143 Bruce Ave Unit 4D · Yonkers, NY 10705

$220,000

2 bd · 1.0 ba · 50,400 sqft · Condo · 25 Days on market

Built 1963 Good condition

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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 +27.6/30.0
• DSCR +9.7/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Rent growth +4.8/5.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the Caterina, where comfort, convenience, and value come together. This updated 2-bedroom, 1-bathroom co-op is located on a peaceful, tree-lined street in a desirable South Yonkers area and offers a bright, modern layout perfect for today’s lifestyle. Step inside to find beautiful tile floors, high ceilings, great natural light, and a fresh updated feel throughout. The spacious living area flows nicely into the dining space and kitchen, creating an easy layout for everyday living or entertaining. This unit also features the rare convenience of an in-unit washer and dryer, adding everyday ease and functionality. Both bedrooms offer comfortable space and flexibility, whether

Key facts

• Tree lined street
• Garage
• Built 1963

Tags

• IN UNIT WASHER AND DRYER
• TREE LINED STREET
• NEAR VAN CORTLANDT PARK
• OPTIONAL GARAGE PARKING

Property features AI

Finance

• HOA & community: Monthly maintenance fee of $1,097.97

Exterior

• Parking: Garage (1 space); Parking fee $125/month
• Utilities: Electric service by Con-Edison; Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Stock cooperative; Seven-story building; Unit entry on level 4; Pets allowed
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Microwave; Oven; Range; Refrigerator; Stainless steel appliances
• Bedrooms: Located between the 3rd and 5th floors
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Radiant heating; Wall/window air conditioning units
• Interior features: Elevator; Galley kitchen layout; Common basement
• Laundry & utility: Washer and dryer included; Washer hookup; Electric dryer hookup; Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $220k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $660 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• Recommended offer: $217k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.9% 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.
• Zoned schools: Yonkers Early Childhood Academy (327 students, 72% FRL); Yonkers Middle School (math 17% / reading 37%, grade F, #587 of 729 statewide, top 81%, 601 students, 88% FRL); Yonkers High School (math 92% / reading 88%, grade A+, #238 of 1,100 statewide, top 23%, 1,060 students, 76% FRL) — zoned schools average 79% FRL vs 64% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+9.0%/yr); 86 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• At $2,760/mo this rent would consume 49% of the median local household income ($68k/yr) (locally 2783% 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 $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 + 8.0% rent growth), your $62k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: 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 $216,700 (1.5% below list)

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.25% ✓
• Cap rate: 9.89%
• Cash-on-cash: 12.85%
• DSCR: 1.57
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 8.2%
• Equity multiple: 1.34×
• Total profit: $21,000
• Equity at exit: $32,803

10-year hold

• IRR: 21.4%
• Equity multiple: 3.26×
• Total profit: $138,946
• Equity at exit: $19,022

Cash invested: $61,600 (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 10705

• Rents YoY: 9.0%
• Active inventory: 86
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,760 medium
• Mortgage (P&I): −$1,154
• Tax est. 1.5%: −$275 /mo · $3,300/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$580
• Net cashflow: $660

Break-even live

Break-even rent $1,925

Max offer price $220,000

Occupancy floor 71%

Sensitivity live

Price	-10% $812	-5% $736	+0% $660	+5% $584	+10% $508
Rent	-10% $442	-5% $551	+0% $660	+5% $769	+10% $878
Rate	-1.0pp $771	-0.5pp $716	base $660	+0.5pp $603	+1.0pp $545

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
40 Caryl Ave Yonkers, NY	1.0	1.0	39505	$2,500	$0.06	25d	1	0.10mi

HOA detail condo

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

Listing history 15 events

1. 2026-06-21
   days on market $220,000 Active 25 DOM
2. 2026-06-18
   days on market $220,000 Active 22 DOM
3. 2026-06-17
   days on market $220,000 Active 21 DOM
4. 2026-06-16
   days on market $220,000 Active 20 DOM
5. 2026-06-15
   days on market $220,000 Active 19 DOM
6. 2026-06-13
   days on market $220,000 Active 17 DOM
7. 2026-06-09
   days on market $220,000 Active 13 DOM
8. 2026-06-08
   days on market $220,000 Active 12 DOM
9. 2026-06-07
   days on market $220,000 Active 11 DOM
10. 2026-06-04
    days on market $220,000 Active 8 DOM
11. 2026-06-03
    days on market $220,000 Active 7 DOM
12. 2026-06-02
    days on market $220,000 Active 6 DOM
13. 2026-06-01
    days on market $220,000 Active 5 DOM
14. 2026-05-31
    days on market $220,000 Active 4 DOM
15. 2026-05-27
    listed $220,000 Active

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,117
• − Mortgage interest: −$12,323
• − Property taxes: −$3,300
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,649
• − Management: −$2,649
• − Depreciation: −$6,400
• Taxable income: $4,694
• Est. tax owed @ 24.0%: −$1,127
• After-tax cash flow: $6,791/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 · 9 photos

Good 80/100 Cosmetic rehab

This updated 2-bedroom, 1-bathroom co-op is in good condition with modern finishes and a fresh, inviting feel. It offers a great layout for everyday living and entertaining, and is located in a desirable South Yonkers area.

Value-add opportunities

• Both Painting the interior walls — Fresh paint can make the space feel new and inviting
• Both Updating the flooring in the bedrooms — New flooring can improve the overall look and feel of the home
• Both Upgrading the kitchen appliances — Modern appliances can increase the home's appeal and functionality
• Both Installing a smart thermostat — Smart technology can improve energy efficiency and comfort
• Both Landscaping the exterior — A well-maintained exterior can enhance curb appeal and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the interior walls — Fresh paint can make the space feel new and inviting ↑
• Both Updating the flooring in the bedrooms — New flooring can improve the overall look and feel of the home ↑
• Both Upgrading the kitchen appliances — Modern appliances can increase the home's appeal and functionality ↑
• Both Installing a smart thermostat — Smart technology can improve energy efficiency and comfort ↑
• Both Landscaping the exterior — A well-maintained exterior can enhance curb appeal and property value ↑

ⓘ 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: 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): 38,887
• Household income: $67,918
• Rent vs Own: 63.2% rent · 36.8% own
• Severe rent burden: 2783.0

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 0.56)
• Race & ethnicity: Hispanic / Latino 62% White 17% Two or more races 16% Black 12% Asian 5% Native American 1%
• Hispanic origin (detail): Mexican 13% Puerto Rican 9% Dominican 27%
• Common ancestry: Scotch-Irish 1% Romanian 1%
• Foreign-born: 40% · Canada, Jamaica, South Korea
• Languages at home: 39% English-only · Spanish 51% Other Indo-European 3% 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: ▼ -368.22%
• Current HPI: 314.1777
• Rent YoY: ▲ 9.00%
• 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

1 event — show timeline

• 2026-05-27 Listed $220,000 OneKey® MLS as Distributed by MLS Grid