51 Cross St Unit 3B · Yonkers, NY 10708

$185,000

1 bd · 1.0 ba · 570 sqft · Condo · 22 Days on market

Built 1957 Good condition $325/sqft · 22% below area Est $238k · 22% under

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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 +29.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Schools +4.1/10.0
• Condition / age +3.8/5.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully refreshed one-bedroom co-op in the highly sought-after Bronxville Gardens Owners Corp—where comfort meets convenience in a prime location. This bright and inviting Coop has been freshly painted and showcases newly refinished hardwood floors that bring a timeless elegance and warmth to every room. The kitchen features a brand-new electric stove, making it both functional and ready for your everyday cooking needs. Thoughtfully maintained and move-in ready, this apartment offers an easy, low-maintenance lifestyle. Enjoy the rare convenience of included parking, along with access to a shared laundry room and additional storage—essentials that make daily living effortless. This is more than just a home—it’s an opportunity to own in a well-maintained community known for its charm and accessibility. Don’t miss your chance to make Bronxville Gardens your new home.

Key facts

• Parking
• Built 1957
• Listed 22 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $185k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $658 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $182k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.6% 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 (+4.3%/yr); 245 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $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.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $52k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• 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 $182,225 (1.5% below list)

Questions for the listing agent

1. Built in 1957 — 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: 1.33% ✓
• Cap rate: 10.56%
• Cash-on-cash: 15.24%
• DSCR: 1.68
• GRM: 6.3

CMA / ARV

• ARV (median comp): $237,855
• List price: $185,000
• Delta: -22.22%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 7.4%
• Equity multiple: 1.29×
• Total profit: $15,142
• Equity at exit: $27,584

10-year hold

• IRR: 17.8%
• Equity multiple: 2.56×
• Total profit: $80,660
• Equity at exit: $15,995

Cash invested: $51,800 (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 10708

• Rents YoY: 4.3%
• Active inventory: 245
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,451 high
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $658

Break-even live

Break-even rent $1,618

Max offer price $185,000

Occupancy floor 68%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
717 Tuckahoe Rd Unit 16A Yonkers, NY	1.0	1.0	650	$2,495	$3.84	4d	1	0.17mi
21 Scarsdale Rd Yonkers, NY	2.0	1.0	835	$3,795	$4.54	1d	21	0.49mi
8 Wainwright Ave Unit 2A Yonkers, NY	—	1.0	700	$1,600	$2.29	7d	1	0.51mi
12 Wainwright Ave Apt 1B Yonkers, NY	1.0	1.0	700	$1,950	$2.79	43d	1	0.51mi
42 Winchester Ave Unit 2A Yonkers, NY	1.0	1.0	700	$2,100	$3.00	14d	1	0.55mi
50 Columbus Ave Unit 817 Tuckahoe, NY	1.0	1.0	750	$3,000	$4.00	22d	1	0.73mi
28 Kenilworth Rd Unit The Cottage Yonkers, NY	1.0	1.0	600	$1,950	$3.25	14d	1	0.88mi
2 Consulate Dr Unit 1J Tuckahoe, NY	1.0	1.0	750	$2,700	$3.60	12d	1	0.91mi
40 Jackson Ave Eastchester, NY	1.0	1.0	725	$2,950	$4.07	14d	1	0.98mi
212 Alpine Pl Tuckahoe, NY	1.0	1.0	700	$2,700	$3.86	20d	1	1.13mi
300 Columbus Ave Tuckahoe, NY	—	1.0	766	$3,100	$4.05	18d	5	1.17mi
247 Mile Square Rd Yonkers, NY	—	1.0	350	$1,650	$4.71	4d	1	1.25mi
247 Mile Square Rd Unit 1ST Yonkers, NY	—	1.5	350	$1,650	$4.71	4d	1	1.25mi
Glen Rd Unit H Eastchester, NY	1.0	1.0	612	$2,200	$3.59	43d	1	1.25mi
601 Ridge Hill Blvd Yonkers, NY	2.0	1.0–2.0	819	$3,500	$4.27	7d	14	1.28mi
Fisher Ave Eastchester, NY	1.0	1.0	731	$2,500	$3.42	43d	1	1.32mi
2 Park Ave Unit 1B Eastchester, NY	1.0	1.0	740	$2,500	$3.38	43d	1	1.33mi

HOA detail condo

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

Listing history 3 events

1. 2026-05-15
   status Pending 928-char remark

   Show marketing remark (928 chars)

   Welcome to this beautifully refreshed one-bedroom co-op in the highly sought-after Bronxville Gardens Owners Corp—where comfort meets convenience in a prime location. This bright and inviting Coop has been freshly painted and showcases newly refinished hardwood floors that bring a timeless elegance and warmth to every room. The kitchen features a brand-new electric stove, making it both functional and ready for your everyday cooking needs. Thoughtfully maintained and move-in ready, this apartment offers an easy, low-maintenance lifestyle. Enjoy the rare convenience of included parking, along with access to a shared laundry room and additional storage—essentials that make daily living effortless. This is more than just a home—it’s an opportunity to own in a well-maintained community known for its charm and accessibility. Don’t miss your chance to make Bronxville Gardens your new home.

2. 2026-04-24
   listed $185,000 Active 928-char remark

   Show marketing remark (928 chars)

   Welcome to this beautifully refreshed one-bedroom co-op in the highly sought-after Bronxville Gardens Owners Corp—where comfort meets convenience in a prime location. This bright and inviting Coop has been freshly painted and showcases newly refinished hardwood floors that bring a timeless elegance and warmth to every room. The kitchen features a brand-new electric stove, making it both functional and ready for your everyday cooking needs. Thoughtfully maintained and move-in ready, this apartment offers an easy, low-maintenance lifestyle. Enjoy the rare convenience of included parking, along with access to a shared laundry room and additional storage—essentials that make daily living effortless. This is more than just a home—it’s an opportunity to own in a well-maintained community known for its charm and accessibility. Don’t miss your chance to make Bronxville Gardens your new home.

3. 2026-04-20
   historical $185,000 928-char remark

   Show marketing remark (928 chars)

   Welcome to this beautifully refreshed one-bedroom co-op in the highly sought-after Bronxville Gardens Owners Corp—where comfort meets convenience in a prime location. This bright and inviting Coop has been freshly painted and showcases newly refinished hardwood floors that bring a timeless elegance and warmth to every room. The kitchen features a brand-new electric stove, making it both functional and ready for your everyday cooking needs. Thoughtfully maintained and move-in ready, this apartment offers an easy, low-maintenance lifestyle. Enjoy the rare convenience of included parking, along with access to a shared laundry room and additional storage—essentials that make daily living effortless. This is more than just a home—it’s an opportunity to own in a well-maintained community known for its charm and accessibility. Don’t miss your chance to make Bronxville Gardens your new home.

ⓘ 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 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,416
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$2,353
• − Management: −$2,353
• − Depreciation: −$5,382
• Taxable income: $5,265
• Est. tax owed @ 24.0%: −$1,263
• After-tax cash flow: $6,633/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 75/100 Cosmetic rehab

This beautifully refreshed one-bedroom co-op is move-in ready with good condition and minimal maintenance required.

Value-add opportunities

• Both Paint touch-ups — Enhances curb appeal and interior aesthetics
• Both Landscaping — Improves curb appeal and adds value
• Both New flooring — Enhances interior aesthetics and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint touch-ups — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping — Improves curb appeal and adds value ↑
• Both New flooring — Enhances interior aesthetics and adds 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): 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

+0.0% since first listed

3 events — show timeline

• 2026-05-15 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-24 Listed $185,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-20 Coming Soon $185,000 OneKey® MLS as Distributed by MLS Grid