485 Bronx River Rd Unit B64 · Yonkers, NY 10704

$94,500

None bd · 1.0 ba · 500 sqft · Townhouse · 227 Days on market

Built 1950 Good condition

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Why this score? — see what drove the A- 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
• Rent growth +5.0/5.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained studio apartment is a Commuter's Dream. Top floor unit is bright and spacious and boasts unobstructed eastern exposure, ample living and closet spaces, wall-to-wall carpeting, and lots of charm. The well-maintained building includes amenities such as an exercise room, multiple laundry rooms, elevators, an updated security camera system, a live-in superintendent, and is conveniently located near a Metro North station, bus stops, highways, parks, and shops. Board approval is necessary for this property.

Key facts

• Garage
• Built 1950
• Listed 226 days

🏢 Co-op / cooperative unit. The $94,500 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 ?-bed/1.0-bath townhouse listed at $94k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $94k).
• Recommended offer: $83k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.6% vs local median 5.1% 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 (+21.0%/yr); 295 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 75d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $653 of loan paydown is wiped out by about $3k 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 + 8.0% rent growth), your $26k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 227 days — a 12% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $30k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $83,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 227 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.49% ✓
• Cap rate: 21.58%
• Cash-on-cash: 54.60%
• DSCR: 3.43
• GRM: 3.4

CMA / ARV

• ARV (median comp): $134,210
• List price: $94,500
• Delta: -29.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
485 Bronx River Rd Unit B35	0.00mi	—/1.0	500 (0%)	1mo	$120,000	$240	100
555 Bronx River Rd Unit 1J	0.22mi	—/1.0	500 (0%)	2mo	$137,500	$275	88
555 Bronx River Rd Unit 2K	0.22mi	—/1.0	500 (0%)	11mo	$145,000	$290	80
355 Bronx River Rd Unit 4B	0.32mi	—/1.0	500 (0%)	14mo	$80,000	$160	73
333 Bronx River Rd #123	0.40mi	—/1.0	500 (0%)	13mo	$141,000	$282	70
766 Bronx River Rd Unit B64	0.69mi	—/1.0	500 (0%)	5mo	$97,000	$194	63
277 Bronx River Rd Unit 5M	0.50mi	—/1.0	550 (+10%)	5mo	$115,000	$209	56
245 Bronx River Rd Unit 6A	0.56mi	—/1.0	525 (+5%)	14mo	$87,000	$166	54
277 Bronx River Rd Unit 2A	0.50mi	—/1.0	550 (+10%)	9mo	$110,000	$200	52
80 William St Unit 3C	0.65mi	—/1.0	525 (+5%)	16mo	$97,500	$186	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 58.4%
• Equity multiple: 3.79×
• Total profit: $73,829
• Equity at exit: $14,090

10-year hold

• IRR: 65.0%
• Equity multiple: 9.30×
• Total profit: $219,719
• Equity at exit: $8,171

Cash invested: $26,460 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 9 active · 9 under contract
• Months of supply: 6.8 mo (15%/mo absorbed)
• Median asking: $134,500 ($233/sqft)
• Median days on market: 116 d
• This list price: 22% of active listings are priced below it
• ARV vs active asking: +15.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 10704

• Rents YoY: 21.0%
• Active inventory: 295
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $2,351 high
• Mortgage (P&I): −$496
• Tax est. 1.5%: −$118 /mo · $1,418/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $1,204

Break-even live

Break-even rent $827

Max offer price $94,500

Occupancy floor 44%

Sensitivity live

Price	-10% $1,269	-5% $1,237	+0% $1,204	+5% $1,171	+10% $1,139
Rent	-10% $1,018	-5% $1,111	+0% $1,204	+5% $1,297	+10% $1,390
Rate	-1.0pp $1,252	-0.5pp $1,228	base $1,204	+0.5pp $1,180	+1.0pp $1,155

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: $23,625
• Closing costs: $2,835
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
206 N Terrace Ave Unit 3 Mt Vernon, NY	1.0	1.0	700	$2,000	$2.86	49d	1	0.25mi
52 Yonkers Ter Apt 6H Yonkers, NY	1.0	1.0	750	$2,000	$2.67	10d	1	0.26mi
52 Yonkers Ter Apt 6H Yonkers, NY	1.0	1.0	750	$1,975	$2.63	96d	1	0.26mi
52 Yonkers Ter Unit 7k Yonkers, NY	1.0	1.0	690	$1,750	$2.54	37d	1	0.27mi
18 N Bond St Unit 3D Mt Vernon, NY	1.0	1.0	750	$2,000	$2.67	165d	1	0.38mi
13 N Bond St Mount Vernon, NY	1.0	1.0	600	$1,785	$2.98	165d	1	0.41mi
103 North St Mount Vernon, NY	1.0	1.0	720	$1,900	$2.64	161d	1	0.45mi
222 N 6th Ave Mount Vernon, NY	2.0	1.0	700	$2,300	$3.29	10d	1	0.55mi
2325 Cortlandt St Unit 4 Mt Vernon, NY	2.0	1.0	700	$2,300	$3.29	1d	1	0.56mi
2325 Cortlandt St Unit 4 Mt Vernon, NY	2.0	1.0	700	$2,300	$3.29	165d	1	0.56mi
525 N Macquesten Pkwy Mount Vernon, NY	1.0	1.0	750	$3,195	$4.26	96d	1	0.59mi
59 Laurel Pl #1 Yonkers, NY	1.0	1.0	550	$2,200	$4.00	3d	1	0.62mi
224 Gramatan Ave Unit 4K Mt Vernon, NY	1.0	1.0	700	$2,400	$3.43	96d	1	0.64mi
2 Alexander Pl Yonkers, NY	1.0	1.0	720	$2,700	$3.75	87d	1	0.66mi
216 1st St Unit 1 Yonkers, NY	1.0	1.0	600	$2,000	$3.33	184d	1	0.67mi
58 S 9th Ave Mount Vernon, NY	1.0	1.0	600	$2,300	$3.83	10d	1	0.71mi
119 S 11th Ave Unit 1 Mt Vernon, NY	2.0	1.0	700	$2,500	$3.57	10d	1	0.73mi
135 Wakefield Ave Yonkers, NY	1.0–2.0	1.0	835	$2,995	$3.59	10d	3	0.81mi
808 Bronx River Rd Unit 7E Bronxville, NY	1.0	1.0	750	$1,699	$2.27	74d	1	0.82mi
669 N Terrace Ave Mount Vernon, NY	1.0	1.0	750	$2,031	$2.71	10d	1	0.86mi
80 W Grand St Unit B1 Mt Vernon, NY	1.0	1.0	650	$1,970	$3.03	126d	1	0.87mi
680 N Terrace Ave Mount Vernon, NY	1.0	1.0	550	$2,125	$3.86	66d	1	0.88mi
137 Woodlawn Ave Yonkers, NY	1.0	1.0	600	$2,100	$3.50	67d	1	0.88mi
4568 Bronx Blvd Unit 2 Bronx, NY	2.0	1.0	750	$3,200	$4.27	0d	1	0.92mi
514 Gramatan Ave Mount Vernon, NY	1.0	1.0	650	$1,775	$2.73	91d	1	0.93mi
42 Broad St W Mount Vernon, NY	3.0	1.0–2.0	1014	$5,080	$5.01	165d	15	0.95mi
42 Broad St W Mount Vernon, NY	3.0	1.0–2.0	741	$4,926	$6.64	0d	11	0.95mi
33 E Grand St Mount Vernon, NY	1.0	1.0	725	$2,050	$2.83	33d	1	1.00mi
33 E Grand St Apt C2C Mt Vernon, NY	1.0	1.0	750	$2,300	$3.07	3d	1	1.01mi
1440 Midland Ave Unit 1F Yonkers, NY	1.0	1.0	700	$2,100	$3.00	123d	1	1.03mi
282 Summit Ave Unit 2F 1 Bed Mt Vernon, NY	1.0	1.0	650	$2,250	$3.46	77d	1	1.11mi
10 Wilbur St Unit 1 Yonkers, NY	1.0	1.0	700	$2,000	$2.86	130d	1	1.13mi
7 Monroe St Unit 3A Mt Vernon, NY	2.0	1.0	600	$2,000	$3.33	96d	1	1.22mi
25 Monroe St Unit 1 Mt Vernon, NY	1.0	1.0	650	$1,950	$3.00	115d	1	1.24mi
4369 Furman Ave Bronx, NY	1.0	1.0	553	$2,000	$3.62	9d	1	1.30mi
326 Union Ave Mount Vernon, NY	1.0	1.0	604	$2,000	$3.31	124d	1	1.31mi
793 McLean Ave Yonkers, NY	1.0	1.0	550	$2,400	$4.36	3d	1	1.33mi
787 McLean Ave Unit 2B Yonkers, NY	1.0	1.0	550	$2,400	$4.36	7d	1	1.33mi
787 McLean Ave Unit 1A Yonkers, NY	1.0	1.0	550	$2,400	$4.36	10d	1	1.33mi
118 N Columbus Ave Mount Vernon, NY	1.0	1.0	650	$1,700	$2.62	165d	1	1.33mi

Listing history 50 events

1. 2026-11-08
   days on market $94,500 Active 227 DOM
2. 2026-11-07
   days on market $94,500 Active 226 DOM
3. 2026-11-06
   days on market $94,500 Active 225 DOM
4. 2026-11-05
   days on market $94,500 Active 224 DOM
5. 2026-11-04
   days on market $94,500 Active 223 DOM
6. 2026-11-02
   remarks 580-char remark
7. 2026-11-02
   days on market $94,500 Active 221 DOM
8. 2026-11-01
   days on market $94,500 Active 220 DOM
9. 2026-10-31
   days on market $94,500 Active 219 DOM
10. 2026-10-30
    days on market $94,500 Active 218 DOM
11. 2026-10-29
    days on market $94,500 Active 217 DOM
12. 2026-10-28
    days on market $94,500 Active 216 DOM
13. 2026-10-27
    days on market $94,500 Active 215 DOM
14. 2026-10-26
    days on market $94,500 Active 214 DOM
15. 2026-10-25
    days on market $94,500 Active 213 DOM
16. 2026-10-24
    days on market $94,500 Active 212 DOM
17. 2026-10-23
    days on market $94,500 Active 211 DOM
18. 2026-10-22
    days on market $94,500 Active 210 DOM
19. 2026-10-21
    days on market $94,500 Active 209 DOM
20. 2026-10-21
    remarks 551-char remark
21. 2026-10-20
    days on market $94,500 Active 208 DOM
22. 2026-10-19
    days on market $94,500 Active 207 DOM
23. 2026-10-18
    days on market $94,500 Active 206 DOM
24. 2026-10-17
    days on market $94,500 Active 205 DOM
25. 2026-10-16
    days on market $94,500 Active 204 DOM
26. 2026-10-15
    days on market $94,500 Active 203 DOM
27. 2026-10-14
    days on market $94,500 Active 202 DOM
28. 2026-10-13
    days on market $94,500 Active 201 DOM
29. 2026-10-12
    days on market $94,500 Active 200 DOM
30. 2026-10-11
    days on market $94,500 Active 199 DOM
31. 2026-10-10
    days on market $94,500 Active 198 DOM
32. 2026-10-09
    days on market $94,500 Active 197 DOM
33. 2026-10-08
    days on market $94,500 Active 196 DOM
34. 2026-10-07
    days on market $94,500 Active 195 DOM
35. 2026-10-06
    days on market $94,500 Active 194 DOM
36. 2026-10-05
    days on market $94,500 Active 193 DOM
37. 2026-10-04
    days on market $94,500 Active 192 DOM
38. 2026-10-03
    days on market $94,500 Active 191 DOM
39. 2026-10-02
    days on market $94,500 Active 190 DOM
40. 2026-10-01
    days on market $94,500 Active 189 DOM
41. 2026-09-30
    days on market $94,500 Active 188 DOM
42. 2026-09-29
    days on market $94,500 Active 187 DOM
43. 2026-09-28
    days on market $94,500 Active 186 DOM
44. 2026-09-27
    days on market $94,500 Active 185 DOM
45. 2026-09-26
    days on market $94,500 Active 184 DOM
46. 2026-09-25
    days on market $94,500 Active 183 DOM
47. 2026-09-24
    days on market $94,500 Active 182 DOM
48. 2026-09-23
    days on market $94,500 Active 181 DOM
49. 2026-09-22
    days on market $94,500 Active 180 DOM
50. 2026-09-21
    days on market $94,500 Active 179 DOM

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 27% 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: $28,209
• − Mortgage interest: −$5,293
• − Property taxes: −$1,418
• − Insurance: −$472
• − Repairs & maintenance: −$2,257
• − Management: −$2,257
• − Depreciation: −$2,749
• Taxable income: $13,763
• Est. tax owed @ 24.0%: −$3,303
• After-tax cash flow: $11,145/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 · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $2,500–$7,500 screening

A well-maintained studio apartment in a multi-family building with good curb appeal and updated fixtures. Minor cosmetic improvements can further enhance its value.

Value-add opportunities

• Both Painting the exterior brick — Enhances curb appeal and property value ↑
• Resale Updating the kitchen appliances — Modernizes the kitchen and attracts more buyers ↑
• Resale Upgrading the flooring — New flooring can significantly increase the home's appeal ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

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

C Composite livability gradescore 68/100

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 · 1,028,035 people
• City population: 212,407
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 31,921
• Household income: $106,786
• Rent vs Own: 39.1% rent · 60.9% own
• Severe rent burden: 10% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 50% Hispanic / Latino 32% Two or more races 15% Black 7% Asian 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 11% Cuban 2% Dominican 9%
• Languages at home: 54% English-only · Spanish 25% Other Indo-European 13% Russian/Polish/Slavic 2%

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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: ▼ -466.66%
• Current HPI: 293.4414
• Rent YoY: ▲ 21.03%
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

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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

+7475.8% since first listed

3 events — show timeline

• 2026-03-25 Listed $125,000 OneKey® MLS as Distributed by MLS Grid
• 2024-11-26 Rental Removed $1,650 ONEKEY
• 2024-10-23 Listed for Rent $1,650 ONEKEY