1440 Midland Ave Unit 5C · Yonkers, NY 10708

$205,000

1 bd · 1.0 ba · 900 sqft · Condo · 28 Days on market

Built 1928

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Why this score? — see what drove the D+ 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 +15.0/30.0
• 1% rule +7.6/10.0
• ARV discount +7.1/15.0
• DSCR +4.6/10.0
• 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 this move-in-ready cooperative apartment in Bronxville PO, where classic charm meets everyday convenience. From the moment you step into the inviting lobby, you will know you are home. This spacious residence offers a thoughtfully designed layout, featuring a bright kitchen with a dedicated dining area. Enjoy crisp white cabinetry, ample counter space, gas range, dishwasher, and a cozy eat-in dining area. Smooth flow to the oversized living room allows for easy entertaining. This space also provides flexibility for a designated area ideal for a home office. Bedroom offers double exposure and cleverly designed closet units. Tastefully designed neutral bath with soaker tub. Throughout the apartment, timeless details blend seamlessly with modern updates, including new energy-efficient windows. Residents enjoy a range of amenities, such as an updated on-site laundry room, private garden, BBQ and picnic areas, and a playground—creating a welcoming community atmosphere. Commuting is effortless, with the Fleetwood Metro-North station just 0.5 miles away and Bronxville station approximately 1.1 miles away, offering quick access to New York City. Enjoy close proximity to a variety of dining options in Fleetwood, and Bronxville Village, as well as the convenience of the nearby Cross County Shopping Mall. This lovely home offers the perfect balance of character, comfort, and convenience.

Key facts

• Bright kitchen
• Double exposure
• Move in ready

Tags

• MOVE IN READY
• BRIGHT KITCHEN
• DEDICATED DINING AREA
• OVERSIZED LIVING ROOM
• DOUBLE EXPOSURE
• CLEVERLY DESIGNED CLOSET UNITS

🏢 Co-op / cooperative unit. The $205,000 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 $205k.

Deal economics

• At list price, monthly cash flow is $64 ($764/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $205k).
• Recommended offer: $202k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 5.3% in Yonkers — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y 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 21% of rent; built in 1928 — 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 $201,925 (1.5% below list)

Questions for the listing agent

1. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.26% ✓
• Cap rate: 6.67%
• Cash-on-cash: 1.33%
• DSCR: 1.06
• GRM: 6.6

CMA / ARV

• ARV (median comp): $203,112
• List price: $205,000
• Delta: 0.93%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -12.0%
• Equity multiple: 0.56×
• Total profit: $-25,456
• Equity at exit: $30,566

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-1,383
• Equity at exit: $17,725

Cash invested: $57,400 (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: 245
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,574 high
• Mortgage (P&I): −$1,075
• Tax est. 1.5%: −$256 /mo · $3,075/yr
• Insurance: −$85
• HOA est. from 1 same-building comp: −$553
• Vacancy / Maint / Mgmt: −$541
• Net cashflow: $64

Break-even live

Break-even rent $2,493

Max offer price $205,000

Occupancy floor 93%

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
80 W Grand St Mount Vernon, NY	1.0	1.0	850	$1,942	$2.28	24d	1	0.22mi
42 Broad St W Mount Vernon, NY	3.0	1.0–2.0	1014	$3,956	$3.90	24d	15	0.27mi
42 Broad St W Mount Vernon, NY	3.0	1.0–2.0	955	$2,841	$2.97	1d	16	0.27mi
645 N MacQuesten Pkwy Unit 3G Mt Vernon, NY	2.0	1.0	950	$3,195	$3.36	24d	1	0.29mi
669 N Terrace Ave Mount Vernon, NY	1.0	1.0	750	$2,031	$2.71	24d	1	0.30mi
33 William St Mount Vernon, NY	1.0–2.0	1.0	725	$1,850	$2.55	21d	2	0.44mi
671 Bronx River Rd Unit 3A Yonkers, NY	2.0	1.5	950	$3,000	$3.16	24d	1	0.54mi
200 Crescent Pl Unit 2nd fl Yonkers, NY	1.0	1.0	800	$2,300	$2.88	16d	1	0.58mi
51 Parkway Rd Apt 3 Bronxville, NY	1.0	1.0	1100	$3,100	$2.82	24d	1	0.69mi
28 Tunis Ave Unit 2 Yonkers, NY	2.0	1.0	900	$3,000	$3.33	43d	1	0.71mi
12 Putnam St Mount Vernon, NY	2.0	1.0	950	$2,600	$2.74	24d	1	0.74mi
230 N 7th Ave Unit 2 Mt Vernon, NY	1.0	1.0	950	$2,300	$2.42	10d	1	0.83mi
103 North St Mount Vernon, NY	1.0	1.0	720	$1,900	$2.64	20d	1	0.88mi
86 Edgewood Ave Unit 2W Yonkers, NY	2.0	1.0	1000	$2,699	$2.70	43d	1	0.90mi
86 Edgewood Ave Apt 2E Yonkers, NY	2.0	1.0	1000	$2,599	$2.60	18d	1	0.90mi
14 Elm St Unit 2 Mt Vernon, NY	2.0	1.0	1000	$2,800	$2.80	24d	1	0.99mi
495 Kimball Ave Unit First Floor Yonkers, NY	2.0	1.0	1100	$3,000	$2.73	43d	1	1.07mi
148 Claremont Ave Mount Vernon, NY	2.0	1.0	960	$2,400	$2.50	18d	1	1.11mi
32 N Bond St Mount Vernon, NY	1.0	1.0	850	$1,900	$2.24	7d	1	1.17mi
142 Trenchard St Unit 2E Yonkers, NY	1.0	1.0	900	$2,250	$2.50	10d	1	1.17mi
64 Sagamore Rd Unit A6 Bronxville, NY	1.0	1.0	850	$2,900	$3.41	4d	1	1.19mi
18 N Bond St Unit 3D Mt Vernon, NY	1.0	1.0	750	$2,000	$2.67	24d	1	1.20mi
20 Overhill Pl Unit 3 Yonkers, NY	2.0	1.0	800	$3,000	$3.75	43d	1	1.22mi
13 N Bond St Mount Vernon, NY	1.0	1.0	600	$1,785	$2.98	24d	1	1.22mi
64 Kensington Rd Apt 1A Bronxville, NY	1.0	1.0	800	$2,895	$3.62	11d	1	1.25mi
118 N Columbus Ave Mount Vernon, NY	1.0	1.0	650	$1,700	$2.62	24d	1	1.31mi
112 N Columbus Ave Unit 2 Mt Vernon, NY	2.0	2.0	900	$2,997	$3.33	18d	1	1.31mi
111 Kensington Rd Unit 8 Bronxville, NY	1.0	1.0	825	$2,650	$3.21	13d	1	1.41mi
28 Kenilworth Rd Unit The Cottage Yonkers, NY	1.0	1.0	600	$1,950	$3.25	14d	1	1.42mi
85 Bennett Ave Unit 2 Yonkers, NY	2.0	1.0	1000	$2,500	$2.50	43d	1	1.47mi
2325 Cortlandt St Unit 4 Mt Vernon, NY	2.0	1.0	700	$2,300	$3.29	24d	1	1.49mi
23 Alida St Unit 2s Yonkers, NY	2.0	1.0	1000	$2,900	$2.90	24d	1	1.50mi

HOA detail condo

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

Listing history 9 events

1. 2026-05-18
   status Pending 1421-char remark

   Show marketing remark (1421 chars)

   Welcome to this move-in-ready cooperative apartment in Bronxville PO, where classic charm meets everyday convenience. From the moment you step into the inviting lobby, you will know you are home. This spacious residence offers a thoughtfully designed layout, featuring a bright kitchen with a dedicated dining area. Enjoy crisp white cabinetry, ample counter space, gas range, dishwasher, and a cozy eat-in dining area. Smooth flow to the oversized living room allows for easy entertaining. This space also provides flexibility for a designated area ideal for a home office. Bedroom offers double exposure and cleverly designed closet units. Tastefully designed neutral bath with soaker tub. Throughout the apartment, timeless details blend seamlessly with modern updates, including new energy-efficient windows. Residents enjoy a range of amenities, such as an updated on-site laundry room, private garden, BBQ and picnic areas, and a playground—creating a welcoming community atmosphere. Commuting is effortless, with the Fleetwood Metro-North station just 0.5 miles away and Bronxville station approximately 1.1 miles away, offering quick access to New York City. Enjoy close proximity to a variety of dining options in Fleetwood, and Bronxville Village, as well as the convenience of the nearby Cross County Shopping Mall. This lovely home offers the perfect balance of character, comfort, and convenience.

2. 2026-04-20
   listed $205,000 Active 1421-char remark

   Show marketing remark (1421 chars)

   Welcome to this move-in-ready cooperative apartment in Bronxville PO, where classic charm meets everyday convenience. From the moment you step into the inviting lobby, you will know you are home. This spacious residence offers a thoughtfully designed layout, featuring a bright kitchen with a dedicated dining area. Enjoy crisp white cabinetry, ample counter space, gas range, dishwasher, and a cozy eat-in dining area. Smooth flow to the oversized living room allows for easy entertaining. This space also provides flexibility for a designated area ideal for a home office. Bedroom offers double exposure and cleverly designed closet units. Tastefully designed neutral bath with soaker tub. Throughout the apartment, timeless details blend seamlessly with modern updates, including new energy-efficient windows. Residents enjoy a range of amenities, such as an updated on-site laundry room, private garden, BBQ and picnic areas, and a playground—creating a welcoming community atmosphere. Commuting is effortless, with the Fleetwood Metro-North station just 0.5 miles away and Bronxville station approximately 1.1 miles away, offering quick access to New York City. Enjoy close proximity to a variety of dining options in Fleetwood, and Bronxville Village, as well as the convenience of the nearby Cross County Shopping Mall. This lovely home offers the perfect balance of character, comfort, and convenience.

3. 2021-03-23
   soldstatus $188,000 Closed 1063-char remark

   Show marketing remark (1063 chars)

   Come home to a stunning top floor apartment in desirable Bronxville Terrace. This one bedroom unit features a nicely updated eat-in kitchen with classic white cabinetry, granite countertops, and loads of cabinet space; a large living room with oversized windows, recessed lighting, and high-end customized blinds; a bright, sunny bedroom with two exposures; and a marble windowed bath. Prewar details abound, including hardwood floors, high ceilings, graceful archways, and crown moldings. The entire apartment has been freshly painted, and the doors and hardware have been restored to their original, pristine condition. Three closets, including two extra-deep ones in the hallway, provide excellent storage. The complex offers a park with BBQ grills, new security system, exercise room, and high-speed Internet. Less than a 5-minute walk to local shopping and the Fleetwood Metro North station. Only a 28-minute ride to Grand Central Terminal. Truly a commuter’s dream! Basic STAR for Yonkers is $1207 annually. Additional Information: Amenities:Storage,

4. 2020-11-24
   status Pending 1063-char remark

   Show marketing remark (1063 chars)

   Come home to a stunning top floor apartment in desirable Bronxville Terrace. This one bedroom unit features a nicely updated eat-in kitchen with classic white cabinetry, granite countertops, and loads of cabinet space; a large living room with oversized windows, recessed lighting, and high-end customized blinds; a bright, sunny bedroom with two exposures; and a marble windowed bath. Prewar details abound, including hardwood floors, high ceilings, graceful archways, and crown moldings. The entire apartment has been freshly painted, and the doors and hardware have been restored to their original, pristine condition. Three closets, including two extra-deep ones in the hallway, provide excellent storage. The complex offers a park with BBQ grills, new security system, exercise room, and high-speed Internet. Less than a 5-minute walk to local shopping and the Fleetwood Metro North station. Only a 28-minute ride to Grand Central Terminal. Truly a commuter’s dream! Basic STAR for Yonkers is $1207 annually. Additional Information: Amenities:Storage,

5. 2020-10-29
   listed $179,000 Active 1063-char remark

   Show marketing remark (1063 chars)

   Come home to a stunning top floor apartment in desirable Bronxville Terrace. This one bedroom unit features a nicely updated eat-in kitchen with classic white cabinetry, granite countertops, and loads of cabinet space; a large living room with oversized windows, recessed lighting, and high-end customized blinds; a bright, sunny bedroom with two exposures; and a marble windowed bath. Prewar details abound, including hardwood floors, high ceilings, graceful archways, and crown moldings. The entire apartment has been freshly painted, and the doors and hardware have been restored to their original, pristine condition. Three closets, including two extra-deep ones in the hallway, provide excellent storage. The complex offers a park with BBQ grills, new security system, exercise room, and high-speed Internet. Less than a 5-minute walk to local shopping and the Fleetwood Metro North station. Only a 28-minute ride to Grand Central Terminal. Truly a commuter’s dream! Basic STAR for Yonkers is $1207 annually. Additional Information: Amenities:Storage,

6. 2002-12-27
   soldstatus $100,000
7. 2002-12-01
   price $110,000
8. 2002-12-01
   historical
9. 2002-08-15
   listed $100,000

ⓘ 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 ≥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: $30,886
• − Mortgage interest: −$11,483
• − Property taxes: −$3,075
• − Insurance: −$1,025
• − Repairs & maintenance: −$2,471
• − Management: −$2,471
• − HOA: −$6,636
• − Depreciation: −$5,964
• Taxable loss: −$2,238
• Est. tax savings @ 24.0%: +$537
• After-tax cash flow: $1,301/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

+105.0% since first listed

9 events — show timeline

• 2026-05-18 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-20 Listed $205,000 OneKey® MLS as Distributed by MLS Grid
• 2021-03-23 Sold (MLS) $188,000 OneKey® MLS as Distributed by MLS Grid
• 2020-11-24 Pending — OneKey® MLS as Distributed by MLS Grid
• 2020-10-29 Listed $179,000 OneKey® MLS as Distributed by MLS Grid
• 2002-12-27 Sold (MLS) $100,000 HGMLS
• 2002-12-01 Delisted — HGMLS
• 2002-12-01 Price Changed $110,000 HGMLS
• 2002-08-15 Listed $100,000 HGMLS