Score
0Eastchester, NY
13 Joyce Road
1.4M
3 beds
3 baths
2,250 sqft
3 bd • 3 ba • 2,250 sf
This analysis was generated 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
Property History
Price History
Ownership Timeline
$600,000Cash Purchase
May 18, 2017James SalomoneAshley M Leighton, Gregory J Leighton Jr
Bargain And Sale Deed
Standard Sale (Purchase/Resales)
Property Taxes
$0
2023 Tax Assessment
Assessed Value$9,700
Tax Rate0.00%
Sunlight Analysis
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Sunlight Analysis
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Schools
Nearby school quality by education level
Middle
9.0/10
ExcellentHigh
10.0/10
ExcellentFinancials
Monthly Costs
Market Rent (3 bed)
Get a detailed estimate on Zillow$1,570
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Location & Comparables
Subject Property
Comparable Sales
Subject Property
Price
$1,350,000
Price/sqft
$600
Layout
3 bd•3 ba
Days on market
1 daysat time of analysis
Stats in the Area
Based on 6 comparable properties nearby
Average Price
$1,201,721
12.3%
Your price is 12.3% above average
Median Price
$1,360,333
0.8%
Based on 6 recent sales
Price per Sq.Ft
$562
6.8%
Your price is 6.8% above average $/sqft
Comparable Properties
| Address | Price | Sq.Ft | Beds | Baths | $/Sq.Ft | Sale Date |
|---|---|---|---|---|---|---|
| 88 Pietro Drive, Yonkers, NY 10710 | $1,100,000 | 2,156 | 3 | 3 | $51015.0% | 9/12/2024 |
| 188 Oakland Avenue, Eastchester, NY 10709 | $1,360,333 | 2,211 | 3 | 3 | $6152.5% | 8/27/2024 |
| 27 Waterside Close, Eastchester, NY 10709 | $885,000 | 2,122 | 3 | 3 | $41730.5% | 9/9/2024 |
| 12 Joyce Road, Eastchester, NY 10709 | $1,400,000 | 2,250 | 4 | 3 | $6223.7% | 8/6/2024 |
| 10 Hobart Street, Bronxville, NY 10708 | $1,575,000 | 1,880 | 3 | 3 | $83839.6% | 10/2/2024 |
| 52 Rogers Street, Eastchester, NY 10707 | $889,995 | 2,400 | 4 | 2 | $37138.2% | 10/8/2024 |
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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