821 Bronx River Rd Unit 5J · Yonkers, NY 10708

$180,000

1 bd · 1.0 ba · 800 sqft · Condo · 120 Days on market

Built 1952

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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 +9.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 5J, an updated 1BD corner apt. w/lots of windows & sun light!A beautifully renovated, modern kitchen awaits you shortly after opening the door!It has a breakfast bar,custom cabinetry & stainless steel appliances.The LVRM, D/A & KIT have an airy feel w/all of it's windows & cross ventilation.Unit faces both east & west so enjoy the sunrise and sunset!The apt. offers two options for a D/A, one of which can be used as an office area.The updated hall BTHRM sits just off the hallway between the LVRM & BD.River Park has a brand new laundry room, playground and is within walking distance to many stores and the Fleetwood RR.All major highways are easily accessible from this property.Short drive to the Cross County Shopping Center & Empire Casino!Mo. Maint. is $577.87 and does not include STAR!Subletting is allowed after 10yrs of occupancy and with board approval.These rules can be changed at any time.Parking assignment is handled after closing.Currently there is no waiting list. Additional Information: HeatingFuel:Oil Below Ground,

Key facts

• Custom cabinetry
• Renovated kitchen
• Natural sunlight

Tags

• CORNER APARTMENT
• NATURAL SUNLIGHT
• RENOVATED KITCHEN
• BREAKFAST BAR
• CUSTOM CABINETRY
• STAINLESS STEEL APPLIANCES

🏢 Co-op / cooperative unit. The $180,000 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 $180k.

Deal economics

• At list price, monthly cash flow is $679 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $164k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.3% 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 (+4.3%/yr); 246 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); high-income renter base; 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 + 4.3% rent growth), your $50k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 25y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $149k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $163,800 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 1.40% ✓
• Cap rate: 11.26%
• Cash-on-cash: 17.74%
• DSCR: 1.79
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.27% rent growth · sell at horizon

5-year hold

• IRR: 8.6%
• Equity multiple: 1.34×
• Total profit: $17,386
• Equity at exit: $26,839

10-year hold

• IRR: 19.0%
• Equity multiple: 2.68×
• Total profit: $84,827
• Equity at exit: $15,563

Cash invested: $50,400 (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 10708

• Rents YoY: 4.3%
• Active inventory: 246
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,518 high
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $679

Break-even live

Break-even rent $1,659

Max offer price $180,000

Occupancy floor 68%

Sensitivity live

Price	-10% $803	-5% $741	+0% $679	+5% $616	+10% $554
Rent	-10% $480	-5% $579	+0% $679	+5% $778	+10% $877
Rate	-1.0pp $769	-0.5pp $724	base $679	+0.5pp $632	+1.0pp $584

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
645 N MacQuesten Pkwy Unit 3G Mt Vernon, NY	2.0	1.0	950	$3,195	$3.36	26d	1	0.23mi
80 W Grand St Mount Vernon, NY	1.0	1.0	850	$1,942	$2.28	26d	1	0.23mi
669 N Terrace Ave Mount Vernon, NY	1.0	1.0	750	$2,031	$2.71	26d	1	0.32mi
671 Bronx River Rd Unit 3A Yonkers, NY	2.0	1.5	950	$3,000	$3.16	26d	1	0.34mi
42 Broad St W Mount Vernon, NY	3.0	1.0–2.0	955	$2,841	$2.97	3d	16	0.34mi
42 Broad St W Mount Vernon, NY	3.0	1.0–2.0	1014	$3,956	$3.90	25d	15	0.34mi
200 Crescent Pl Unit 2nd fl Yonkers, NY	1.0	1.0	800	$2,300	$2.88	18d	1	0.38mi
33 William St Mount Vernon, NY	1.0–2.0	1.0	725	$1,850	$2.55	23d	2	0.40mi
12 Putnam St Mount Vernon, NY	2.0	1.0	950	$2,600	$2.74	26d	1	0.62mi
28 Tunis Ave Unit 2 Yonkers, NY	2.0	1.0	900	$3,000	$3.33	45d	1	0.65mi
86 Edgewood Ave Apt 2E Yonkers, NY	2.0	1.0	1000	$2,599	$2.60	20d	1	0.69mi
86 Edgewood Ave Unit 2W Yonkers, NY	2.0	1.0	1000	$2,699	$2.70	45d	1	0.69mi
230 N 7th Ave Unit 2 Mt Vernon, NY	1.0	1.0	950	$2,300	$2.42	11d	1	0.71mi
103 North St Mount Vernon, NY	1.0	1.0	720	$1,900	$2.64	22d	1	0.76mi
14 Elm St Unit 2 Mt Vernon, NY	2.0	1.0	1000	$2,800	$2.80	26d	1	0.84mi
495 Kimball Ave Unit First Floor Yonkers, NY	2.0	1.0	1100	$3,000	$2.73	45d	1	0.86mi
51 Parkway Rd Apt 3 Bronxville, NY	1.0	1.0	1100	$3,100	$2.82	26d	1	0.88mi
142 Trenchard St Unit 2E Yonkers, NY	1.0	1.0	900	$2,250	$2.50	12d	1	0.97mi
32 N Bond St Mount Vernon, NY	1.0	1.0	850	$1,900	$2.24	8d	1	1.01mi
20 Overhill Pl Unit 3 Yonkers, NY	2.0	1.0	800	$3,000	$3.75	45d	1	1.02mi
18 N Bond St Unit 3D Mt Vernon, NY	1.0	1.0	750	$2,000	$2.67	26d	1	1.05mi
13 N Bond St Mount Vernon, NY	1.0	1.0	600	$1,785	$2.98	26d	1	1.07mi
148 Claremont Ave Mount Vernon, NY	2.0	1.0	960	$2,400	$2.50	20d	1	1.12mi
277 Bronx River Rd Apt 3M Yonkers, NY	—	1.0	550	$1,700	$3.09	45d	1	1.31mi
2325 Cortlandt St Unit 4 Mt Vernon, NY	2.0	1.0	700	$2,300	$3.29	26d	1	1.32mi
118 N Columbus Ave Mount Vernon, NY	1.0	1.0	650	$1,700	$2.62	26d	1	1.32mi
23 Alida St Unit 2s Yonkers, NY	2.0	1.0	1000	$2,900	$2.90	26d	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
255 Bronx River Rd Unit 4R Yonkers, NY	1.0	1.0	800	$2,250	$2.81	25d	1	1.36mi
119 S 11th Ave Unit 1 Mt Vernon, NY	2.0	1.0	700	$2,800	$4.00	12d	1	1.37mi
85 Bennett Ave Unit 2 Yonkers, NY	2.0	1.0	1000	$2,500	$2.50	45d	1	1.38mi
594 Yonkers Ave Unit 5 Yonkers, NY	2.0	1.0	900	$2,500	$2.78	26d	1	1.38mi
594 Yonkers Ave Unit 5 Yonkers, NY	2.0	1.0	900	$2,500	$2.78	45d	1	1.38mi
64 Sagamore Rd Unit A6 Bronxville, NY	1.0	1.0	850	$2,900	$3.41	6d	1	1.39mi
119 S 13th Ave Mount Vernon, NY	2.0	1.0	800	$2,997	$3.75	14d	1	1.41mi
150 S 6th Ave Unit 2 Mt Vernon, NY	1.0	1.0	800	$2,500	$3.12	8d	1	1.43mi
150 S 6th Ave Unit 2 Mt Vernon, NY	1.0	1.0	800	$2,500	$3.12	19d	1	1.43mi
64 Kensington Rd Apt 1A Bronxville, NY	1.0	1.0	800	$2,895	$3.62	13d	1	1.44mi
216 1st St Unit 1 Yonkers, NY	1.0	1.0	600	$2,000	$3.33	45d	1	1.47mi
28 Kenilworth Rd Unit The Cottage Yonkers, NY	1.0	1.0	600	$1,950	$3.25	15d	1	1.47mi

HOA detail condo

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

Listing history 15 events

1. 2026-01-22
   status Pending
2. 2025-12-15
   price $180,000
3. 2025-09-23
   listed $185,000 Active
4. 2018-08-15
   soldstatus $149,000 Sold 1078-char remark

   Show marketing remark (1078 chars)

   Welcome to 5J, an updated 1BD corner apt. w/lots of windows & sun light!A beautifully renovated, modern kitchen awaits you shortly after opening the door!It has a breakfast bar,custom cabinetry & stainless steel appliances.The LVRM, D/A & KIT have an airy feel w/all of it's windows & cross ventilation.Unit faces both east & west so enjoy the sunrise and sunset!The apt. offers two options for a D/A, one of which can be used as an office area.The updated hall BTHRM sits just off the hallway between the LVRM & BD.River Park has a brand new laundry room, playground and is within walking distance to many stores and the Fleetwood RR.All major highways are easily accessible from this property.Short drive to the Cross County Shopping Center & Empire Casino!Mo. Maint. is $577.87 and does not include STAR!Subletting is allowed after 10yrs of occupancy and with board approval.These rules can be changed at any time.Parking assignment is handled after closing.Currently there is no waiting list. Additional Information: HeatingFuel:Oil Below Ground,

5. 2018-06-09
   historical Pending 1078-char remark

   Show marketing remark (1078 chars)

   Welcome to 5J, an updated 1BD corner apt. w/lots of windows & sun light!A beautifully renovated, modern kitchen awaits you shortly after opening the door!It has a breakfast bar,custom cabinetry & stainless steel appliances.The LVRM, D/A & KIT have an airy feel w/all of it's windows & cross ventilation.Unit faces both east & west so enjoy the sunrise and sunset!The apt. offers two options for a D/A, one of which can be used as an office area.The updated hall BTHRM sits just off the hallway between the LVRM & BD.River Park has a brand new laundry room, playground and is within walking distance to many stores and the Fleetwood RR.All major highways are easily accessible from this property.Short drive to the Cross County Shopping Center & Empire Casino!Mo. Maint. is $577.87 and does not include STAR!Subletting is allowed after 10yrs of occupancy and with board approval.These rules can be changed at any time.Parking assignment is handled after closing.Currently there is no waiting list. Additional Information: HeatingFuel:Oil Below Ground,

6. 2018-05-03
   listed $153,000 Active 1078-char remark

   Show marketing remark (1078 chars)

   Welcome to 5J, an updated 1BD corner apt. w/lots of windows & sun light!A beautifully renovated, modern kitchen awaits you shortly after opening the door!It has a breakfast bar,custom cabinetry & stainless steel appliances.The LVRM, D/A & KIT have an airy feel w/all of it's windows & cross ventilation.Unit faces both east & west so enjoy the sunrise and sunset!The apt. offers two options for a D/A, one of which can be used as an office area.The updated hall BTHRM sits just off the hallway between the LVRM & BD.River Park has a brand new laundry room, playground and is within walking distance to many stores and the Fleetwood RR.All major highways are easily accessible from this property.Short drive to the Cross County Shopping Center & Empire Casino!Mo. Maint. is $577.87 and does not include STAR!Subletting is allowed after 10yrs of occupancy and with board approval.These rules can be changed at any time.Parking assignment is handled after closing.Currently there is no waiting list. Additional Information: HeatingFuel:Oil Below Ground,

7. 2014-04-09
   price $147,000 246-char remark

   Show marketing remark (246 chars)

   Commuters Dream! Spacious Jr. 4 with Low Maintenance and Guaranteed On-site Parking. Bright apartment, East & West exposures. Freshly Painted, Hardwood Floors, Very Clean, Move-in Condition. Very Short Walk to to Fleetwood Railroad Station.

8. 2007-07-24
   soldstatus $150,000 246-char remark

   Show marketing remark (246 chars)

   Commuters Dream! Spacious Jr. 4 with Low Maintenance and Guaranteed On-site Parking. Bright apartment, East & West exposures. Freshly Painted, Hardwood Floors, Very Clean, Move-in Condition. Very Short Walk to to Fleetwood Railroad Station.

9. 2007-05-02
   historical 246-char remark

   Show marketing remark (246 chars)

   Commuters Dream! Spacious Jr. 4 with Low Maintenance and Guaranteed On-site Parking. Bright apartment, East & West exposures. Freshly Painted, Hardwood Floors, Very Clean, Move-in Condition. Very Short Walk to to Fleetwood Railroad Station.

10. 2007-04-09
    listed $150,000 246-char remark

    Show marketing remark (246 chars)

    Commuters Dream! Spacious Jr. 4 with Low Maintenance and Guaranteed On-site Parking. Bright apartment, East & West exposures. Freshly Painted, Hardwood Floors, Very Clean, Move-in Condition. Very Short Walk to to Fleetwood Railroad Station.

11. 2003-10-01
    soldstatus $83,000
12. 2003-06-24
    historical
13. 2003-01-18
    listed $83,000
14. 2002-03-17
    historical
15. 2001-09-17
    listed

ⓘ 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 8/10 Severe FEMA zone X (unshaded) · 78% 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: $30,212
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$1,697
• − Repairs & maintenance: −$2,417
• − Management: −$2,417
• − Depreciation: −$5,236
• Taxable income: $5,661
• Est. tax owed @ 24.0%: −$1,359
• After-tax cash flow: $6,784/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.

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): 22,482
• Household income: $126,343
• Rent vs Own: 24.5% rent · 75.5% own
• Severe rent burden: 357.0

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: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 17% Two or more races 10% Black 6% Asian 4%
• Hispanic origin (detail): Puerto Rican 7% Dominican 3%
• Common ancestry: Romanian 2% Lithuanian 2% Scotch-Irish 1%
• Foreign-born: 16% · Canada, China
• Languages at home: 76% English-only · Spanish 10% Other Indo-European 6% 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: ▼ -668.11%
• Current HPI: 203.4295
• Rent YoY: ▲ 4.27%
• 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

+116.9% since first listed

15 events — show timeline

• 2026-01-22 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-12-15 Price Changed $180,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-23 Listed $185,000 OneKey® MLS as Distributed by MLS Grid
• 2018-08-15 Sold (MLS) $149,000 OneKey® MLS as Distributed by MLS Grid
• 2018-06-09 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2018-05-03 Listed $153,000 OneKey® MLS as Distributed by MLS Grid
• 2014-04-09 Price Changed $147,000 HGMLS
• 2007-07-24 Sold (MLS) $150,000 HGMLS
• 2007-05-02 Delisted — HGMLS
• 2007-04-09 Listed $150,000 HGMLS
• 2003-10-01 Sold (MLS) $83,000 HGMLS
• 2003-06-24 Delisted — HGMLS
• 2003-01-18 Listed $83,000 HGMLS
• 2002-03-17 Delisted — HGMLS
• 2001-09-17 Listed — HGMLS