485 Bronx River Rd Unit A23 · Yonkers, NY 10704

$165,000

1 bd · 1.0 ba · 750 sqft · Townhouse · 205 Days on market

Built 1950 Good condition

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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 +9.6/15.0
• Rent growth +5.0/5.0
• Schools +4.1/10.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained one bedroom and one bathroom apartment is a Commuter's Dream. Bright and spacious unit boasts southwest exposure and features a renovated bathroom, recessed lighting, and ample closet space. The well-maintained building includes amenities such as an exercise room, multiple laundry rooms, elevators, an updated security camera system, a live-in superintendent, and is conveniently located near a Metro North station, bus stops, highways, parks, and shops. Board approval is necessary for this property.

Key facts

• Renovated bathroom
• Exercise room
• Ample closet space

Tags

• RENOVATED BATHROOM
• RECESSED LIGHTING
• AMPLE CLOSET SPACE
• EXERCISE ROOM
• MULTIPLE LAUNDRY ROOMS
• ELEVATORS

🏢 Co-op / cooperative unit. The $165,000 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 townhouse listed at $165k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $830 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.3% vs local median 5.2% 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 (+21.0%/yr); 251 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 79d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 88% of comp listings sitting > 30 days — soft ceiling on asking rent; 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $46k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 205 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y 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: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 205 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.51% ✓
• Cap rate: 12.33%
• Cash-on-cash: 21.57%
• DSCR: 1.96
• GRM: 5.5

CMA / ARV

• ARV (median comp): $172,950
• List price: $165,000
• Delta: -4.60%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
485 Bronx River Rd Unit C62	0.01mi	1/1.0	800 (+7%)	3mo	$190,000	$238	86
475 Bronx River Rd Unit 6C	0.03mi	1/1.0	850 (+13%)	2mo	$176,000	$207	74
55 Halley St Unit 5E	0.36mi	1/1.0	700 (-7%)	2mo	$165,000	$236	70
245 Bronx River Rd Bronx River Rd Unit 3E	0.56mi	1/1.0	762 (+2%)	2mo	$150,000	$197	69
20 William St Unit 4G	0.73mi	1/1.0	750 (0%)	3mo	$185,000	$247	63
20 William St Unit 1A	0.74mi	1/1.0	781 (+4%)	0mo	$169,000	$216	58
786 Bronx Riv Unit B56	0.73mi	1/1.0	700 (-7%)	2mo	$170,000	$243	53
786 Bronx River Rd Unit B65	0.72mi	2/1.0 (+1)	800 (+7%)	3mo	$195,000	$244	48
600 Locust St Unit 5F	0.71mi	1/1.0	850 (+13%)	0mo	$178,000	$209	44
760 Bronx River Rd Unit A-65	0.72mi	2/1.0 (+1)	825 (+10%)	1mo	$205,000	$248	44
755 Bronx River Rd Unit 6C	0.66mi	2/1.0 (+1)	850 (+13%)	1mo	$220,000	$259	41
755 Bronx River Rd Unit 1C	0.67mi	2/1.0 (+1)	850 (+13%)	2mo	$220,000	$259	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 19.7%
• Equity multiple: 1.85×
• Total profit: $39,367
• Equity at exit: $24,602

10-year hold

• IRR: 31.2%
• Equity multiple: 4.52×
• Total profit: $162,528
• Equity at exit: $14,266

Cash invested: $46,200 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 67 active · 57 under contract
• Months of supply: 8.7 mo (11%/mo absorbed)
• Median asking: $175,000 ($225/sqft)
• Median days on market: 86 d
• This list price: 25% of active listings are priced below it
• ARV vs active asking: +2.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 10704

• Rents YoY: 21.0%
• Active inventory: 251
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,494 high
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $830

Break-even live

Break-even rent $1,443

Max offer price $165,000

Occupancy floor 62%

Sensitivity live

Price	-10% $944	-5% $887	+0% $830	+5% $773	+10% $716
Rent	-10% $633	-5% $732	+0% $830	+5% $929	+10% $1,027
Rate	-1.0pp $913	-0.5pp $872	base $830	+0.5pp $788	+1.0pp $744

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: $41,250
• Closing costs: $4,950
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
411 Bronx River Rd Unit 9A Yonkers, NY	1.0	1.0	800	$2,295	$2.87	39d	1	0.19mi
20 Overhill Pl Unit 3 Yonkers, NY	2.0	1.0	800	$3,000	$3.75	139d	1	0.21mi
34 N Terrace Ave Unit 2ndFL Mt Vernon, NY	2.0	1.0	800	$3,000	$3.75	36d	1	0.23mi
34 N Terrace Ave Unit 2nd floor Mt Vernon, NY	2.0	1.0	800	$3,000	$3.75	63d	1	0.23mi
206 N Terrace Ave Unit 3 Mt Vernon, NY	1.0	1.0	700	$2,000	$2.86	4d	1	0.25mi
86 Edgewood Ave Unit 2W Yonkers, NY	2.0	1.0	1000	$2,699	$2.70	139d	1	0.25mi
86 Edgewood Ave Apt 2E Yonkers, NY	2.0	1.0	1000	$2,599	$2.60	114d	1	0.25mi
52 Yonkers Ter Apt 6H Yonkers, NY	1.0	1.0	750	$1,975	$2.63	51d	1	0.26mi
249 N MacQuesten Pkwy #2 Mt Vernon, NY	2.0	1.0	780	$2,800	$3.59	21d	1	0.28mi
14 Elm St Unit 2 Mt Vernon, NY	2.0	1.0	1000	$2,800	$2.80	120d	1	0.32mi
14 S High St Mount Vernon, NY	2.0	1.0	800	$2,600	$3.25	12d	1	0.32mi
495 Kimball Ave Unit First Floor Yonkers, NY	2.0	1.0	1100	$3,000	$2.73	139d	1	0.32mi
4 N Bleeker St Fl 4 Mt Vernon, NY	2.0	1.0	800	$2,000	$2.50	84d	1	0.35mi
44 N Bond St Unit 1 Mt Vernon, NY	2.0	1.0	1100	$2,900	$2.64	86d	1	0.37mi
32 N Bond St Mount Vernon, NY	1.0	1.0	850	$1,700	$2.00	79d	1	0.37mi
18 N Bond St Unit 3D Mt Vernon, NY	1.0	1.0	750	$2,000	$2.67	120d	1	0.38mi
13 N Bond St Mount Vernon, NY	1.0	1.0	600	$1,785	$2.98	120d	1	0.41mi
407 N MacQuesten Pkwy Unit 2 Mt Vernon, NY	2.0	1.0	938	$3,000	$3.20	36d	1	0.42mi
85 Halley St Unit 3 Yonkers, NY	2.0	1.0	1000	$3,000	$3.00	26d	1	0.42mi
200 Crescent Pl Unit 2nd fl Yonkers, NY	1.0	1.0	800	$2,150	$2.69	83d	1	0.45mi
103 North St Mount Vernon, NY	1.0	1.0	720	$1,900	$2.64	116d	1	0.45mi
277 Bronx River Rd Apt 3M Yonkers, NY	—	1.0	550	$1,700	$3.09	139d	1	0.49mi
671 Bronx River Rd Apt 6C Yonkers, NY	2.0	1.5	993	$2,895	$2.92	43d	1	0.49mi
671 Bronx River Rd Unit 3A Yonkers, NY	2.0	1.5	950	$3,000	$3.16	120d	1	0.49mi
12 Putnam St Mount Vernon, NY	2.0	1.0	950	$2,600	$2.74	120d	1	0.50mi
230 N 7th Ave Unit 2 Mt Vernon, NY	1.0	1.0	950	$2,300	$2.42	106d	1	0.50mi
123 N 7th Ave Apt 3 Mt Vernon, NY	1.0	1.0	1000	$1,750	$1.75	31d	1	0.53mi
255 Bronx River Rd Unit 4R Yonkers, NY	1.0	1.0	800	$2,300	$2.88	48d	1	0.54mi
142 Trenchard St Unit 2E Yonkers, NY	1.0	1.0	900	$2,250	$2.50	106d	1	0.55mi
2325 Cortlandt St Unit 4 Mt Vernon, NY	2.0	1.0	700	$2,300	$3.29	120d	1	0.56mi
111 Hart Ave Yonkers, NY	2.0	1.0	800	$2,800	$3.50	47d	1	0.58mi
525 N Macquesten Pkwy Mount Vernon, NY	1.0	1.0	750	$3,195	$4.26	51d	1	0.59mi
18 N 6th Ave Unit 2 Mt Vernon, NY	2.0	2.0	850	$2,450	$2.88	50d	1	0.59mi
29 S 15th Ave Unit 1 Mt Vernon, NY	2.0	1.0	952	$2,650	$2.78	63d	1	0.61mi
224 Gramatan Ave Unit 4K Mt Vernon, NY	1.0	1.0	700	$2,400	$3.43	51d	1	0.64mi
2 Alexander Pl Yonkers, NY	1.0	1.0	720	$2,700	$3.75	41d	1	0.66mi
216 1st St Unit 1 Yonkers, NY	1.0	1.0	600	$2,000	$3.33	139d	1	0.67mi
58 S 9th Ave Mount Vernon, NY	1.0	1.0	600	$2,300	$3.83	3d	1	0.71mi
770 Bronx River Rd Unit A53 Yonkers, NY	2.0	1.0	850	$1,200	$1.41	34d	1	0.71mi
770 Bronx River Rd Apt A42 Yonkers, NY	2.0	1.0	775	$2,500	$3.23	84d	1	0.72mi

Listing history 50 events

1. 2026-09-23
   days on market $165,000 Active 205 DOM
2. 2026-09-22
   days on market $165,000 Active 204 DOM
3. 2026-09-21
   days on market $165,000 Active 203 DOM
4. 2026-09-20
   days on market $165,000 Active 202 DOM
5. 2026-09-19
   days on market $165,000 Active 201 DOM
6. 2026-09-18
   days on market $165,000 Active 200 DOM
7. 2026-09-17
   days on market $165,000 Active 199 DOM
8. 2026-09-16
   days on market $165,000 Active 198 DOM
9. 2026-09-15
   days on market $165,000 Active 197 DOM
10. 2026-09-14
    days on market $165,000 Active 196 DOM
11. 2026-09-13
    days on market $165,000 Active 195 DOM
12. 2026-09-12
    days on market $165,000 Active 194 DOM
13. 2026-09-12
    remarks 572-char remark
14. 2026-09-11
    remarks 561-char remark
15. 2026-09-11
    pricedays on market $165,000 Active 193 DOM
16. 2026-09-05
    days on market $160,000 Active 187 DOM
17. 2026-09-04
    days on market $160,000 Active 186 DOM
18. 2026-09-02
    days on market $160,000 Active 184 DOM
19. 2026-08-31
    days on market $160,000 Active 182 DOM
20. 2026-08-30
    days on market $160,000 Active 181 DOM
21. 2026-08-29
    days on market $160,000 Active 180 DOM
22. 2026-08-28
    days on market $160,000 Active 179 DOM
23. 2026-08-27
    days on market $160,000 Active 178 DOM
24. 2026-08-26
    days on market $160,000 Active 177 DOM
25. 2026-08-25
    days on market $160,000 Active 176 DOM
26. 2026-08-24
    days on market $160,000 Active 175 DOM
27. 2026-08-23
    days on market $160,000 Active 174 DOM
28. 2026-08-22
    days on market $160,000 Active 173 DOM
29. 2026-08-21
    days on market $160,000 Active 172 DOM
30. 2026-08-20
    days on market $160,000 Active 171 DOM
31. 2026-08-19
    days on market $160,000 Active 170 DOM
32. 2026-08-18
    days on market $160,000 Active 169 DOM
33. 2026-08-17
    days on market $160,000 Active 168 DOM
34. 2026-08-16
    days on market $160,000 Active 167 DOM
35. 2026-08-15
    days on market $160,000 Active 166 DOM
36. 2026-08-14
    days on market $160,000 Active 165 DOM
37. 2026-08-13
    days on market $160,000 Active 164 DOM
38. 2026-08-12
    days on market $160,000 Active 163 DOM
39. 2026-08-11
    days on market $160,000 Active 162 DOM
40. 2026-08-10
    days on market $160,000 Active 161 DOM
41. 2026-08-09
    days on market $160,000 Active 160 DOM
42. 2026-08-08
    days on market $160,000 Active 159 DOM
43. 2026-08-06
    days on market $160,000 Active 157 DOM
44. 2026-08-05
    days on market $160,000 Active 156 DOM
45. 2026-08-04
    days on market $160,000 Active 155 DOM
46. 2026-08-03
    days on market $160,000 Active 154 DOM
47. 2026-07-31
    days on market $160,000 Active 151 DOM
48. 2026-07-30
    days on market $160,000 Active 149 DOM
49. 2026-07-28
    days on market $160,000 Active 148 DOM
50. 2026-07-26
    pricedays on market $160,000 Active 146 DOM

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 27% 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: $29,933
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$2,395
• − Management: −$2,395
• − Depreciation: −$4,800
• Taxable income: $7,801
• Est. tax owed @ 24.0%: −$1,872
• After-tax cash flow: $8,092/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 · 10 photos

Good 75/100 Cosmetic rehab Est. rehab $3,750–$11,250 screening

This well-maintained one-bedroom apartment is in good condition with modern amenities and a good location. It is ready for a new owner to move in.

Components & finishes AI

Flooring carpet Counters granite Appliances stainless steel

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace carpet with hardwood — Improves aesthetics and is durable ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

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

C Composite livability gradescore 68/100

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 · 1,028,035 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: 10% of renters

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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%

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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%

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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

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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

3 events — show timeline

• 2026-02-25 Listed $170,000 OneKey® MLS as Distributed by MLS Grid
• 2003-10-28 Delisted — HGMLS
• 2003-04-28 Listed — HGMLS