811 Bronx River Rd Unit 1 C · Yonkers, NY 10708

$165,900

1 bd · 1.0 ba · 800 sqft · Condo · 67 Days on market

Built 1952 $207/sqft · 22% below area Est $212k · 22% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.1/10.0
• 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

Updated well maintained one bedroom apartment, actually on the second floor of the building, in move in condition with separate dining room area that can handle a table with 6-8 chairs. Kitchen is updated with stainless appliances and built-in micro-wave. Large LR with closet and open floor plan to DR. Arched entrance to LR and bedroom hallway. Bathroom has been updated with new vanity. MBR is oversized with 2 closets and ceiling fan. Outdoor parking space assigned by management after closing, probable waitlist for both indoor and garage parking. Children's playground on site ; laundry room and bike storage room on entrance floor to building. Fleetwood train station ( Metro North ) is 1/2 mile away. Local shopping ( CVS, Starbucks, Pizza, Bagel Shop...) one block away. Cross County Shopping Mall 1 1/2 miles away, simple access to highways, convenient to EVERYTHING !

Key facts

• Garage
• Built 1952
• Listed 66 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $166k.

Deal economics

• At list price, monthly cash flow is $843 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $166k).
• Recommended offer: $156k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.4% vs local median 5.3% in Yonkers — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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); 245 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $46k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($156k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 11y 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.
• Current owner paid $121k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $155,946 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.52% ✓
• Cap rate: 12.39%
• Cash-on-cash: 21.78%
• DSCR: 1.97
• GRM: 5.5

CMA / ARV

• ARV (median comp): $211,556
• List price: $165,900
• Delta: -21.58%
• 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: 15.9%
• Equity multiple: 1.65×
• Total profit: $30,104
• Equity at exit: $24,736

10-year hold

• IRR: 25.4%
• Equity multiple: 3.35×
• Total profit: $109,226
• Equity at exit: $14,344

Cash invested: $46,452 (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: 245
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,518 high
• Mortgage (P&I): −$870
• Tax est. 1.5%: −$207 /mo · $2,488/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $843

Break-even live

Break-even rent $1,451

Max offer price $165,900

Occupancy floor 62%

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: $41,475
• Closing costs: $4,977
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
645 N MacQuesten Pkwy Unit 3G Mt Vernon, NY	2.0	1.0	950	$3,195	$3.36	24d	1	0.19mi
80 W Grand St Mount Vernon, NY	1.0	1.0	850	$1,942	$2.28	24d	1	0.22mi
671 Bronx River Rd Unit 3A Yonkers, NY	2.0	1.5	950	$3,000	$3.16	24d	1	0.28mi
669 N Terrace Ave Mount Vernon, NY	1.0	1.0	750	$2,031	$2.71	24d	1	0.29mi
200 Crescent Pl Unit 2nd fl Yonkers, NY	1.0	1.0	800	$2,300	$2.88	17d	1	0.32mi
42 Broad St W Mount Vernon, NY	3.0	1.0–2.0	955	$2,841	$2.97	2d	16	0.34mi
42 Broad St W Mount Vernon, NY	3.0	1.0–2.0	1014	$3,956	$3.90	24d	15	0.34mi
33 William St Mount Vernon, NY	1.0–2.0	1.0	725	$1,850	$2.55	22d	2	0.35mi
12 Putnam St Mount Vernon, NY	2.0	1.0	950	$2,600	$2.74	24d	1	0.55mi
86 Edgewood Ave Apt 2E Yonkers, NY	2.0	1.0	1000	$2,599	$2.60	19d	1	0.64mi
86 Edgewood Ave Unit 2W Yonkers, NY	2.0	1.0	1000	$2,699	$2.70	43d	1	0.64mi
230 N 7th Ave Unit 2 Mt Vernon, NY	1.0	1.0	950	$2,300	$2.42	10d	1	0.65mi
103 North St Mount Vernon, NY	1.0	1.0	720	$1,900	$2.64	20d	1	0.69mi
28 Tunis Ave Unit 2 Yonkers, NY	2.0	1.0	900	$3,000	$3.33	43d	1	0.70mi
14 Elm St Unit 2 Mt Vernon, NY	2.0	1.0	1000	$2,800	$2.80	24d	1	0.77mi
495 Kimball Ave Unit First Floor Yonkers, NY	2.0	1.0	1100	$3,000	$2.73	43d	1	0.81mi
142 Trenchard St Unit 2E Yonkers, NY	1.0	1.0	900	$2,250	$2.50	11d	1	0.93mi
51 Parkway Rd Apt 3 Bronxville, NY	1.0	1.0	1100	$3,100	$2.82	24d	1	0.94mi
32 N Bond St Mount Vernon, NY	1.0	1.0	850	$1,900	$2.24	7d	1	0.94mi
20 Overhill Pl Unit 3 Yonkers, NY	2.0	1.0	800	$3,000	$3.75	43d	1	0.96mi
18 N Bond St Unit 3D Mt Vernon, NY	1.0	1.0	750	$2,000	$2.67	24d	1	0.98mi
13 N Bond St Mount Vernon, NY	1.0	1.0	600	$1,785	$2.98	24d	1	1.00mi
148 Claremont Ave Mount Vernon, NY	2.0	1.0	960	$2,400	$2.50	19d	1	1.08mi
277 Bronx River Rd Apt 3M Yonkers, NY	—	1.0	550	$1,700	$3.09	43d	1	1.24mi
2325 Cortlandt St Unit 4 Mt Vernon, NY	2.0	1.0	700	$2,300	$3.29	24d	1	1.25mi
118 N Columbus Ave Mount Vernon, NY	1.0	1.0	650	$1,700	$2.62	24d	1	1.28mi
112 N Columbus Ave Unit 2 Mt Vernon, NY	2.0	2.0	900	$2,997	$3.33	19d	1	1.28mi
255 Bronx River Rd Unit 4R Yonkers, NY	1.0	1.0	800	$2,250	$2.81	24d	1	1.29mi
119 S 11th Ave Unit 1 Mt Vernon, NY	2.0	1.0	700	$2,800	$4.00	11d	1	1.30mi
23 Alida St Unit 2s Yonkers, NY	2.0	1.0	1000	$2,900	$2.90	24d	1	1.32mi
119 S 13th Ave Mount Vernon, NY	2.0	1.0	800	$2,997	$3.75	13d	1	1.34mi
150 S 6th Ave Unit 2 Mt Vernon, NY	1.0	1.0	800	$2,500	$3.12	17d	1	1.36mi
150 S 6th Ave Unit 2 Mt Vernon, NY	1.0	1.0	800	$2,500	$3.12	7d	1	1.36mi
594 Yonkers Ave Unit 5 Yonkers, NY	2.0	1.0	900	$2,500	$2.78	24d	1	1.38mi
594 Yonkers Ave Unit 5 Yonkers, NY	2.0	1.0	900	$2,500	$2.78	43d	1	1.38mi
216 1st St Unit 1 Yonkers, NY	1.0	1.0	600	$2,000	$3.33	43d	1	1.41mi
85 Bennett Ave Unit 2 Yonkers, NY	2.0	1.0	1000	$2,500	$2.50	43d	1	1.41mi
64 Sagamore Rd Unit A6 Bronxville, NY	1.0	1.0	850	$2,900	$3.41	4d	1	1.45mi

HOA detail condo

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

Listing history 35 events

1. 2026-06-18
   days on market $165,900 Active 67 DOM
2. 2026-06-17
   days on market $165,900 Active 66 DOM
3. 2026-06-16
   days on market $165,900 Active 65 DOM
4. 2026-06-15
   days on market $165,900 Active 64 DOM
5. 2026-06-13
   days on market $165,900 Active 62 DOM
6. 2026-06-09
   days on market $165,900 Active 58 DOM
7. 2026-06-08
   days on market $165,900 Active 57 DOM
8. 2026-06-07
   days on market $165,900 Active 56 DOM
9. 2026-06-04
   days on market $165,900 Active 53 DOM
10. 2026-06-03
    days on market $165,900 Active 52 DOM
11. 2026-06-02
    days on market $165,900 Active 51 DOM
12. 2026-06-01
    days on market $165,900 Active 50 DOM
13. 2026-05-31
    days on market $165,900 Active 49 DOM
14. 2026-04-13
    listed $165,900 Active 880-char remark

    Show marketing remark (880 chars)

    Updated well maintained one bedroom apartment, actually on the second floor of the building, in move in condition with separate dining room area that can handle a table with 6-8 chairs. Kitchen is updated with stainless appliances and built-in micro-wave. Large LR with closet and open floor plan to DR. Arched entrance to LR and bedroom hallway. Bathroom has been updated with new vanity. MBR is oversized with 2 closets and ceiling fan. Outdoor parking space assigned by management after closing, probable waitlist for both indoor and garage parking. Children's playground on site ; laundry room and bike storage room on entrance floor to building. Fleetwood train station ( Metro North ) is 1/2 mile away. Local shopping ( CVS, Starbucks, Pizza, Bagel Shop...) one block away. Cross County Shopping Mall 1 1/2 miles away, simple access to highways, convenient to EVERYTHING !

15. 2026-04-10
    historical $165,900 880-char remark

    Show marketing remark (880 chars)

    Updated well maintained one bedroom apartment, actually on the second floor of the building, in move in condition with separate dining room area that can handle a table with 6-8 chairs. Kitchen is updated with stainless appliances and built-in micro-wave. Large LR with closet and open floor plan to DR. Arched entrance to LR and bedroom hallway. Bathroom has been updated with new vanity. MBR is oversized with 2 closets and ceiling fan. Outdoor parking space assigned by management after closing, probable waitlist for both indoor and garage parking. Children's playground on site ; laundry room and bike storage room on entrance floor to building. Fleetwood train station ( Metro North ) is 1/2 mile away. Local shopping ( CVS, Starbucks, Pizza, Bagel Shop...) one block away. Cross County Shopping Mall 1 1/2 miles away, simple access to highways, convenient to EVERYTHING !

16. 2022-07-08
    historical
17. 2022-05-01
    listed $169,500 Active
18. 2016-12-29
    soldstatus $121,000 Sold
19. 2016-12-29
    price $121,000
20. 2016-12-29
    soldstatus $121,000
21. 2016-10-24
    historical Pending
22. 2016-10-24
    price $125,000
23. 2016-09-29
    status Active
24. 2016-09-23
    historical Pending
25. 2016-09-23
    status Active
26. 2016-08-11
    historical Pending
27. 2016-03-08
    listed $125,000 Active
28. 2016-03-08
    listed $125,000
29. 2015-12-02
    historical Withdrawn
30. 2015-12-02
    historical
31. 2015-09-14
    status Active
32. 2015-08-13
    historical Pending
33. 2015-05-21
    price
34. 2015-01-09
    listed Active
35. 2015-01-09
    listed $129,000

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥98°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: $30,220
• − Mortgage interest: −$9,293
• − Property taxes: −$2,488
• − Insurance: −$830
• − Repairs & maintenance: −$2,418
• − Management: −$2,418
• − Depreciation: −$4,826
• Taxable income: $7,948
• Est. tax owed @ 24.0%: −$1,907
• After-tax cash flow: $8,208/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

+28.6% since first listed

22 events — show timeline

• 2026-04-13 Listed $165,900 OneKey® MLS as Distributed by MLS Grid
• 2026-04-10 Coming Soon $165,900 OneKey® MLS as Distributed by MLS Grid
• 2022-07-08 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2022-05-01 Listed $169,500 OneKey® MLS as Distributed by MLS Grid
• 2016-12-29 Price Changed $121,000 HGMLS
• 2016-12-29 Sold (MLS) $121,000 HGMLS
• 2016-12-29 Sold (MLS) $121,000 OneKey® MLS as Distributed by MLS Grid
• 2016-10-24 Contingent — HGMLS
• 2016-10-24 Price Changed $125,000 HGMLS
• 2016-09-29 Relisted — HGMLS
• 2016-09-23 Contingent — HGMLS
• 2016-09-23 Relisted — HGMLS
• 2016-08-11 Contingent — HGMLS
• 2016-03-08 Listed $125,000 HGMLS
• 2016-03-08 Listed $125,000 OneKey® MLS as Distributed by MLS Grid
• 2015-12-02 Delisted — HGMLS
• 2015-12-02 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2015-09-14 Relisted — HGMLS
• 2015-08-13 Contingent — HGMLS
• 2015-05-21 Price Changed — HGMLS
• 2015-01-09 Listed — HGMLS
• 2015-01-09 Listed $129,000 OneKey® MLS as Distributed by MLS Grid