125 Bronx River Rd Unit 2C · Yonkers, NY 10704

$199,000

1 bd · 1.0 ba · 860 sqft · Condo · 26 Days on market

Built 1968

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Why this score? — see what drove the F 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).

• 1% rule +7.6/10.0
• ARV discount +6.4/15.0
• Cash flow +5.2/30.0
• Rent growth +5.0/5.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Glendale Gardens in Westchester County. This is the home You've been waiting for in this market.! Spacious and sunny 1 BEDROOM unit close to EVERYTHING.This lovely Co-op unit has been renovated with a new kitchen,new bathroom and all new appliances. Do nothing but move in! This well-maintained and well-managed complex comes with a live-in superintendent, a porter, an onsite laundry room, an indoor garage and a parking lot. It is also a commuters' dream! The Metro-North, the IRT 2 and 5 train, the BeeLine bus, Bronx River Parkway and Interstate 87 are just minutes away and just steps from a shopping center that includes CVS, Dunkin Donuts, pizzeria and more. A sponsor unit - No Board Approval is required. PURCHASE WITH ONLY 10% DOWN. This is an incredible find and Fully Available. A Do Not Miss In This Market. Additional Information: HeatingFuel:Oil Above Ground,

Key facts

• Quartz countertops
• Renovated co-op
• Tiled bathroom

Tags

• RENOVATED CO-OP
• MODERN KITCHEN
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• TILED BATHROOM
• PRIVATE LIVING ENVIRONMENT

Property features AI

Finance

• HOA & community: Additional monthly fee of $117.47 for a special assessment (capital improvements/elevator)

Exterior

• Parking: Assigned parking; Garage available; On-street parking; Waitlist for parking; Parking fee $85
• Utilities: Electric service by Con-Edison; Public sewer; Cable connected; Electricity connected
• Home design: Stock cooperative
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating; Radiant heating; Wall/window air conditioning units
• Interior features: Open floorplan; 7 total stories; Entry on level 1; No basement; 3 total rooms

🏢 Co-op / cooperative unit. The $199,000 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 $199k.

Deal economics

• At list price, monthly cash flow is $-454 ($-5k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $199k).
• Recommended offer: $196k (1.5% below list) — sets the bar for market timing.
• Cap rate 3.6% vs local median 5.4% in Yonkers — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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); 166 active listings in the ZIP; 31 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 $6k 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.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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.

Risks & watch-outs

• Watch-outs: HOA is 42% of rent.
• 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 $196,015 (1.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.26% ✓
• Cap rate: 3.55%
• Cash-on-cash: -9.79%
• DSCR: 0.56
• GRM: 6.6

CMA / ARV

• ARV (median comp): $194,290
• List price: $199,000
• Delta: 2.42%
• 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: -22.8%
• Equity multiple: 0.15×
• Total profit: $-47,200
• Equity at exit: $29,672

10-year hold

• IRR: -2.9%
• Equity multiple: 0.73×
• Total profit: $-15,031
• Equity at exit: $17,206

Cash invested: $55,720 (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: 166
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,516 high
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA est. from 1 same-building comp: −$1,067
• Vacancy / Maint / Mgmt: −$528
• Net cashflow: $-454

Break-even live

Break-even rent $3,091

Max offer price $133,240

Occupancy floor —

Sensitivity live

Price	-10% $-317	-5% $-386	+0% $-454	+5% $-523	+10% $-592
Rent	-10% $-653	-5% $-554	+0% $-454	+5% $-355	+10% $-256
Rate	-1.0pp $-354	-0.5pp $-404	base $-454	+0.5pp $-506	+1.0pp $-558

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 31 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	0.03mi
216 1st St Unit 1 Yonkers, NY	1.0	1.0	600	$2,000	$3.33	45d	1	0.20mi
255 Bronx River Rd Unit 4R Yonkers, NY	1.0	1.0	800	$2,250	$2.81	25d	1	0.30mi
277 Bronx River Rd Apt 3M Yonkers, NY	—	1.0	550	$1,700	$3.09	45d	1	0.35mi
2325 Cortlandt St Unit 4 Mt Vernon, NY	2.0	1.0	700	$2,300	$3.29	26d	1	0.60mi
20 Overhill Pl Unit 3 Yonkers, NY	2.0	1.0	800	$3,000	$3.75	45d	1	0.63mi
119 S 13th Ave Mount Vernon, NY	2.0	1.0	800	$2,997	$3.75	14d	1	0.78mi
18 N Bond St Unit 3D Mt Vernon, NY	1.0	1.0	750	$2,000	$2.67	26d	1	0.83mi
13 N Bond St Mount Vernon, NY	1.0	1.0	600	$1,785	$2.98	26d	1	0.83mi
495 Kimball Ave Unit First Floor Yonkers, NY	2.0	1.0	1100	$3,000	$2.73	45d	1	0.85mi
32 N Bond St Mount Vernon, NY	1.0	1.0	850	$1,900	$2.24	9d	1	0.86mi
119 S 11th Ave Unit 1 Mt Vernon, NY	2.0	1.0	700	$2,800	$4.00	12d	1	0.88mi
142 Trenchard St Unit 2E Yonkers, NY	1.0	1.0	900	$2,250	$2.50	12d	1	0.92mi
675 McLean Ave Unit 006H Yonkers, NY	1.0	1.0	577	$2,071	$3.59	6d	1	0.94mi
86 Edgewood Ave Unit 2W Yonkers, NY	2.0	1.0	1000	$2,699	$2.70	45d	1	0.97mi
86 Edgewood Ave Apt 2E Yonkers, NY	2.0	1.0	1000	$2,599	$2.60	20d	1	0.97mi
14 Elm St Unit 2 Mt Vernon, NY	2.0	1.0	1000	$2,800	$2.80	26d	1	0.99mi
150 S 6th Ave Unit 2 Mt Vernon, NY	1.0	1.0	800	$2,500	$3.12	9d	1	1.12mi
150 S 6th Ave Unit 2 Mt Vernon, NY	1.0	1.0	800	$2,500	$3.12	19d	1	1.12mi
103 North St Mount Vernon, NY	1.0	1.0	720	$1,900	$2.64	22d	1	1.16mi
230 N 7th Ave Unit 2 Mt Vernon, NY	1.0	1.0	950	$2,300	$2.42	12d	1	1.23mi
12 Putnam St Mount Vernon, NY	2.0	1.0	950	$2,600	$2.74	26d	1	1.27mi
200 Crescent Pl Unit 2nd fl Yonkers, NY	1.0	1.0	800	$2,300	$2.88	18d	1	1.27mi
671 Bronx River Rd Unit 3A Yonkers, NY	2.0	1.5	950	$3,000	$3.16	26d	1	1.31mi
130 Harrison Ave Yonkers, NY	1.0	1.0	650	$1,900	$2.92	45d	1	1.39mi
257 S 2nd Ave Mount Vernon, NY	1.0	1.0	800	$2,250	$2.81	26d	1	1.40mi
57 Putnam Ave Yonkers, NY	2.0	1.0	900	$3,000	$3.33	13d	1	1.44mi
57 Putnam Ave Yonkers, NY	2.0	1.0	900	$3,000	$3.33	23d	1	1.44mi
23 Alida St Unit 2s Yonkers, NY	2.0	1.0	1000	$2,900	$2.90	26d	1	1.46mi
429 S 3rd Ave Mount Vernon, NY	1.0	1.0	600	$2,300	$3.83	5d	1	1.46mi
7 Monroe St Unit 3A Mt Vernon, NY	2.0	1.0	600	$2,200	$3.67	20d	1	1.48mi

HOA detail condo

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

Listing history 8 events

1. 2026-05-18
   status Pending 788-char remark
2. 2026-04-21
   listed $199,000 Active 788-char remark
3. 2020-06-03
   soldstatus $180,000 Closed 885-char remark

   Show marketing remark (885 chars)

   Welcome to Glendale Gardens in Westchester County. This is the home You've been waiting for in this market.! Spacious and sunny 1 BEDROOM unit close to EVERYTHING.This lovely Co-op unit has been renovated with a new kitchen,new bathroom and all new appliances. Do nothing but move in! This well-maintained and well-managed complex comes with a live-in superintendent, a porter, an onsite laundry room, an indoor garage and a parking lot. It is also a commuters' dream! The Metro-North, the IRT 2 and 5 train, the BeeLine bus, Bronx River Parkway and Interstate 87 are just minutes away and just steps from a shopping center that includes CVS, Dunkin Donuts, pizzeria and more. A sponsor unit - No Board Approval is required. PURCHASE WITH ONLY 10% DOWN. This is an incredible find and Fully Available. A Do Not Miss In This Market. Additional Information: HeatingFuel:Oil Above Ground,

4. 2020-04-16
   historical
5. 2020-03-27
   status Pending 885-char remark

   Show marketing remark (885 chars)

   Welcome to Glendale Gardens in Westchester County. This is the home You've been waiting for in this market.! Spacious and sunny 1 BEDROOM unit close to EVERYTHING.This lovely Co-op unit has been renovated with a new kitchen,new bathroom and all new appliances. Do nothing but move in! This well-maintained and well-managed complex comes with a live-in superintendent, a porter, an onsite laundry room, an indoor garage and a parking lot. It is also a commuters' dream! The Metro-North, the IRT 2 and 5 train, the BeeLine bus, Bronx River Parkway and Interstate 87 are just minutes away and just steps from a shopping center that includes CVS, Dunkin Donuts, pizzeria and more. A sponsor unit - No Board Approval is required. PURCHASE WITH ONLY 10% DOWN. This is an incredible find and Fully Available. A Do Not Miss In This Market. Additional Information: HeatingFuel:Oil Above Ground,

6. 2020-02-19
   status Pending 885-char remark

   Show marketing remark (885 chars)

   Welcome to Glendale Gardens in Westchester County. This is the home You've been waiting for in this market.! Spacious and sunny 1 BEDROOM unit close to EVERYTHING.This lovely Co-op unit has been renovated with a new kitchen,new bathroom and all new appliances. Do nothing but move in! This well-maintained and well-managed complex comes with a live-in superintendent, a porter, an onsite laundry room, an indoor garage and a parking lot. It is also a commuters' dream! The Metro-North, the IRT 2 and 5 train, the BeeLine bus, Bronx River Parkway and Interstate 87 are just minutes away and just steps from a shopping center that includes CVS, Dunkin Donuts, pizzeria and more. A sponsor unit - No Board Approval is required. PURCHASE WITH ONLY 10% DOWN. This is an incredible find and Fully Available. A Do Not Miss In This Market. Additional Information: HeatingFuel:Oil Above Ground,

7. 2020-01-14
   listed $184,000 Active 885-char remark

   Show marketing remark (885 chars)

   Welcome to Glendale Gardens in Westchester County. This is the home You've been waiting for in this market.! Spacious and sunny 1 BEDROOM unit close to EVERYTHING.This lovely Co-op unit has been renovated with a new kitchen,new bathroom and all new appliances. Do nothing but move in! This well-maintained and well-managed complex comes with a live-in superintendent, a porter, an onsite laundry room, an indoor garage and a parking lot. It is also a commuters' dream! The Metro-North, the IRT 2 and 5 train, the BeeLine bus, Bronx River Parkway and Interstate 87 are just minutes away and just steps from a shopping center that includes CVS, Dunkin Donuts, pizzeria and more. A sponsor unit - No Board Approval is required. PURCHASE WITH ONLY 10% DOWN. This is an incredible find and Fully Available. A Do Not Miss In This Market. Additional Information: HeatingFuel:Oil Above Ground,

8. 2020-01-14
   listed $184,000 New

   Show marketing remark (885 chars)

   Welcome to Glendale Gardens in Westchester County. This is the home You've been waiting for in this market.! Spacious and sunny 1 BEDROOM unit close to EVERYTHING.This lovely Co-op unit has been renovated with a new kitchen,new bathroom and all new appliances. Do nothing but move in! This well-maintained and well-managed complex comes with a live-in superintendent, a porter, an onsite laundry room, an indoor garage and a parking lot. It is also a commuters' dream! The Metro-North, the IRT 2 and 5 train, the BeeLine bus, Bronx River Parkway and Interstate 87 are just minutes away and just steps from a shopping center that includes CVS, Dunkin Donuts, pizzeria and more. A sponsor unit - No Board Approval is required. PURCHASE WITH ONLY 10% DOWN. This is an incredible find and Fully Available. A Do Not Miss In This Market. Additional Information: HeatingFuel:Oil Above Ground,

ⓘ 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 · 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: $30,194
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$2,416
• − Management: −$2,416
• − HOA: −$12,804
• − Depreciation: −$5,789
• Taxable loss: −$8,357
• Est. tax savings @ 24.0%: +$2,006
• After-tax cash flow: $-3,448/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): 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

+8.2% since first listed

8 events — show timeline

• 2026-05-18 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-21 Listed $199,000 OneKey® MLS as Distributed by MLS Grid
• 2020-06-03 Sold (MLS) $180,000 OneKey® MLS as Distributed by MLS Grid
• 2020-04-16 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-03-27 Pending — OneKey® MLS as Distributed by MLS Grid
• 2020-02-19 Pending — OneKey® MLS as Distributed by MLS Grid
• 2020-01-14 Listed $184,000 OneKey® MLS as Distributed by MLS Grid
• 2020-01-14 Listed $184,000 OneKey® MLS as Distributed by MLS Grid