277 Bronx River Rd Unit 5M · Yonkers, NY 10704

$115,000

None bd · 1.0 ba · 550 sqft · MultiFamily · 151 Days on market

Built 1955

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Welcome home! This sunlit, immaculately presented apartment is the epitome of turn-key living, perfect for 1st-time buyers, busy commuters, or those looking to downsize without sacrificing style & comfort. Step inside to discover a bright & open layout that feels more like a one-bedroom than a studio, thanks to the cleverly designed bonus room—ideal as a cozy bedroom or home office. Indulge your culinary skills in the brand-new kitchen, boasting custom cabinets, gleaming SS appliances & chic quartz countertops. Ample closet space ensures your new home is as practical as it is elegant, while the updated bathroom adds a touch of modern luxury. Hardwood floors shine thr

Key facts

• Quartz countertops
• Custom cabinets
• Ample closet space

Tags

• BRAND-NEW KITCHEN
• CUSTOM CABINETS
• SS APPLIANCES
• QUARTZ COUNTERTOPS
• AMPLE CLOSET SPACE
• UPDATED BATHROOM

What this means for you Summary

Snapshot

• This is a ?-bed/1.0-bath multifamily listed at $115k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.6% 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.
• 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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $795 of loan paydown is wiped out by about $3k 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 $32k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 151 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.07% ✓
• Cap rate: 17.63%
• Cash-on-cash: 40.50%
• DSCR: 2.80
• GRM: 4.0

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: 40.3%
• Equity multiple: 2.85×
• Total profit: $59,698
• Equity at exit: $17,147

10-year hold

• IRR: 49.0%
• Equity multiple: 7.03×
• Total profit: $194,123
• Equity at exit: $9,943

Cash invested: $32,200 (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: 4.0×

Monthly cashflow live

• Estimated rent: $2,382 high
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $1,031

Break-even live

Break-even rent $1,076

Max offer price $115,000

Occupancy floor 52%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
216 1st St Unit 1 Yonkers, NY	1.0	1.0	600	$2,000	$3.33	44d	1	0.20mi
2325 Cortlandt St Unit 4 Mt Vernon, NY	2.0	1.0	700	$2,300	$3.29	25d	1	0.39mi
18 N Bond St Unit 3D Mt Vernon, NY	1.0	1.0	750	$2,000	$2.67	25d	1	0.53mi
13 N Bond St Mount Vernon, NY	1.0	1.0	600	$1,785	$2.98	25d	1	0.54mi
119 S 11th Ave Unit 1 Mt Vernon, NY	2.0	1.0	700	$2,800	$4.00	11d	1	0.70mi
103 North St Mount Vernon, NY	1.0	1.0	720	$1,900	$2.64	21d	1	0.83mi
675 McLean Ave Unit 006H Yonkers, NY	1.0	1.0	577	$2,071	$3.59	5d	1	1.14mi
33 William St Mount Vernon, NY	1.0–2.0	1.0	725	$2,675	$3.69	22d	2	1.23mi
7 Monroe St Unit 3A Mt Vernon, NY	2.0	1.0	600	$2,200	$3.67	19d	1	1.30mi
669 N Terrace Ave Mount Vernon, NY	1.0	1.0	750	$2,031	$2.71	25d	1	1.34mi
429 S 3rd Ave Mount Vernon, NY	1.0	1.0	600	$2,300	$3.83	4d	1	1.36mi
42 Broad St W Mount Vernon, NY	3.0	1.0–2.0	1014	$5,080	$5.01	24d	15	1.43mi
42 Broad St W Mount Vernon, NY	3.0	1.0–2.0	955	$3,199	$3.35	2d	16	1.43mi
130 Harrison Ave Yonkers, NY	1.0	1.0	650	$1,900	$2.92	44d	1	1.49mi

Listing history 13 events

1. 2026-02-06
   status Pending
2. 2026-01-07
   price $115,000
3. 2025-10-07
   price $119,000
4. 2025-09-08
   listed $125,000 Active
5. 2024-11-30
   historical $1,550
6. 2024-11-26
   listed $1,550
7. 2024-11-26
   historical $1,550
8. 2024-10-28
   listed $1,550
9. 2024-10-25
   historical $1,550
10. 2024-08-09
    listed $1,600
11. 2024-08-05
    historical $1,650
12. 2024-05-30
    price $1,650
13. 2024-04-25
    listed $1,750

ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 78% 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: $28,579
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$1,242
• − Repairs & maintenance: −$2,286
• − Management: −$2,286
• − Depreciation: −$3,345
• Taxable income: $11,253
• Est. tax owed @ 24.0%: −$2,701
• After-tax cash flow: $9,674/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

+6471.4% since first listed

13 events — show timeline

• 2026-02-06 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-01-07 Price Changed $115,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-07 Price Changed $119,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-08 Listed $125,000 OneKey® MLS as Distributed by MLS Grid
• 2024-11-30 Rental Removed $1,550 ONEKEY
• 2024-11-26 Listed for Rent $1,550 ONEKEY
• 2024-11-26 Rental Removed $1,550 ONEKEY
• 2024-10-28 Listed for Rent $1,550 ONEKEY
• 2024-10-25 Rental Removed $1,550 ONEKEY
• 2024-08-09 Listed for Rent $1,600 ONEKEY
• 2024-08-05 Rental Removed $1,650 ONEKEY
• 2024-05-30 Price Changed $1,650 ONEKEY
• 2024-04-25 Listed for Rent $1,750 ONEKEY