1300 Midland Ave Unit C76 · Bronxville, NY 10701

$79,900

1 bd · 1.0 ba · 550 sqft · Condo · 149 Days on market

Built 1950 Fair condition $145/sqft · 76% below area $600/mo HOA · 24% of rent ↓ 22% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +8.6/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity Awaits: Your Dream Studio in the Heart Yonkers. a unique opportunity that might just be the diamond in the rough you've been searching for! We have a large studio available right in the middle of everything—dining, shopping, transportation, and entertainment. This unit does require some rehab, but with a wonderful imagination, the possibilities are endless. Don't miss out on this chance to create your dream space in such a vibrant location. Feel free to reach out if you have any questions or would like to schedule a viewing. Sold as is . 20 % min down payment. Debt to income ratio 30% or less. Pets are allowed, restricted weight 30LB for dogs. Max 2 pets, 1 dog 1 cat or 2 dogs 2 cats. Go to boardpackager.com Call Showtime instructions, easy to show.

Key facts

• Vibrant location
• Large studio
• $600 HOA

Tags

• LARGE STUDIO
• VIBRANT LOCATION

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $803 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.4% vs local median 1.5% in Bronxville — 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 80/100 on livability (#106 in NY, #1,760 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, commute A+; Watch: housing C-, cost of living F.
• Bronxville Union Free School District (suburban): math 86% / reading 91% proficiency, ranked #3 of 590 in NY (top 0%) — strong family-tenant draw, lease renewals of 3-5y typical; only 2% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+4.4%/yr); 185 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• At $2,475/mo this rent would consume 46% of the median local household income ($65k/yr) (locally 6045% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k 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 + 4.4% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $23k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
9. 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.
10. 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.
11. 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: 3.10% ✓
• Cap rate: 18.36%
• Cash-on-cash: 43.10%
• DSCR: 2.92
• GRM: 2.7

CMA / ARV

• ARV (median comp): $332,576
• List price: $79,900
• Delta: -75.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.39% rent growth · sell at horizon

5-year hold

• IRR: 42.4%
• Equity multiple: 2.88×
• Total profit: $42,142
• Equity at exit: $11,913

10-year hold

• IRR: 49.5%
• Equity multiple: 6.32×
• Total profit: $119,057
• Equity at exit: $6,908

Cash invested: $22,372 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 15 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City: — inherits STATE

NYC rent stabilization (~1M units); 2019 HSTPA strengthened tenant rights; courts deeply backlogged.

Methodology + full state rankings →

ZIP-level market 10701

• Rents YoY: 4.4%
• Active inventory: 185
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $2,475 high
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$600
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $803

Break-even live

Break-even rent $1,458

Max offer price $79,900

Occupancy floor 63%

Sensitivity live

Price	-10% $859	-5% $831	+0% $803	+5% $776	+10% $748
Rent	-10% $608	-5% $706	+0% $803	+5% $901	+10% $999
Rate	-1.0pp $844	-0.5pp $824	base $803	+0.5pp $783	+1.0pp $762

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
42 Broad St W Mount Vernon, NY	3.0	1.0–2.0	955	$2,841	$2.97	2d	16	0.88mi
42 Broad St W Mount Vernon, NY	3.0	1.0–2.0	1014	$3,956	$3.90	25d	15	0.88mi
21 Scarsdale Rd Yonkers, NY	2.0	1.0	835	$3,795	$4.54	2d	21	0.95mi
669 N Terrace Ave Mount Vernon, NY	1.0	1.0	750	$2,031	$2.71	25d	1	0.96mi
50 Columbus Ave Unit 817 Tuckahoe, NY	1.0	1.0	750	$3,000	$4.00	23d	1	1.03mi
40 Jackson Ave Eastchester, NY	1.0	1.0	725	$2,950	$4.07	15d	1	1.07mi
717 Tuckahoe Rd Unit 16A Yonkers, NY	1.0	1.0	650	$2,495	$3.84	5d	1	1.08mi
33 William St Mount Vernon, NY	1.0–2.0	1.0	725	$1,850	$2.55	23d	2	1.10mi
42 Winchester Ave Unit 2A Yonkers, NY	1.0	1.0	700	$2,100	$3.00	15d	1	1.27mi
8 Wainwright Ave Unit 2A Yonkers, NY	—	1.0	700	$1,600	$2.29	8d	1	1.29mi
12 Wainwright Ave Apt 1B Yonkers, NY	1.0	1.0	700	$1,950	$2.79	44d	1	1.31mi
2 Consulate Dr Unit 1J Tuckahoe, NY	1.0	1.0	750	$2,700	$3.60	13d	1	1.34mi
28 Kenilworth Rd Unit The Cottage Yonkers, NY	1.0	1.0	600	$1,950	$3.25	15d	1	1.35mi
212 Alpine Pl Tuckahoe, NY	1.0	1.0	700	$2,700	$3.86	21d	1	1.45mi
Glen Rd Unit H Eastchester, NY	1.0	1.0	612	$2,200	$3.59	44d	1	1.48mi

HOA detail condo

• Monthly dues: $600 · $7,200/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   status $79,900 Pending 149 DOM
2. 2026-06-18
   days on market $79,900 Active 149 DOM
3. 2026-06-17
   days on market $79,900 Active 148 DOM
4. 2026-06-15
   days on market $79,900 Active 146 DOM
5. 2026-06-13
   days on market $79,900 Active 144 DOM
6. 2026-06-13
   days on market $79,900 Active 143 DOM
7. 2026-06-09
   days on market $79,900 Active 140 DOM
8. 2026-06-08
   days on market $79,900 Active 139 DOM
9. 2026-06-07
   days on market $79,900 Active 138 DOM
10. 2026-06-04
    statusdays on market $79,900 Active 135 DOM
11. 2026-05-14
    status Pending 777-char remark

    Show marketing remark (777 chars)

    Opportunity Awaits: Your Dream Studio in the Heart Yonkers. a unique opportunity that might just be the diamond in the rough you've been searching for! We have a large studio available right in the middle of everything—dining, shopping, transportation, and entertainment. This unit does require some rehab, but with a wonderful imagination, the possibilities are endless. Don't miss out on this chance to create your dream space in such a vibrant location. Feel free to reach out if you have any questions or would like to schedule a viewing. Sold as is . 20 % min down payment. Debt to income ratio 30% or less. Pets are allowed, restricted weight 30LB for dogs. Max 2 pets, 1 dog 1 cat or 2 dogs 2 cats. Go to boardpackager.com Call Showtime instructions, easy to show.

12. 2026-05-06
    status Active 777-char remark

    Show marketing remark (777 chars)

    Opportunity Awaits: Your Dream Studio in the Heart Yonkers. a unique opportunity that might just be the diamond in the rough you've been searching for! We have a large studio available right in the middle of everything—dining, shopping, transportation, and entertainment. This unit does require some rehab, but with a wonderful imagination, the possibilities are endless. Don't miss out on this chance to create your dream space in such a vibrant location. Feel free to reach out if you have any questions or would like to schedule a viewing. Sold as is . 20 % min down payment. Debt to income ratio 30% or less. Pets are allowed, restricted weight 30LB for dogs. Max 2 pets, 1 dog 1 cat or 2 dogs 2 cats. Go to boardpackager.com Call Showtime instructions, easy to show.

13. 2025-10-10
    status Pending 777-char remark

    Show marketing remark (777 chars)

    Opportunity Awaits: Your Dream Studio in the Heart Yonkers. a unique opportunity that might just be the diamond in the rough you've been searching for! We have a large studio available right in the middle of everything—dining, shopping, transportation, and entertainment. This unit does require some rehab, but with a wonderful imagination, the possibilities are endless. Don't miss out on this chance to create your dream space in such a vibrant location. Feel free to reach out if you have any questions or would like to schedule a viewing. Sold as is . 20 % min down payment. Debt to income ratio 30% or less. Pets are allowed, restricted weight 30LB for dogs. Max 2 pets, 1 dog 1 cat or 2 dogs 2 cats. Go to boardpackager.com Call Showtime instructions, easy to show.

14. 2025-10-07
    status Active 777-char remark

    Show marketing remark (777 chars)

    Opportunity Awaits: Your Dream Studio in the Heart Yonkers. a unique opportunity that might just be the diamond in the rough you've been searching for! We have a large studio available right in the middle of everything—dining, shopping, transportation, and entertainment. This unit does require some rehab, but with a wonderful imagination, the possibilities are endless. Don't miss out on this chance to create your dream space in such a vibrant location. Feel free to reach out if you have any questions or would like to schedule a viewing. Sold as is . 20 % min down payment. Debt to income ratio 30% or less. Pets are allowed, restricted weight 30LB for dogs. Max 2 pets, 1 dog 1 cat or 2 dogs 2 cats. Go to boardpackager.com Call Showtime instructions, easy to show.

15. 2025-09-15
    status Pending 777-char remark

    Show marketing remark (777 chars)

    Opportunity Awaits: Your Dream Studio in the Heart Yonkers. a unique opportunity that might just be the diamond in the rough you've been searching for! We have a large studio available right in the middle of everything—dining, shopping, transportation, and entertainment. This unit does require some rehab, but with a wonderful imagination, the possibilities are endless. Don't miss out on this chance to create your dream space in such a vibrant location. Feel free to reach out if you have any questions or would like to schedule a viewing. Sold as is . 20 % min down payment. Debt to income ratio 30% or less. Pets are allowed, restricted weight 30LB for dogs. Max 2 pets, 1 dog 1 cat or 2 dogs 2 cats. Go to boardpackager.com Call Showtime instructions, easy to show.

16. 2025-08-13
    price $79,900 777-char remark

    Show marketing remark (777 chars)

    Opportunity Awaits: Your Dream Studio in the Heart Yonkers. a unique opportunity that might just be the diamond in the rough you've been searching for! We have a large studio available right in the middle of everything—dining, shopping, transportation, and entertainment. This unit does require some rehab, but with a wonderful imagination, the possibilities are endless. Don't miss out on this chance to create your dream space in such a vibrant location. Feel free to reach out if you have any questions or would like to schedule a viewing. Sold as is . 20 % min down payment. Debt to income ratio 30% or less. Pets are allowed, restricted weight 30LB for dogs. Max 2 pets, 1 dog 1 cat or 2 dogs 2 cats. Go to boardpackager.com Call Showtime instructions, easy to show.

17. 2025-07-16
    price $89,000 777-char remark

    Show marketing remark (777 chars)

    Opportunity Awaits: Your Dream Studio in the Heart Yonkers. a unique opportunity that might just be the diamond in the rough you've been searching for! We have a large studio available right in the middle of everything—dining, shopping, transportation, and entertainment. This unit does require some rehab, but with a wonderful imagination, the possibilities are endless. Don't miss out on this chance to create your dream space in such a vibrant location. Feel free to reach out if you have any questions or would like to schedule a viewing. Sold as is . 20 % min down payment. Debt to income ratio 30% or less. Pets are allowed, restricted weight 30LB for dogs. Max 2 pets, 1 dog 1 cat or 2 dogs 2 cats. Go to boardpackager.com Call Showtime instructions, easy to show.

18. 2025-06-13
    price $95,000 777-char remark

    Show marketing remark (777 chars)

    Opportunity Awaits: Your Dream Studio in the Heart Yonkers. a unique opportunity that might just be the diamond in the rough you've been searching for! We have a large studio available right in the middle of everything—dining, shopping, transportation, and entertainment. This unit does require some rehab, but with a wonderful imagination, the possibilities are endless. Don't miss out on this chance to create your dream space in such a vibrant location. Feel free to reach out if you have any questions or would like to schedule a viewing. Sold as is . 20 % min down payment. Debt to income ratio 30% or less. Pets are allowed, restricted weight 30LB for dogs. Max 2 pets, 1 dog 1 cat or 2 dogs 2 cats. Go to boardpackager.com Call Showtime instructions, easy to show.

19. 2025-05-14
    listed $103,000 Active 777-char remark

    Show marketing remark (777 chars)

    Opportunity Awaits: Your Dream Studio in the Heart Yonkers. a unique opportunity that might just be the diamond in the rough you've been searching for! We have a large studio available right in the middle of everything—dining, shopping, transportation, and entertainment. This unit does require some rehab, but with a wonderful imagination, the possibilities are endless. Don't miss out on this chance to create your dream space in such a vibrant location. Feel free to reach out if you have any questions or would like to schedule a viewing. Sold as is . 20 % min down payment. Debt to income ratio 30% or less. Pets are allowed, restricted weight 30LB for dogs. Max 2 pets, 1 dog 1 cat or 2 dogs 2 cats. Go to boardpackager.com Call Showtime instructions, easy to show.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $29,706
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$2,376
• − Management: −$2,376
• − HOA: −$7,200
• − Depreciation: −$2,324
• Taxable income: $9,355
• Est. tax owed @ 24.0%: −$2,245
• After-tax cash flow: $7,396/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 · 11 photos

Fair 45/100 Moderate rehab

This property requires moderate renovations to update the kitchen and bathroom, which will significantly increase its resale and rental value. The home is located in a desirable area with good curb appeal, but the interior needs significant work to make it move-in ready.

Repairs flagged

• Major Kitchen cabinets — The cabinets are outdated and in poor condition.
• Major Kitchen countertops — The countertops are outdated and in poor condition.
• Major Kitchen appliances — The appliances are outdated and in poor condition.
• Major Bathroom fixtures — The fixtures are outdated and in poor condition.
• Major Bathroom flooring — The flooring is in poor condition and needs replacement.
• Major Kitchen flooring — The flooring is in poor condition and needs replacement.
• Minor Paint — The paint is in fair condition and can be touched up.

Value-add opportunities

• Resale Update kitchen cabinets, countertops, and appliances — Updating the kitchen will significantly improve the home's appearance and functionality, making it more attractive to potential buyers.
• Resale Update bathroom fixtures and flooring — Updating the bathroom will improve the home's appearance and functionality, making it more attractive to potential buyers.
• Both Paint interior walls — Painting the interior walls will improve the home's appearance and functionality, making it more attractive to potential buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · The cabinets are outdated and in poor condition.	Major	$15,000–50,000
Kitchen countertops · The countertops are outdated and in poor condition.	Major	$15,000–50,000
Kitchen appliances · The appliances are outdated and in poor condition.	Major	$15,000–50,000
Bathroom fixtures · The fixtures are outdated and in poor condition.	Major	$15,000–50,000
Bathroom flooring · The flooring is in poor condition and needs replacement.	Major	$15,000–50,000
Kitchen flooring · The flooring is in poor condition and needs replacement.	Major	$15,000–50,000
Paint · The paint is in fair condition and can be touched up.	Minor	$500–3,000
Total estimated repair cost · 7 items		$90,500–303,000

Value-add ROI direction

• Resale Update kitchen cabinets, countertops, and appliances — Updating the kitchen will significantly improve the home's appearance and functionality, making it more attractive to potential buyers. ↑
• Resale Update bathroom fixtures and flooring — Updating the bathroom will improve the home's appearance and functionality, making it more attractive to potential buyers. ↑
• Both Paint interior walls — Painting the interior walls will improve the home's appearance and functionality, making it more attractive to potential buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Bronxville Union Free School District
• NCES district ID: 3605640
• Math proficiency: 86% ▼ -1.00%
• Reading proficiency: 91% ▲ 6.00%
• Median HH income: $172,602
• Composite: 86.41/100
• National rank: #5
• State rank: #3 of 590 in NY

Livability — Bronxville

• Score: 80/100
• State rank: #106
• US rank: #1760

Category grades

Amenities C+ Commute A+ Cost of living F Crime A+ Employment A+ Housing C- Health & safety B- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bronxville, NY
• County: Westchester County · 709,332 people
• City population: 212,407
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 70,676
• Household income: $64,776
• Rent vs Own: 73.3% rent · 26.7% own
• Severe rent burden: 6045.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Hispanic / Latino 52% White 21% Black 21% Two or more races 18% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 11% Puerto Rican 9% Dominican 19%
• Common ancestry: Romanian 1% Russian 1% Subsaharan African 1%
• Foreign-born: 35% · Canada, Jamaica, South Korea
• Languages at home: 45% English-only · Spanish 42% Other Indo-European 3% Arabic 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: ▼ -373.14%
• Current HPI: 332.0999
• Rent YoY: ▲ 4.39%
• 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

-22.4% since first listed

9 events — show timeline

• 2026-05-14 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-06 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-10-10 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-10-07 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-09-15 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-08-13 Price Changed $79,900 OneKey® MLS as Distributed by MLS Grid
• 2025-07-16 Price Changed $89,000 OneKey® MLS as Distributed by MLS Grid
• 2025-06-13 Price Changed $95,000 OneKey® MLS as Distributed by MLS Grid
• 2025-05-14 Listed $103,000 OneKey® MLS as Distributed by MLS Grid