485 Bronx River Rd Unit B64 · Yonkers, NY 10704

$104,500

None bd · 1.0 ba · 500 sqft · Townhouse · 135 Days on market

Built 1950 Good condition

---

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 +14.6/15.0
• 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 134 days

🏢 Co-op / cooperative unit. The $104,500 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 $104k. 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 $104k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.0% vs local median 5.4% 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); 211 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals lingering (median 35d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% 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 $722 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 $29k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $20k (16%) 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 $91,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 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: 2.32% ✓
• Cap rate: 19.97%
• Cash-on-cash: 48.83%
• DSCR: 3.17
• GRM: 3.6

CMA / ARV

• ARV (median comp): $123,948
• List price: $104,500
• Delta: -15.69%
• 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
555 Bronx River Rd Unit 2K	0.22mi	—/1.0	500 (0%)	8mo	$145,000	$290	83
355 Bronx River Rd Unit 4B	0.32mi	—/1.0	500 (0%)	11mo	$80,000	$160	76
333 Bronx River Rd #123	0.40mi	—/1.0	500 (0%)	10mo	$141,000	$282	73
766 Bronx River Rd Unit B64	0.69mi	—/1.0	500 (0%)	2mo	$97,000	$194	66
277 Bronx River Rd Unit 5M	0.50mi	—/1.0	550 (+10%)	2mo	$115,000	$209	58
245 Bronx River Rd Unit 6A	0.56mi	—/1.0	525 (+5%)	11mo	$87,000	$166	56
277 Bronx River Rd Unit 2A	0.50mi	—/1.0	550 (+10%)	6mo	$110,000	$200	55
80 William St Unit 3C	0.65mi	—/1.0	525 (+5%)	13mo	$97,500	$186	50
687 Bronx River Rd Unit 6H	0.52mi	—/1.0	475 (-5%)	23mo	$105,000	$221	48
277 Bronx River Rd Unit 4J	0.50mi	—/1.0	550 (+10%)	24mo	$130,000	$236	40

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: 52.0%
• Equity multiple: 3.45×
• Total profit: $71,732
• Equity at exit: $15,581

10-year hold

• IRR: 59.3%
• Equity multiple: 8.47×
• Total profit: $218,497
• Equity at exit: $9,035

Cash invested: $29,260 (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 · 5 under contract
• Months of supply: 13.5 mo (7%/mo absorbed)
• Median asking: $124,500 ($216/sqft)
• Median days on market: 113 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: +14.9% 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: 211
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $2,421 high
• Mortgage (P&I): −$548
• Tax est. 1.5%: −$131 /mo · $1,568/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $1,191

Break-even live

Break-even rent $914

Max offer price $104,500

Occupancy floor 46%

Sensitivity live

Price	-10% $1,263	-5% $1,227	+0% $1,191	+5% $1,155	+10% $1,118
Rent	-10% $999	-5% $1,095	+0% $1,191	+5% $1,286	+10% $1,382
Rate	-1.0pp $1,243	-0.5pp $1,217	base $1,191	+0.5pp $1,164	+1.0pp $1,136

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: $26,125
• Closing costs: $3,135
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
52 Yonkers Ter Apt 6H Yonkers, NY	1.0	1.0	750	$1,975	$2.63	4d	1	0.26mi
18 N Bond St Unit 3D Mt Vernon, NY	1.0	1.0	750	$2,000	$2.67	73d	1	0.38mi
13 N Bond St Mount Vernon, NY	1.0	1.0	600	$1,785	$2.98	73d	1	0.41mi
103 North St Mount Vernon, NY	1.0	1.0	720	$1,900	$2.64	70d	1	0.45mi
2325 Cortlandt St Unit 4 Mt Vernon, NY	2.0	1.0	700	$2,300	$3.29	73d	1	0.56mi
525 N Macquesten Pkwy Mount Vernon, NY	1.0	1.0	750	$3,195	$4.26	4d	1	0.59mi
224 Gramatan Ave Unit 4K Mt Vernon, NY	1.0	1.0	700	$2,400	$3.43	4d	1	0.64mi
216 1st St Unit 1 Yonkers, NY	1.0	1.0	600	$2,000	$3.33	93d	1	0.67mi
119 S 11th Ave Unit 1 Mt Vernon, NY	2.0	1.0	700	$2,800	$4.00	60d	1	0.73mi
33 William St Mount Vernon, NY	1.0–2.0	1.0	725	$2,675	$3.69	71d	2	0.76mi
135 Wakefield Ave Yonkers, NY	2.0	1.0	600	$2,795	$4.66	0d	3	0.81mi
669 N Terrace Ave Mount Vernon, NY	1.0	1.0	750	$2,031	$2.71	73d	1	0.86mi
80 W Grand St Unit B1 Mt Vernon, NY	1.0	1.0	650	$1,970	$3.03	34d	1	0.87mi
514 Gramatan Ave Mount Vernon, NY	1.0	1.0	675	$1,775	$2.63	0d	1	0.93mi
42 Broad St W Mount Vernon, NY	3.0	1.0–2.0	955	$4,162	$4.36	0d	28	0.95mi
42 Broad St W Mount Vernon, NY	3.0	1.0–2.0	1014	$5,080	$5.01	73d	15	0.95mi
1440 Midland Ave Unit 1F Yonkers, NY	1.0	1.0	700	$2,100	$3.00	32d	1	1.03mi
10 Wilbur St Unit 1 Yonkers, NY	1.0	1.0	700	$2,000	$2.86	38d	1	1.13mi
7 Monroe St Unit 3A Mt Vernon, NY	2.0	1.0	600	$2,000	$3.33	4d	1	1.22mi
25 Monroe St Unit 1 Mt Vernon, NY	1.0	1.0	650	$1,950	$3.00	23d	1	1.24mi
326 Union Ave Mount Vernon, NY	1.0	1.0	604	$2,000	$3.31	33d	1	1.31mi
793 McLean Ave Yonkers, NY	1.0	1.0	580	$2,400	$4.14	2d	1	1.33mi
118 N Columbus Ave Mount Vernon, NY	1.0	1.0	650	$1,700	$2.62	73d	1	1.33mi
429 S 3rd Ave Mount Vernon, NY	1.0	1.0	600	$2,100	$3.50	16d	1	1.39mi
52 Claremont Pl Unit 1 Mt Vernon, NY	2.0	1.0	650	$2,500	$3.85	37d	1	1.40mi
435 S 1st Ave Unit B Mt Vernon, NY	1.0	1.0	650	$1,800	$2.77	21d	1	1.46mi
675 McLean Ave Unit 006H Yonkers, NY	1.0	1.0	577	$2,071	$3.59	54d	1	1.49mi

Listing history 50 events

1. 2026-08-08
   days on market $104,500 Active 135 DOM
2. 2026-08-06
   days on market $104,500 Active 133 DOM
3. 2026-08-05
   days on market $104,500 Active 132 DOM
4. 2026-08-04
   days on market $104,500 Active 131 DOM
5. 2026-08-03
   days on market $104,500 Active 130 DOM
6. 2026-07-31
   days on market $104,500 Active 127 DOM
7. 2026-07-30
   days on market $104,500 Active 125 DOM
8. 2026-07-28
   days on market $104,500 Active 124 DOM
9. 2026-07-26
   days on market $104,500 Active 122 DOM
10. 2026-07-24
    days on market $104,500 Active 120 DOM
11. 2026-07-23
    days on market $104,500 Active 119 DOM
12. 2026-07-22
    days on market $104,500 Active 118 DOM
13. 2026-07-21
    days on market $104,500 Active 117 DOM
14. 2026-07-20
    days on market $104,500 Active 116 DOM
15. 2026-07-18
    days on market $104,500 Active 114 DOM
16. 2026-07-18
    days on market $104,500 Active 113 DOM
17. 2026-07-16
    days on market $104,500 Active 112 DOM
18. 2026-07-15
    days on market $104,500 Active 111 DOM
19. 2026-07-14
    days on market $104,500 Active 110 DOM
20. 2026-07-13
    days on market $104,500 Active 109 DOM
21. 2026-07-13
    days on market $104,500 Active 108 DOM
22. 2026-07-11
    pricedays on market $104,500 Active 107 DOM
23. 2026-07-10
    days on market $114,500 Active 106 DOM
24. 2026-07-09
    days on market $114,500 Active 105 DOM
25. 2026-07-07
    days on market $114,500 Active 103 DOM
26. 2026-07-06
    days on market $114,500 Active 102 DOM
27. 2026-07-06
    days on market $114,500 Active 101 DOM
28. 2026-07-05
    days on market $114,500 Active 100 DOM
29. 2026-07-03
    days on market $114,500 Active 99 DOM
30. 2026-07-02
    days on market $114,500 Active 98 DOM
31. 2026-07-01
    days on market $114,500 Active 97 DOM
32. 2026-06-30
    days on market $114,500 Active 96 DOM
33. 2026-06-29
    days on market $114,500 Active 95 DOM
34. 2026-06-28
    days on market $114,500 Active 94 DOM
35. 2026-06-27
    days on market $114,500 Active 93 DOM
36. 2026-06-26
    days on market $114,500 Active 92 DOM
37. 2026-06-24
    days on market $114,500 Active 90 DOM
38. 2026-06-22
    days on market $114,500 Active 88 DOM
39. 2026-06-21
    days on market $114,500 Active 87 DOM
40. 2026-06-18
    days on market $114,500 Active 84 DOM
41. 2026-06-17
    days on market $114,500 Active 83 DOM
42. 2026-06-16
    days on market $114,500 Active 82 DOM
43. 2026-06-15
    days on market $114,500 Active 81 DOM
44. 2026-06-13
    days on market $114,500 Active 79 DOM
45. 2026-06-09
    days on market $114,500 Active 75 DOM
46. 2026-06-08
    days on market $114,500 Active 74 DOM
47. 2026-06-07
    days on market $114,500 Active 73 DOM
48. 2026-06-04
    days on market $114,500 Active 70 DOM
49. 2026-06-03
    days on market $114,500 Active 69 DOM
50. 2026-06-02
    days on market $114,500 Active 68 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: $29,055
• − Mortgage interest: −$5,854
• − Property taxes: −$1,568
• − Insurance: −$522
• − Repairs & maintenance: −$2,324
• − Management: −$2,324
• − Depreciation: −$3,040
• Taxable income: $13,423
• Est. tax owed @ 24.0%: −$3,222
• After-tax cash flow: $11,066/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

---

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: 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%
• Common ancestry: Romanian 2% Subsaharan African 2% Scotch-Irish 2%
• Foreign-born: 32% · Canada, Jamaica, China
• Languages at home: 54% English-only · Spanish 25% Other Indo-European 13% Russian/Polish/Slavic 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: ▼ -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

---

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