755 Bronx River Rd Unit 6C · Yonkers, NY 10708

$229,900

2 bd · 1.0 ba · 850 sqft · Condo · 44 Days on market

Built 1951

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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 +26.0/30.0
• DSCR +8.8/10.0
• 1% rule +6.9/10.0
• Schools +4.1/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 755 Bronx River Road #6C – a rare top-floor residence in the well-managed Park Court Cooperative. This beautifully maintained two-bedroom home offers exceptional light, privacy, and convenience in one of Fleetwood's most desirable locations. Enjoy a spacious and efficient layout with gleaming hardwood floors, ample closet space, and an abundance of natural light. The renovated kitchen features stainless steel appliances, a gas range, generous counter space, and a windowed design perfect for both functionality and ventilation. Additional highlights include: Top-floor privacy with no neighbors above, Assigned outdoor parking included for $60/month – a rare find! Updated amenities: Secure entry, live-in superintendent, common laundry. Ideal location: Just a 5-minute stroll to Fleetwood Metro-North – 27 minutes to Grand Central Maintenance is $961/month before STAR credit. Minimum 10% down payment and board approval required. Income requirement: $55,000 minimum. Credit score: 700+. Please note: No pets permitted as per building policy. Enjoy proximity to local conveniences like cafes, pharmacies, salons, restaurants, financial institutions, and shopping options along Gramatan Avenue. You're also just minutes from Bronxville Village and Cross County Shopping Center. Don't miss this opportunity to own on the penthouse level in a commuter-friendly, well-established cooperative. Schedule your private showing today!

Key facts

• Windowed design
• Top-floor residence
• Renovated kitchen

Tags

• TOP-FLOOR RESIDENCE
• RENOVATED KITCHEN
• STAINLESS STEEL APPLIANCES
• GAS RANGE
• WINDOWED DESIGN
• ASSIGNED OUTDOOR PARKING

🏢 Co-op / cooperative unit. The $229,900 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $230k.

Deal economics

• At list price, monthly cash flow is $518 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Recommended offer: $223k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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; 40 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 $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.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $64k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 27y 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 $82k; list at $230k implies a 179% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1951 — 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 $223,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. 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?
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: 1.19% ✓
• Cap rate: 9.28%
• Cash-on-cash: 10.68%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

• ARV (median comp): $186,840
• List price: $229,900
• Delta: 23.05%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -0.3%
• Equity multiple: 0.99×
• Total profit: $-674
• Equity at exit: $34,279

10-year hold

• IRR: 10.7%
• Equity multiple: 1.89×
• Total profit: $57,076
• Equity at exit: $19,878

Cash invested: $64,372 (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: 7.0×

Monthly cashflow live

• Estimated rent: $2,737 high
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$287 /mo · $3,448/yr
• Insurance: −$96
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$575
• Net cashflow: $518

Break-even live

Break-even rent $2,081

Max offer price $229,900

Occupancy floor 76%

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
671 Bronx River Rd Unit 3A Yonkers, NY	2.0	1.5	950	$3,000	$3.16	25d	1	0.19mi
645 N MacQuesten Pkwy Unit 3G Mt Vernon, NY	2.0	1.0	950	$3,195	$3.36	25d	1	0.22mi
200 Crescent Pl Unit 2nd fl Yonkers, NY	1.0	1.0	800	$2,300	$2.88	17d	1	0.23mi
80 W Grand St Mount Vernon, NY	1.0	1.0	850	$1,942	$2.28	25d	1	0.28mi
669 N Terrace Ave Mount Vernon, NY	1.0	1.0	750	$2,031	$2.71	25d	1	0.33mi
33 William St Mount Vernon, NY	1.0–2.0	1.0	725	$2,675	$3.69	22d	2	0.36mi
42 Broad St W Mount Vernon, NY	3.0	1.0–2.0	955	$3,199	$3.35	2d	16	0.40mi
42 Broad St W Mount Vernon, NY	3.0	1.0–2.0	1014	$5,080	$5.01	24d	15	0.40mi
12 Putnam St Mount Vernon, NY	2.0	1.0	950	$2,600	$2.74	25d	1	0.51mi
86 Edgewood Ave Apt 2E Yonkers, NY	2.0	1.0	1000	$2,599	$2.60	19d	1	0.56mi
86 Edgewood Ave Unit 2W Yonkers, NY	2.0	1.0	1000	$2,699	$2.70	44d	1	0.56mi
230 N 7th Ave Unit 2 Mt Vernon, NY	1.0	1.0	950	$2,300	$2.42	10d	1	0.60mi
103 North St Mount Vernon, NY	1.0	1.0	720	$1,900	$2.64	21d	1	0.64mi
14 Elm St Unit 2 Mt Vernon, NY	2.0	1.0	1000	$2,800	$2.80	25d	1	0.70mi
28 Tunis Ave Unit 2 Yonkers, NY	2.0	1.0	900	$3,000	$3.33	44d	1	0.72mi
495 Kimball Ave Unit First Floor Yonkers, NY	2.0	1.0	1100	$3,000	$2.73	44d	1	0.73mi
173 Crary Ave Mount Vernon, NY	3.0	2.0	1100	$3,100	$2.82	25d	1	0.75mi
142 Trenchard St Unit 2E Yonkers, NY	1.0	1.0	900	$2,250	$2.50	11d	1	0.85mi
20 Overhill Pl Unit 3 Yonkers, NY	2.0	1.0	800	$3,000	$3.75	44d	1	0.87mi
32 N Bond St Mount Vernon, NY	1.0	1.0	850	$1,900	$2.24	7d	1	0.87mi
18 N Bond St Unit 3D Mt Vernon, NY	1.0	1.0	750	$2,000	$2.67	25d	1	0.91mi
13 N Bond St Mount Vernon, NY	1.0	1.0	600	$1,785	$2.98	25d	1	0.93mi
51 Parkway Rd Apt 3 Bronxville, NY	1.0	1.0	1100	$3,100	$2.82	25d	1	1.02mi
148 Claremont Ave Mount Vernon, NY	2.0	1.0	960	$2,400	$2.50	19d	1	1.08mi
2325 Cortlandt St Unit 4 Mt Vernon, NY	2.0	1.0	700	$2,300	$3.29	25d	1	1.18mi
255 Bronx River Rd Unit 4R Yonkers, NY	1.0	1.0	800	$2,250	$2.81	24d	1	1.21mi
119 S 11th Ave Unit 1 Mt Vernon, NY	2.0	1.0	700	$2,800	$4.00	11d	1	1.24mi
23 Alida St Unit 2s Yonkers, NY	2.0	1.0	1000	$2,900	$2.90	25d	1	1.27mi
119 S 13th Ave Mount Vernon, NY	2.0	1.0	800	$2,997	$3.75	13d	1	1.27mi
173 Washington St Unit 1 Mt Vernon, NY	3.0	2.0	1100	$3,000	$2.73	25d	1	1.28mi
118 N Columbus Ave Mount Vernon, NY	1.0	1.0	650	$1,700	$2.62	25d	1	1.28mi
112 N Columbus Ave Unit 2 Mt Vernon, NY	2.0	2.0	900	$2,997	$3.33	19d	1	1.29mi
150 S 6th Ave Unit 2 Mt Vernon, NY	1.0	1.0	800	$2,500	$3.12	18d	1	1.31mi
150 S 6th Ave Unit 2 Mt Vernon, NY	1.0	1.0	800	$2,500	$3.12	7d	1	1.31mi
216 1st St Unit 1 Yonkers, NY	1.0	1.0	600	$2,000	$3.33	44d	1	1.32mi
594 Yonkers Ave Unit 5 Yonkers, NY	2.0	1.0	900	$2,500	$2.78	25d	1	1.34mi
594 Yonkers Ave Unit 5 Yonkers, NY	2.0	1.0	900	$2,500	$2.78	44d	1	1.34mi
85 Bennett Ave Unit 2 Yonkers, NY	2.0	1.0	1000	$2,500	$2.50	44d	1	1.40mi
355 Bronxville Rd Bronxville, NY	3.0	2.0	968	$3,400	$3.51	25d	1	1.46mi
135 Wakefield Ave Yonkers, NY	2.0	1.0	850	$3,000	$3.53	44d	2	1.48mi

HOA detail condo

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

Listing history 17 events

1. 2026-05-15
   status Pending 1464-char remark

   Show marketing remark (1464 chars)

   Welcome to 755 Bronx River Road #6C – a rare top-floor residence in the well-managed Park Court Cooperative. This beautifully maintained two-bedroom home offers exceptional light, privacy, and convenience in one of Fleetwood's most desirable locations. Enjoy a spacious and efficient layout with gleaming hardwood floors, ample closet space, and an abundance of natural light. The renovated kitchen features stainless steel appliances, a gas range, generous counter space, and a windowed design perfect for both functionality and ventilation. Additional highlights include: Top-floor privacy with no neighbors above, Assigned outdoor parking included for $60/month – a rare find! Updated amenities: Secure entry, live-in superintendent, common laundry. Ideal location: Just a 5-minute stroll to Fleetwood Metro-North – 27 minutes to Grand Central Maintenance is $961/month before STAR credit. Minimum 10% down payment and board approval required. Income requirement: $55,000 minimum. Credit score: 700+. Please note: No pets permitted as per building policy. Enjoy proximity to local conveniences like cafes, pharmacies, salons, restaurants, financial institutions, and shopping options along Gramatan Avenue. You're also just minutes from Bronxville Village and Cross County Shopping Center. Don't miss this opportunity to own on the penthouse level in a commuter-friendly, well-established cooperative. Schedule your private showing today!

2. 2026-03-30
   listed $229,900 Active 1464-char remark

   Show marketing remark (1464 chars)

   Welcome to 755 Bronx River Road #6C – a rare top-floor residence in the well-managed Park Court Cooperative. This beautifully maintained two-bedroom home offers exceptional light, privacy, and convenience in one of Fleetwood's most desirable locations. Enjoy a spacious and efficient layout with gleaming hardwood floors, ample closet space, and an abundance of natural light. The renovated kitchen features stainless steel appliances, a gas range, generous counter space, and a windowed design perfect for both functionality and ventilation. Additional highlights include: Top-floor privacy with no neighbors above, Assigned outdoor parking included for $60/month – a rare find! Updated amenities: Secure entry, live-in superintendent, common laundry. Ideal location: Just a 5-minute stroll to Fleetwood Metro-North – 27 minutes to Grand Central Maintenance is $961/month before STAR credit. Minimum 10% down payment and board approval required. Income requirement: $55,000 minimum. Credit score: 700+. Please note: No pets permitted as per building policy. Enjoy proximity to local conveniences like cafes, pharmacies, salons, restaurants, financial institutions, and shopping options along Gramatan Avenue. You're also just minutes from Bronxville Village and Cross County Shopping Center. Don't miss this opportunity to own on the penthouse level in a commuter-friendly, well-established cooperative. Schedule your private showing today!

3. 2026-03-16
   historical
4. 2026-02-02
   price $239,900
5. 2025-10-07
   status Active
6. 2025-08-22
   status Pending
7. 2025-07-19
   listed $250,000 Active
8. 2014-01-27
   price $82,000
9. 2003-02-07
   soldstatus $82,500
10. 2002-11-19
    historical
11. 2002-10-16
    listed $82,500
12. 2002-01-29
    historical
13. 2001-11-16
    listed
14. 2001-09-01
    historical
15. 2000-09-14
    historical
16. 2000-09-10
    listed
17. 1999-09-18
    listed

ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 78% 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: $32,839
• − Mortgage interest: −$12,878
• − Property taxes: −$3,448
• − Insurance: −$1,816
• − Repairs & maintenance: −$2,627
• − Management: −$2,627
• − Depreciation: −$6,688
• Taxable income: $2,754
• Est. tax owed @ 24.0%: −$661
• After-tax cash flow: $5,550/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

+178.7% since first listed

17 events — show timeline

• 2026-05-15 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-30 Listed $229,900 OneKey® MLS as Distributed by MLS Grid
• 2026-03-16 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-02-02 Price Changed $239,900 OneKey® MLS as Distributed by MLS Grid
• 2025-10-07 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-08-22 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-07-19 Listed $250,000 OneKey® MLS as Distributed by MLS Grid
• 2014-01-27 Price Changed $82,000 HGMLS
• 2003-02-07 Sold (MLS) $82,500 HGMLS
• 2002-11-19 Delisted — HGMLS
• 2002-10-16 Listed $82,500 HGMLS
• 2002-01-29 Delisted — HGMLS
• 2001-11-16 Listed — HGMLS
• 2001-09-01 Delisted — HGMLS
• 2000-09-14 Delisted — HGMLS
• 2000-09-10 Listed — HGMLS
• 1999-09-18 Listed — HGMLS