475 Bronx River Rd Unit 5C · Yonkers, NY 10704

$175,000

1 bd · 1.0 ba · 850 sqft · Condo · 64 Days on market

Built 1929 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +6.0/15.0
• 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

Welcome to 475 Bronx River Rd #5C, beautifully updated 1 Bedroom apartment in a move-in condition, has an oversized living room with natural sunlight streaming through windows in all rooms, new floors, renovated kitchen with eat in kitchen, new cabinets and appliances, fully updated bathroom, ample closets spaces upgraded with new shelves and sliding doors. The bedroom was divided into 2-rooms where one can be used as an office space. This Co-op building very well maintained is conveniently located a block away from the Metro-North Station, 25 minutes from NYC, close to major parkways, parks and Cross County shopping Mall.

Key facts

• Built 1929
• Listed 63 days

🏢 Co-op / cooperative unit. The $175,000 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 1-bed/1.0-bath condo listed at $175k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $764 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $164k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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 (+21.0%/yr); 165 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k 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 $49k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $134k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1929 — 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 $164,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.43% ✓
• Cap rate: 11.53%
• Cash-on-cash: 18.72%
• DSCR: 1.83
• GRM: 5.8

CMA / ARV

• ARV (median comp): $169,182
• List price: $175,000
• Delta: 3.44%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 16.0%
• Equity multiple: 1.68×
• Total profit: $33,564
• Equity at exit: $26,093

10-year hold

• IRR: 28.1%
• Equity multiple: 4.11×
• Total profit: $152,159
• Equity at exit: $15,131

Cash invested: $49,000 (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 10704

• Rents YoY: 21.0%
• Active inventory: 165
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,498 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $764

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 64%

Sensitivity live

Price	-10% $885	-5% $825	+0% $764	+5% $704	+10% $643
Rent	-10% $567	-5% $666	+0% $764	+5% $863	+10% $962
Rate	-1.0pp $852	-0.5pp $809	base $764	+0.5pp $719	+1.0pp $673

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Overhill Pl Unit 3 Yonkers, NY	2.0	1.0	800	$3,000	$3.75	44d	1	0.21mi
86 Edgewood Ave Apt 2E Yonkers, NY	2.0	1.0	1000	$2,599	$2.60	20d	1	0.25mi
86 Edgewood Ave Unit 2W Yonkers, NY	2.0	1.0	1000	$2,699	$2.70	44d	1	0.25mi
14 Elm St Unit 2 Mt Vernon, NY	2.0	1.0	1000	$2,800	$2.80	25d	1	0.32mi
495 Kimball Ave Unit First Floor Yonkers, NY	2.0	1.0	1100	$3,000	$2.73	44d	1	0.32mi
32 N Bond St Mount Vernon, NY	1.0	1.0	850	$1,900	$2.24	8d	1	0.37mi
18 N Bond St Unit 3D Mt Vernon, NY	1.0	1.0	750	$2,000	$2.67	25d	1	0.38mi
13 N Bond St Mount Vernon, NY	1.0	1.0	600	$1,785	$2.98	25d	1	0.41mi
200 Crescent Pl Unit 2nd fl Yonkers, NY	1.0	1.0	800	$2,300	$2.88	18d	1	0.45mi
103 North St Mount Vernon, NY	1.0	1.0	720	$1,900	$2.64	21d	1	0.45mi
277 Bronx River Rd Apt 3M Yonkers, NY	—	1.0	550	$1,700	$3.09	44d	1	0.49mi
671 Bronx River Rd Unit 3A Yonkers, NY	2.0	1.5	950	$3,000	$3.16	25d	1	0.49mi
12 Putnam St Mount Vernon, NY	2.0	1.0	950	$2,600	$2.74	25d	1	0.50mi
230 N 7th Ave Unit 2 Mt Vernon, NY	1.0	1.0	950	$2,300	$2.42	11d	1	0.50mi
255 Bronx River Rd Unit 4R Yonkers, NY	1.0	1.0	800	$2,250	$2.81	25d	1	0.54mi
142 Trenchard St Unit 2E Yonkers, NY	1.0	1.0	900	$2,250	$2.50	12d	1	0.55mi
2325 Cortlandt St Unit 4 Mt Vernon, NY	2.0	1.0	700	$2,300	$3.29	25d	1	0.56mi
216 1st St Unit 1 Yonkers, NY	1.0	1.0	600	$2,000	$3.33	44d	1	0.67mi
119 S 13th Ave Mount Vernon, NY	2.0	1.0	800	$2,997	$3.75	14d	1	0.72mi
119 S 11th Ave Unit 1 Mt Vernon, NY	2.0	1.0	700	$2,800	$4.00	12d	1	0.73mi
33 William St Mount Vernon, NY	1.0–2.0	1.0	725	$1,850	$2.55	23d	2	0.76mi
645 N MacQuesten Pkwy Unit 3G Mt Vernon, NY	2.0	1.0	950	$3,195	$3.36	25d	1	0.78mi
135 Wakefield Ave Yonkers, NY	2.0	1.0	850	$3,000	$3.53	44d	2	0.81mi
669 N Terrace Ave Mount Vernon, NY	1.0	1.0	750	$2,031	$2.71	25d	1	0.86mi
80 W Grand St Mount Vernon, NY	1.0	1.0	850	$1,942	$2.28	25d	1	0.87mi
150 S 6th Ave Unit 2 Mt Vernon, NY	1.0	1.0	800	$2,500	$3.12	18d	1	0.90mi
150 S 6th Ave Unit 2 Mt Vernon, NY	1.0	1.0	800	$2,500	$3.12	8d	1	0.90mi
42 Broad St W Mount Vernon, NY	3.0	1.0–2.0	1014	$3,956	$3.90	25d	15	0.95mi
42 Broad St W Mount Vernon, NY	3.0	1.0–2.0	955	$2,841	$2.97	3d	16	0.95mi
148 Claremont Ave Mount Vernon, NY	2.0	1.0	960	$2,400	$2.50	20d	1	1.18mi
257 S 2nd Ave Mount Vernon, NY	1.0	1.0	800	$2,250	$2.81	25d	1	1.18mi
28 Tunis Ave Unit 2 Yonkers, NY	2.0	1.0	900	$3,000	$3.33	44d	1	1.19mi
23 Alida St Unit 2s Yonkers, NY	2.0	1.0	1000	$2,900	$2.90	25d	1	1.21mi
7 Monroe St Unit 3A Mt Vernon, NY	2.0	1.0	600	$2,200	$3.67	20d	1	1.22mi
594 Yonkers Ave Unit 5 Yonkers, NY	2.0	1.0	900	$2,500	$2.78	25d	1	1.32mi
594 Yonkers Ave Unit 5 Yonkers, NY	2.0	1.0	900	$2,500	$2.78	44d	1	1.32mi
118 N Columbus Ave Mount Vernon, NY	1.0	1.0	650	$1,700	$2.62	25d	1	1.33mi
112 N Columbus Ave Unit 2 Mt Vernon, NY	2.0	2.0	900	$2,997	$3.33	20d	1	1.33mi
429 S 3rd Ave Mount Vernon, NY	1.0	1.0	600	$2,300	$3.83	5d	1	1.39mi
675 McLean Ave Unit 006H Yonkers, NY	1.0	1.0	577	$2,071	$3.59	5d	1	1.49mi

HOA detail condo

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

Listing history 22 events

1. 2026-06-21
   days on market $175,000 Active 64 DOM
2. 2026-06-18
   days on market $175,000 Active 61 DOM
3. 2026-06-17
   days on market $175,000 Active 60 DOM
4. 2026-06-16
   days on market $175,000 Active 59 DOM
5. 2026-06-15
   days on market $175,000 Active 58 DOM
6. 2026-06-13
   days on market $175,000 Active 56 DOM
7. 2026-06-09
   days on market $175,000 Active 52 DOM
8. 2026-06-08
   days on market $175,000 Active 51 DOM
9. 2026-06-07
   pricedays on market $175,000 Active 50 DOM
10. 2026-06-04
    days on market $180,000 Active 47 DOM
11. 2026-06-03
    days on market $180,000 Active 46 DOM
12. 2026-06-02
    days on market $180,000 Active 45 DOM
13. 2026-06-01
    days on market $180,000 Active 44 DOM
14. 2026-05-31
    days on market $180,000 Active 43 DOM
15. 2026-05-05
    price $180,000 631-char remark

    Show marketing remark (631 chars)

    Welcome to 475 Bronx River Rd #5C, beautifully updated 1 Bedroom apartment in a move-in condition, has an oversized living room with natural sunlight streaming through windows in all rooms, new floors, renovated kitchen with eat in kitchen, new cabinets and appliances, fully updated bathroom, ample closets spaces upgraded with new shelves and sliding doors. The bedroom was divided into 2-rooms where one can be used as an office space. This Co-op building very well maintained is conveniently located a block away from the Metro-North Station, 25 minutes from NYC, close to major parkways, parks and Cross County shopping Mall.

16. 2026-04-19
    listed $185,000 Active 631-char remark

    Show marketing remark (631 chars)

    Welcome to 475 Bronx River Rd #5C, beautifully updated 1 Bedroom apartment in a move-in condition, has an oversized living room with natural sunlight streaming through windows in all rooms, new floors, renovated kitchen with eat in kitchen, new cabinets and appliances, fully updated bathroom, ample closets spaces upgraded with new shelves and sliding doors. The bedroom was divided into 2-rooms where one can be used as an office space. This Co-op building very well maintained is conveniently located a block away from the Metro-North Station, 25 minutes from NYC, close to major parkways, parks and Cross County shopping Mall.

17. 2021-11-04
    historical 604-char remark

    Show marketing remark (604 chars)

    Welcome to River Road Apartment Corp. This well maintained building is conveniently located to the metro north train station, public transportation and all major highways & parkways. The spacious one bedroom corner unit features beautiful hardwood floors throughout, windowed eat in kitchen, extra large living room that faces the front of the building, renovated bathroom and large bedroom that can fit a king size bed and all your furniture. The lobby, hallways, laundry room and garbage area are extremely well kept. This gem will not last. Additional Information: HeatingFuel:Oil Above Ground,

18. 2021-11-04
    soldstatus $134,000 Closed 604-char remark

    Show marketing remark (604 chars)

    Welcome to River Road Apartment Corp. This well maintained building is conveniently located to the metro north train station, public transportation and all major highways & parkways. The spacious one bedroom corner unit features beautiful hardwood floors throughout, windowed eat in kitchen, extra large living room that faces the front of the building, renovated bathroom and large bedroom that can fit a king size bed and all your furniture. The lobby, hallways, laundry room and garbage area are extremely well kept. This gem will not last. Additional Information: HeatingFuel:Oil Above Ground,

19. 2021-08-20
    status Pending 604-char remark

    Show marketing remark (604 chars)

    Welcome to River Road Apartment Corp. This well maintained building is conveniently located to the metro north train station, public transportation and all major highways & parkways. The spacious one bedroom corner unit features beautiful hardwood floors throughout, windowed eat in kitchen, extra large living room that faces the front of the building, renovated bathroom and large bedroom that can fit a king size bed and all your furniture. The lobby, hallways, laundry room and garbage area are extremely well kept. This gem will not last. Additional Information: HeatingFuel:Oil Above Ground,

20. 2021-07-07
    listed $138,999 Active 604-char remark

    Show marketing remark (604 chars)

    Welcome to River Road Apartment Corp. This well maintained building is conveniently located to the metro north train station, public transportation and all major highways & parkways. The spacious one bedroom corner unit features beautiful hardwood floors throughout, windowed eat in kitchen, extra large living room that faces the front of the building, renovated bathroom and large bedroom that can fit a king size bed and all your furniture. The lobby, hallways, laundry room and garbage area are extremely well kept. This gem will not last. Additional Information: HeatingFuel:Oil Above Ground,

21. 2021-06-18
    historical
22. 2021-05-28
    listed $145,000 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 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: $29,981
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$2,398
• − Management: −$2,398
• − Depreciation: −$5,091
• Taxable income: $6,790
• Est. tax owed @ 24.0%: −$1,630
• After-tax cash flow: $7,542/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 · 13 photos

Good 80/100 Cosmetic rehab

This move-in condition 1-bedroom apartment in a well-maintained building offers a good investment opportunity with minimal repairs needed.

Value-add opportunities

• Both Painting exterior — Enhances curb appeal and resale value
• Both Landscaping — Improves curb appeal and rental value
• Rental HVAC maintenance — Ensures comfort and reduces utility costs

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior — Enhances curb appeal and resale value ↑
• Both Landscaping — Improves curb appeal and rental value ↑
• Rental HVAC maintenance — Ensures comfort and reduces utility costs ↑

ⓘ 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): 31,921
• Household income: $106,786
• Rent vs Own: 39.1% rent · 60.9% own
• Severe rent burden: 1078.0

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 0.64)
• 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

+24.1% since first listed

8 events — show timeline

• 2026-05-05 Price Changed $180,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-19 Listed $185,000 OneKey® MLS as Distributed by MLS Grid
• 2021-11-04 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-11-04 Sold (MLS) $134,000 OneKey® MLS as Distributed by MLS Grid
• 2021-08-20 Pending — OneKey® MLS as Distributed by MLS Grid
• 2021-07-07 Listed $138,999 OneKey® MLS as Distributed by MLS Grid
• 2021-06-18 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-05-28 Listed $145,000 OneKey® MLS as Distributed by MLS Grid