61 Bronx River Rd Unit 3B · Yonkers, NY 10704

$260,000

2 bd · 1.0 ba · 1,000 sqft · Condo · 20 Days on market

Built 1968 Good condition

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Why this score? — see what drove the C+ 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 +22.7/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.9/10.0
• 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

Welcome to 61 Bronx River Road, Unit #3B — a rare opportunity to own a Sponsor Unit with absolutely no board approval required. That means no board interviews, no lengthy approval process, and a much smoother path to ownership. Simply purchase and move right in with ease and convenience. This spacious two-bedroom, one-bath residence offers a wonderful blend of comfort, potential, and modern updates. The apartment features a brand-new kitchen with updated finishes and thoughtful design, along with a beautifully renovated bathroom that adds a fresh, modern touch to the home. Although officially located on the third floor, the rear entrance of the building offers convenient no-stairs acc

Key facts

• Renovated bathroom
• Brand new kitchen
• Easy access to cafes

Tags

• BRAND NEW KITCHEN
• RENOVATED BATHROOM
• EASY ACCESS TO SHOPS
• EASY ACCESS TO RESTAURANTS
• EASY ACCESS TO CAFES
• EASY ACCESS TO METRO NORTH

Property features AI

Exterior

• Parking: Has garage with 20 spaces; No carport; Parking listed as waitlist
• Utilities: Con-Edison electric service; Public sewer; Cable available; Electricity available; Natural gas available
• Home design: Stock cooperative
• Construction: Block and brick construction
• Exterior features: Block and brick construction; Not waterfront

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Entry level: 3
• Bathrooms: 1 full bathroom
• Heating & cooling: Radiant heat; No central cooling
• Interior features: Elevator

🏢 Co-op / cooperative unit. The $260,000 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 2-bed/1.0-bath condo listed at $260k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $449 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Recommended offer: $256k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% 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 (+21.0%/yr); 165 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• This rent runs 32% of the median local income ($107k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 $73k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($256k) 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→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $256,100 (1.5% below list)

Questions for the listing agent

1. Built in 1968 — 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: 1.09% ✓
• Cap rate: 8.37%
• Cash-on-cash: 7.41%
• DSCR: 1.33
• GRM: 7.6

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: 0.5%
• Equity multiple: 1.02×
• Total profit: $1,554
• Equity at exit: $38,767

10-year hold

• IRR: 14.7%
• Equity multiple: 2.47×
• Total profit: $106,764
• Equity at exit: $22,480

Cash invested: $72,800 (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: 7.6×

Monthly cashflow live

• Estimated rent: $2,843 high
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,900/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$597
• Net cashflow: $449

Break-even live

Break-even rent $2,274

Max offer price $260,000

Occupancy floor 79%

Sensitivity live

Price	-10% $629	-5% $539	+0% $449	+5% $359	+10% $270
Rent	-10% $225	-5% $337	+0% $449	+5% $562	+10% $674
Rate	-1.0pp $580	-0.5pp $515	base $449	+0.5pp $382	+1.0pp $313

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
135 Wakefield Ave Yonkers, NY	2.0	1.0	850	$3,000	$3.53	45d	2	0.24mi
116 Alexander Ave Yonkers, NY	2.0	2.0	1200	$3,000	$2.50	0d	1	0.42mi
255 Bronx River Rd Unit 4R Yonkers, NY	1.0	1.0	800	$2,250	$2.81	25d	1	0.50mi
2325 Cortlandt St Unit 4 Mt Vernon, NY	2.0	1.0	700	$2,300	$3.29	25d	1	0.72mi
20 Overhill Pl Unit 3 Yonkers, NY	2.0	1.0	800	$3,000	$3.75	45d	1	0.83mi
119 S 13th Ave Mount Vernon, NY	2.0	1.0	800	$2,997	$3.75	14d	1	0.87mi
119 S 11th Ave Unit 1 Mt Vernon, NY	2.0	1.0	700	$2,800	$4.00	12d	1	0.97mi
18 N Bond St Unit 3D Mt Vernon, NY	1.0	1.0	750	$2,000	$2.67	25d	1	0.99mi
32 N Bond St Mount Vernon, NY	1.0	1.0	850	$1,900	$2.24	8d	1	1.02mi
495 Kimball Ave Unit First Floor Yonkers, NY	2.0	1.0	1100	$3,000	$2.73	45d	1	1.07mi
356 S Tenth Ave Unit 2nd Floor Mt Vernon, NY	3.0	2.0	1100	$3,850	$3.50	25d	1	1.09mi
142 Trenchard St Unit 2E Yonkers, NY	1.0	1.0	900	$2,250	$2.50	12d	1	1.13mi
421 S 10th Ave Mount Vernon, NY	3.0	1.0	1200	$3,500	$2.92	25d	1	1.14mi
14 Elm St Unit 2 Mt Vernon, NY	2.0	1.0	1000	$2,800	$2.80	25d	1	1.16mi
86 Edgewood Ave Apt 2E Yonkers, NY	2.0	1.0	1000	$2,599	$2.60	20d	1	1.19mi
86 Edgewood Ave Unit 2W Yonkers, NY	2.0	1.0	1000	$2,699	$2.70	45d	1	1.19mi
150 S 6th Ave Unit 2 Mt Vernon, NY	1.0	1.0	800	$2,500	$3.12	8d	1	1.21mi
150 S 6th Ave Unit 2 Mt Vernon, NY	1.0	1.0	800	$2,500	$3.12	18d	1	1.21mi
14 Chamberlain Ave Unit 1 Yonkers, NY	2.0	2.0	1150	$4,200	$3.65	11d	1	1.29mi
462 S 7th Ave Unit 462 Mt Vernon, NY	3.0	1.0	1100	$3,500	$3.18	0d	1	1.30mi
103 North St Mount Vernon, NY	1.0	1.0	720	$1,900	$2.64	22d	1	1.34mi
230 N 7th Ave Unit 2 Mt Vernon, NY	1.0	1.0	950	$2,300	$2.42	11d	1	1.41mi
12 Putnam St Mount Vernon, NY	2.0	1.0	950	$2,600	$2.74	25d	1	1.45mi
257 S 2nd Ave Mount Vernon, NY	1.0	1.0	800	$2,250	$2.81	25d	1	1.46mi
57 Putnam Ave Yonkers, NY	2.0	1.0	900	$3,000	$3.33	12d	1	1.48mi
57 Putnam Ave Yonkers, NY	2.0	1.0	900	$3,000	$3.33	23d	1	1.48mi
200 Crescent Pl Unit 2nd fl Yonkers, NY	1.0	1.0	800	$2,300	$2.88	18d	1	1.48mi
6 Belden Ave Unit 1 Yonkers, NY	3.0	2.0	1450	$3,500	$2.41	25d	1	1.50mi

HOA detail condo

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

Listing history 13 events

1. 2026-06-21
   days on market $260,000 Active 20 DOM
2. 2026-06-18
   days on market $260,000 Active 17 DOM
3. 2026-06-17
   days on market $260,000 Active 16 DOM
4. 2026-06-16
   days on market $260,000 Active 15 DOM
5. 2026-06-15
   days on market $260,000 Active 14 DOM
6. 2026-06-13
   days on market $260,000 Active 12 DOM
7. 2026-06-09
   days on market $260,000 Active 8 DOM
8. 2026-06-08
   days on market $260,000 Active 7 DOM
9. 2026-06-07
   days on market $260,000 Active 6 DOM
10. 2026-06-04
    days on market $260,000 Active 3 DOM
11. 2026-06-03
    days on market $260,000 Active 2 DOM
12. 2026-06-02
    remarks 693-char remark
13. 2026-06-02
    listed $260,000 Active 1 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 14 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: $34,118
• − Mortgage interest: −$14,564
• − Property taxes: −$3,900
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,729
• − Management: −$2,729
• − Depreciation: −$7,564
• Taxable income: $1,332
• Est. tax owed @ 24.0%: −$320
• After-tax cash flow: $5,072/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

This well-maintained, updated two-bedroom condo is move-in ready with modern finishes and a spacious layout. Potential buyers and renters will appreciate the updated kitchen and bathroom, as well as the well-maintained exterior and landscaping.

Value-add opportunities

• Both Painting exterior brick — Enhances curb appeal and value
• Both Landscaping around entrance — Improves curb appeal and enhances property value
• Both Replace double-pane windows — Improves energy efficiency and enhances property value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior brick — Enhances curb appeal and value ↑
• Both Landscaping around entrance — Improves curb appeal and enhances property value ↑
• Both Replace double-pane windows — Improves energy efficiency and enhances 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): 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

1 event — show timeline

• 2026-05-27 Listed $260,000 OneKey® MLS as Distributed by MLS Grid