's not suitable for those requiring more than 3 bedrooms without further renovation.
Demographics
Area Median Income

$142,536

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Risk Assessment

Climate Risks

heatMAJOR

7 extreme heat days per year

98th percentile: 99°F

windMAJOR

Insurance: Required

airMODERATE

3 bad air quality days per year

floodMINIMAL

FEMA Zone: X_UNSHADED

Insurance: Optional

fireMINIMAL

Insurance: Optional

Risk Analysis

The rapid price appreciation (125% in 8 years) poses a risk of market correction or stagnation. Wind risk (6/10) and heat risk (6/10) scores indicate potential for increased insurance costs and future climate-related expenses. The semi-finished attic may require significant investment to fully utilize, potentially adding unexpected costs. While flood risk is low (1/10), the changing climate could alter this in the future. The high fixed costs (taxes + insurance ≈ $30,000/year) could become burdensome if property values decline or interest rates rise. The moderate air quality risk (4/10) may worsen over time, impacting quality of life and potentially property value. Lastly, the Lake Isle membership, while an amenity, could face increased fees or reduced services in the future, affecting the property's overall value proposition.
Insurance
Annual Cost

$4,860

$405 per month

Financials

Monthly Costs

Price History

Property Taxes

$0
2023 Tax Assessment
NaN%from previous year
Assessed Value$9,700
Tax Rate0.00%

Location & Comparables

Subject Property
Comparable Sales
View on Zillow

Stats in the Area

Average Price

$1,201,721

-11.0% below list price

Median Price

$1,360,333

Based on 6 recent sales

Price per Sq.Ft

$562

Comparable Properties

88 Pietro Drive, Yonkers, NY 10710
Price: $1,100,000
Sq.Ft: 2,156
Beds/Baths: 3/3
$/Sq.Ft:
$51015.0%
Sale Date: 9/12/2024
188 Oakland Avenue, Eastchester, NY 10709
Price: $1,360,333
Sq.Ft: 2,211
Beds/Baths: 3/3
$/Sq.Ft:
$6152.5%
Sale Date: 8/27/2024
27 Waterside Close, Eastchester, NY 10709
Price: $885,000
Sq.Ft: 2,122
Beds/Baths: 3/3
$/Sq.Ft:
$41730.5%
Sale Date: 9/9/2024
12 Joyce Road, Eastchester, NY 10709
Price: $1,400,000
Sq.Ft: 2,250
Beds/Baths: 4/3
$/Sq.Ft:
$6223.7%
Sale Date: 8/6/2024
10 Hobart Street, Bronxville, NY 10708
Price: $1,575,000
Sq.Ft: 1,880
Beds/Baths: 3/3
$/Sq.Ft:
$83839.6%
Sale Date: 10/2/2024
52 Rogers Street, Eastchester, NY 10707
Price: $889,995
Sq.Ft: 2,400
Beds/Baths: 4/2
$/Sq.Ft:
$37138.2%
Sale Date: 10/8/2024

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