255 Bronx River Rd Unit 7L · Yonkers, NY 10704

$159,000

1 bd · 1.0 ba · 775 sqft · Condo · 53 Days on market

Built 1970 Good condition ↓ 9% since listing

---

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).

• ARV discount +11.0/15.0
• 1% rule +9.9/10.0
• Cash flow +8.1/30.0
• Rent growth +5.0/5.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully Renovated Sponsor Unit One Bedroom Apartment in Desirable Wakefield Park Section of Yonkers ~ Empire Gardens is a Co-op Building however Board Approval is Not Required ~ Entrance Foyer to Totally Remodeled and Opened Modern Kitchen with New Appliances and Dishwasher ~ New Soft Close Cabinets and Great Counter Space ~ Spacious Living Room with Treetop Views ~ Hardwood Floors and Great Cross Light ~ Generous Bedroom with Double Closets ~ Totally Renovated Bathroom with Shower/Tub Combination ~ Full Laundry in Building ~ Monthly Maintenance Includes Heat - Hot Water - Cooking Gas ~ Empire Gardens is a Co-op Building however Board Approval is Not Required ~ Short Walk to Mount Vernon West or Wakefield Train Station ~ 25 Minutes to Mid-Town Manhattan ~ Close to All Shopping ~ Great Restaurants and Nightlife ~ Easy Access to All Major Highways ~ Plenty of Street Parking ~ No Pets Allowed ~ Smoke Free Building ~ Some Pictures are Virtually Staged.

Key facts

• Treetop views
• Renovated bathroom
• Double closets

Tags

• RENOVATED KITCHEN
• TREETOP VIEWS
• DOUBLE CLOSETS
• RENOVATED BATHROOM
• FULL LAUNDRY
• SHORT WALK TO TRAIN STATION

🏢 Co-op / cooperative unit. The $159,000 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 $159k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-158 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $154k (3.0% below list) — sets the bar for market timing.

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 (+21.0%/yr); 165 active listings in the ZIP; 34 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 $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.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $16k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 39% of rent.
• 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 $154,230 (3.0% 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. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.49% ✓
• Cap rate: 5.10%
• Cash-on-cash: -4.26%
• DSCR: 0.81
• GRM: 5.6

CMA / ARV

• ARV (median comp): $172,316
• List price: $159,000
• Delta: -7.73%
• 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: -13.0%
• Equity multiple: 0.49×
• Total profit: $-22,692
• Equity at exit: $23,707

10-year hold

• IRR: 5.9%
• Equity multiple: 1.60×
• Total profit: $26,796
• Equity at exit: $13,747

Cash invested: $44,520 (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: 5.6×

Monthly cashflow live

• Estimated rent: $2,372 high
• Mortgage (P&I): −$834
• Tax est. 1.5%: −$199 /mo · $2,385/yr
• Insurance: −$66
• HOA est. from 1 same-building comp: −$933
• Vacancy / Maint / Mgmt: −$498
• Net cashflow: $-158

Break-even live

Break-even rent $2,572

Max offer price $136,121

Occupancy floor —

Sensitivity live

Price	-10% $-48	-5% $-103	+0% $-158	+5% $-213	+10% $-268
Rent	-10% $-345	-5% $-252	+0% $-158	+5% $-64	+10% $29
Rate	-1.0pp $-78	-0.5pp $-118	base $-158	+0.5pp $-199	+1.0pp $-241

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
255 Bronx River Rd Unit 4R Yonkers, NY	1.0	1.0	800	$2,250	$2.81	25d	1	0.03mi
277 Bronx River Rd Apt 3M Yonkers, NY	—	1.0	550	$1,700	$3.09	44d	1	0.07mi
216 1st St Unit 1 Yonkers, NY	1.0	1.0	600	$2,000	$3.33	44d	1	0.18mi
135 Wakefield Ave Yonkers, NY	2.0	1.0	850	$3,000	$3.53	44d	2	0.27mi
20 Overhill Pl Unit 3 Yonkers, NY	2.0	1.0	800	$3,000	$3.75	44d	1	0.35mi
2325 Cortlandt St Unit 4 Mt Vernon, NY	2.0	1.0	700	$2,300	$3.29	25d	1	0.37mi
18 N Bond St Unit 3D Mt Vernon, NY	1.0	1.0	750	$2,000	$2.67	25d	1	0.55mi
13 N Bond St Mount Vernon, NY	1.0	1.0	600	$1,785	$2.98	25d	1	0.56mi
32 N Bond St Mount Vernon, NY	1.0	1.0	850	$1,900	$2.24	8d	1	0.58mi
119 S 13th Ave Mount Vernon, NY	2.0	1.0	800	$2,997	$3.75	14d	1	0.60mi
495 Kimball Ave Unit First Floor Yonkers, NY	2.0	1.0	1100	$3,000	$2.73	44d	1	0.63mi
119 S 11th Ave Unit 1 Mt Vernon, NY	2.0	1.0	700	$2,800	$4.00	12d	1	0.68mi
14 Elm St Unit 2 Mt Vernon, NY	2.0	1.0	1000	$2,800	$2.80	25d	1	0.69mi
86 Edgewood Ave Apt 2E Yonkers, NY	2.0	1.0	1000	$2,599	$2.60	20d	1	0.71mi
86 Edgewood Ave Unit 2W Yonkers, NY	2.0	1.0	1000	$2,699	$2.70	44d	1	0.71mi
142 Trenchard St Unit 2E Yonkers, NY	1.0	1.0	900	$2,250	$2.50	12d	1	0.75mi
103 North St Mount Vernon, NY	1.0	1.0	720	$1,900	$2.64	21d	1	0.87mi
150 S 6th Ave Unit 2 Mt Vernon, NY	1.0	1.0	800	$2,500	$3.12	8d	1	0.92mi
150 S 6th Ave Unit 2 Mt Vernon, NY	1.0	1.0	800	$2,500	$3.12	18d	1	0.92mi
230 N 7th Ave Unit 2 Mt Vernon, NY	1.0	1.0	950	$2,300	$2.42	11d	1	0.94mi
12 Putnam St Mount Vernon, NY	2.0	1.0	950	$2,600	$2.74	25d	1	0.97mi
200 Crescent Pl Unit 2nd fl Yonkers, NY	1.0	1.0	800	$2,300	$2.88	18d	1	0.99mi
671 Bronx River Rd Unit 3A Yonkers, NY	2.0	1.5	950	$3,000	$3.16	25d	1	1.04mi
675 McLean Ave Unit 006H Yonkers, NY	1.0	1.0	577	$2,071	$3.59	5d	1	1.14mi
257 S 2nd Ave Mount Vernon, NY	1.0	1.0	800	$2,250	$2.81	25d	1	1.21mi
33 William St Mount Vernon, NY	1.0–2.0	1.0	725	$1,850	$2.55	23d	2	1.28mi
7 Monroe St Unit 3A Mt Vernon, NY	2.0	1.0	600	$2,200	$3.67	20d	1	1.29mi
645 N MacQuesten Pkwy Unit 3G Mt Vernon, NY	2.0	1.0	950	$3,195	$3.36	25d	1	1.32mi
429 S 3rd Ave Mount Vernon, NY	1.0	1.0	600	$2,300	$3.83	5d	1	1.33mi
23 Alida St Unit 2s Yonkers, NY	2.0	1.0	1000	$2,900	$2.90	25d	1	1.37mi
669 N Terrace Ave Mount Vernon, NY	1.0	1.0	750	$2,031	$2.71	25d	1	1.40mi
80 W Grand St Mount Vernon, NY	1.0	1.0	850	$1,942	$2.28	25d	1	1.42mi
42 Broad St W Mount Vernon, NY	3.0	1.0–2.0	1014	$3,956	$3.90	25d	15	1.49mi
42 Broad St W Mount Vernon, NY	3.0	1.0–2.0	955	$2,841	$2.97	3d	16	1.49mi

HOA detail condo

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

Listing history 4 events

1. 2026-05-07
   status Active 966-char remark

   Show marketing remark (966 chars)

   Beautifully Renovated Sponsor Unit One Bedroom Apartment in Desirable Wakefield Park Section of Yonkers ~ Empire Gardens is a Co-op Building however Board Approval is Not Required ~ Entrance Foyer to Totally Remodeled and Opened Modern Kitchen with New Appliances and Dishwasher ~ New Soft Close Cabinets and Great Counter Space ~ Spacious Living Room with Treetop Views ~ Hardwood Floors and Great Cross Light ~ Generous Bedroom with Double Closets ~ Totally Renovated Bathroom with Shower/Tub Combination ~ Full Laundry in Building ~ Monthly Maintenance Includes Heat - Hot Water - Cooking Gas ~ Empire Gardens is a Co-op Building however Board Approval is Not Required ~ Short Walk to Mount Vernon West or Wakefield Train Station ~ 25 Minutes to Mid-Town Manhattan ~ Close to All Shopping ~ Great Restaurants and Nightlife ~ Easy Access to All Major Highways ~ Plenty of Street Parking ~ No Pets Allowed ~ Smoke Free Building ~ Some Pictures are Virtually Staged.

2. 2026-03-20
   status Pending 966-char remark

   Show marketing remark (966 chars)

   Beautifully Renovated Sponsor Unit One Bedroom Apartment in Desirable Wakefield Park Section of Yonkers ~ Empire Gardens is a Co-op Building however Board Approval is Not Required ~ Entrance Foyer to Totally Remodeled and Opened Modern Kitchen with New Appliances and Dishwasher ~ New Soft Close Cabinets and Great Counter Space ~ Spacious Living Room with Treetop Views ~ Hardwood Floors and Great Cross Light ~ Generous Bedroom with Double Closets ~ Totally Renovated Bathroom with Shower/Tub Combination ~ Full Laundry in Building ~ Monthly Maintenance Includes Heat - Hot Water - Cooking Gas ~ Empire Gardens is a Co-op Building however Board Approval is Not Required ~ Short Walk to Mount Vernon West or Wakefield Train Station ~ 25 Minutes to Mid-Town Manhattan ~ Close to All Shopping ~ Great Restaurants and Nightlife ~ Easy Access to All Major Highways ~ Plenty of Street Parking ~ No Pets Allowed ~ Smoke Free Building ~ Some Pictures are Virtually Staged.

3. 2026-01-26
   price $159,000 966-char remark

   Show marketing remark (966 chars)

   Beautifully Renovated Sponsor Unit One Bedroom Apartment in Desirable Wakefield Park Section of Yonkers ~ Empire Gardens is a Co-op Building however Board Approval is Not Required ~ Entrance Foyer to Totally Remodeled and Opened Modern Kitchen with New Appliances and Dishwasher ~ New Soft Close Cabinets and Great Counter Space ~ Spacious Living Room with Treetop Views ~ Hardwood Floors and Great Cross Light ~ Generous Bedroom with Double Closets ~ Totally Renovated Bathroom with Shower/Tub Combination ~ Full Laundry in Building ~ Monthly Maintenance Includes Heat - Hot Water - Cooking Gas ~ Empire Gardens is a Co-op Building however Board Approval is Not Required ~ Short Walk to Mount Vernon West or Wakefield Train Station ~ 25 Minutes to Mid-Town Manhattan ~ Close to All Shopping ~ Great Restaurants and Nightlife ~ Easy Access to All Major Highways ~ Plenty of Street Parking ~ No Pets Allowed ~ Smoke Free Building ~ Some Pictures are Virtually Staged.

4. 2026-01-12
   listed $175,000 Active 966-char remark

   Show marketing remark (966 chars)

   Beautifully Renovated Sponsor Unit One Bedroom Apartment in Desirable Wakefield Park Section of Yonkers ~ Empire Gardens is a Co-op Building however Board Approval is Not Required ~ Entrance Foyer to Totally Remodeled and Opened Modern Kitchen with New Appliances and Dishwasher ~ New Soft Close Cabinets and Great Counter Space ~ Spacious Living Room with Treetop Views ~ Hardwood Floors and Great Cross Light ~ Generous Bedroom with Double Closets ~ Totally Renovated Bathroom with Shower/Tub Combination ~ Full Laundry in Building ~ Monthly Maintenance Includes Heat - Hot Water - Cooking Gas ~ Empire Gardens is a Co-op Building however Board Approval is Not Required ~ Short Walk to Mount Vernon West or Wakefield Train Station ~ 25 Minutes to Mid-Town Manhattan ~ Close to All Shopping ~ Great Restaurants and Nightlife ~ Easy Access to All Major Highways ~ Plenty of Street Parking ~ No Pets Allowed ~ Smoke Free Building ~ Some Pictures are Virtually Staged.

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 56% 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: $28,461
• − Mortgage interest: −$8,906
• − Property taxes: −$2,385
• − Insurance: −$795
• − Repairs & maintenance: −$2,277
• − Management: −$2,277
• − HOA: −$11,196
• − Depreciation: −$4,625
• Taxable loss: −$4,000
• Est. tax savings @ 24.0%: +$960
• After-tax cash flow: $-937/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 80/100 Cosmetic rehab

This fully renovated one-bedroom apartment in Empire Gardens is move-in ready with modern updates and ample natural light.

Value-add opportunities

• Both Painting exterior — Enhances curb appeal and resale value
• Both Landscaping — Improves curb appeal and rental value
• Both New flooring in kitchen — Enhances kitchen aesthetics and resale value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior — Enhances curb appeal and resale value ↑
• Both Landscaping — Improves curb appeal and rental value ↑
• Both New flooring in kitchen — Enhances kitchen aesthetics and resale 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): 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

-9.1% since first listed

4 events — show timeline

• 2026-05-07 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-03-20 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-01-26 Price Changed $159,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-12 Listed $175,000 OneKey® MLS as Distributed by MLS Grid