1468 Midland Ave Unit 2C · Yonkers, NY 10708

$199,000

1 bd · 1.0 ba · 900 sqft · Condo · 71 Days on market

Built 1928 $221/sqft · 7% below area Est $213k · 7% under

---

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 +10.6/15.0
• Cash flow +8.0/30.0
• 1% rule +7.9/10.0
• Schools +4.1/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully updated one-bedroom residence in a classic pre-war building at 1468 Midland Avenue, ideally positioned in the heart of Bronxville P.O. Yonkers. Spanning approximately 900 square feet, this spacious home blends timeless architectural character with modern upgrades. Soaring ceilings, elegant crown molding, and hardwood floors throughout create an open, airy feel, while the thoughtfully renovated kitchen features stainless steel appliances, including a recently replaced stove and microwave (March 2026), sleek finishes, and ample cabinet space, perfect for both everyday living and entertaining. The updated bathroom offers a clean, contemporary design, complementing the home’s overall move-in-ready appeal. New windows installed in April 2025 further enhance comfort, efficiency, and quiet enjoyment of the space. Beyond the apartment itself, residents enjoy a range of amenities including on-site storage (available for an additional fee), a bike room, beautifully maintained garden areas, and a designated barbecue space, ideal for relaxing or hosting during warmer months. Location is everything, and this home delivers. Just minutes from the Fleetwood Metro-North Station, commuting to Manhattan is seamless. You’re also conveniently close to major highways, multiple public transportation options, and premier shopping and dining destinations including the Cross County Shopping Center. A perfect blend of space, style, and convenience, this is one you don’t want to miss.

Key facts

• Garage
• Built 1928
• Listed 70 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $199k.

Deal economics

• At list price, monthly cash flow is $-206 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $199k).
• Recommended offer: $187k (6.0% 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 (+4.3%/yr); 245 active listings in the ZIP; 31 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 71 days — a 6% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 27y 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.
• Current owner paid $173k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 34% 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 $187,060 (6.0% 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 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1928 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.29% ✓
• Cap rate: 5.05%
• Cash-on-cash: -4.44%
• DSCR: 0.80
• GRM: 6.5

CMA / ARV

• ARV (median comp): $213,475
• List price: $199,000
• Delta: -6.78%
• 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: -21.0%
• Equity multiple: 0.26×
• Total profit: $-41,488
• Equity at exit: $29,672

10-year hold

• IRR: -9.7%
• Equity multiple: 0.34×
• Total profit: $-36,723
• Equity at exit: $17,206

Cash invested: $55,720 (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: 6.5×

Monthly cashflow live

• Estimated rent: $2,571 high
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA est. from 1 same-building comp: −$862
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $-206

Break-even live

Break-even rent $2,832

Max offer price $169,155

Occupancy floor —

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 31 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	0.29mi
42 Broad St W Mount Vernon, NY	3.0	1.0–2.0	955	$2,841	$2.97	2d	16	0.33mi
42 Broad St W Mount Vernon, NY	3.0	1.0–2.0	1014	$3,956	$3.90	24d	15	0.33mi
645 N MacQuesten Pkwy Unit 3G Mt Vernon, NY	2.0	1.0	950	$3,195	$3.36	24d	1	0.36mi
669 N Terrace Ave Mount Vernon, NY	1.0	1.0	750	$2,031	$2.71	24d	1	0.37mi
33 William St Mount Vernon, NY	1.0–2.0	1.0	725	$1,850	$2.55	22d	2	0.51mi
671 Bronx River Rd Unit 3A Yonkers, NY	2.0	1.5	950	$3,000	$3.16	24d	1	0.59mi
51 Parkway Rd Apt 3 Bronxville, NY	1.0	1.0	1100	$3,100	$2.82	24d	1	0.62mi
200 Crescent Pl Unit 2nd fl Yonkers, NY	1.0	1.0	800	$2,300	$2.88	16d	1	0.64mi
28 Tunis Ave Unit 2 Yonkers, NY	2.0	1.0	900	$3,000	$3.33	43d	1	0.69mi
12 Putnam St Mount Vernon, NY	2.0	1.0	950	$2,600	$2.74	24d	1	0.81mi
230 N 7th Ave Unit 2 Mt Vernon, NY	1.0	1.0	950	$2,300	$2.42	10d	1	0.90mi
103 North St Mount Vernon, NY	1.0	1.0	720	$1,900	$2.64	20d	1	0.95mi
86 Edgewood Ave Unit 2W Yonkers, NY	2.0	1.0	1000	$2,699	$2.70	43d	1	0.95mi
86 Edgewood Ave Apt 2E Yonkers, NY	2.0	1.0	1000	$2,599	$2.60	19d	1	0.95mi
14 Elm St Unit 2 Mt Vernon, NY	2.0	1.0	1000	$2,800	$2.80	24d	1	1.06mi
495 Kimball Ave Unit First Floor Yonkers, NY	2.0	1.0	1100	$3,000	$2.73	43d	1	1.12mi
64 Sagamore Rd Unit A6 Bronxville, NY	1.0	1.0	850	$2,900	$3.41	4d	1	1.13mi
148 Claremont Ave Mount Vernon, NY	2.0	1.0	960	$2,400	$2.50	19d	1	1.16mi
64 Kensington Rd Apt 1A Bronxville, NY	1.0	1.0	800	$2,895	$3.62	11d	1	1.19mi
142 Trenchard St Unit 2E Yonkers, NY	1.0	1.0	900	$2,250	$2.50	11d	1	1.21mi
32 N Bond St Mount Vernon, NY	1.0	1.0	850	$1,900	$2.24	7d	1	1.24mi
18 N Bond St Unit 3D Mt Vernon, NY	1.0	1.0	750	$2,000	$2.67	24d	1	1.27mi
20 Overhill Pl Unit 3 Yonkers, NY	2.0	1.0	800	$3,000	$3.75	43d	1	1.28mi
13 N Bond St Mount Vernon, NY	1.0	1.0	600	$1,785	$2.98	24d	1	1.29mi
111 Kensington Rd Unit 8 Bronxville, NY	1.0	1.0	825	$2,650	$3.21	13d	1	1.35mi
118 N Columbus Ave Mount Vernon, NY	1.0	1.0	650	$1,700	$2.62	24d	1	1.36mi
28 Kenilworth Rd Unit The Cottage Yonkers, NY	1.0	1.0	600	$1,950	$3.25	14d	1	1.36mi
112 N Columbus Ave Unit 2 Mt Vernon, NY	2.0	2.0	900	$2,997	$3.33	19d	1	1.37mi
85 Bennett Ave Unit 2 Yonkers, NY	2.0	1.0	1000	$2,500	$2.50	43d	1	1.45mi
42 Winchester Ave Unit 2A Yonkers, NY	1.0	1.0	700	$2,100	$3.00	14d	1	1.50mi

HOA detail condo

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

Listing history 33 events

1. 2026-06-18
   days on market $199,000 Active 71 DOM
2. 2026-06-17
   days on market $199,000 Active 70 DOM
3. 2026-06-16
   days on market $199,000 Active 69 DOM
4. 2026-06-15
   days on market $199,000 Active 68 DOM
5. 2026-06-13
   days on market $199,000 Active 66 DOM
6. 2026-06-09
   days on market $199,000 Active 62 DOM
7. 2026-06-08
   days on market $199,000 Active 61 DOM
8. 2026-06-07
   days on market $199,000 Active 60 DOM
9. 2026-06-04
   days on market $199,000 Active 57 DOM
10. 2026-06-03
    days on market $199,000 Active 56 DOM
11. 2026-06-02
    days on market $199,000 Active 55 DOM
12. 2026-06-01
    days on market $199,000 Active 54 DOM
13. 2026-05-31
    days on market $199,000 Active 53 DOM
14. 2026-04-09
    listed $199,000 Active 1531-char remark

    Show marketing remark (1531 chars)

    Welcome to this beautifully updated one-bedroom residence in a classic pre-war building at 1468 Midland Avenue, ideally positioned in the heart of Bronxville P.O. Yonkers. Spanning approximately 900 square feet, this spacious home blends timeless architectural character with modern upgrades. Soaring ceilings, elegant crown molding, and hardwood floors throughout create an open, airy feel, while the thoughtfully renovated kitchen features stainless steel appliances, including a recently replaced stove and microwave (March 2026), sleek finishes, and ample cabinet space, perfect for both everyday living and entertaining. The updated bathroom offers a clean, contemporary design, complementing the home’s overall move-in-ready appeal. New windows installed in April 2025 further enhance comfort, efficiency, and quiet enjoyment of the space. Beyond the apartment itself, residents enjoy a range of amenities including on-site storage (available for an additional fee), a bike room, beautifully maintained garden areas, and a designated barbecue space, ideal for relaxing or hosting during warmer months. Location is everything, and this home delivers. Just minutes from the Fleetwood Metro-North Station, commuting to Manhattan is seamless. You’re also conveniently close to major highways, multiple public transportation options, and premier shopping and dining destinations including the Cross County Shopping Center. A perfect blend of space, style, and convenience, this is one you don’t want to miss.

15. 2026-04-01
    historical $199,000 1531-char remark

    Show marketing remark (1531 chars)

    Welcome to this beautifully updated one-bedroom residence in a classic pre-war building at 1468 Midland Avenue, ideally positioned in the heart of Bronxville P.O. Yonkers. Spanning approximately 900 square feet, this spacious home blends timeless architectural character with modern upgrades. Soaring ceilings, elegant crown molding, and hardwood floors throughout create an open, airy feel, while the thoughtfully renovated kitchen features stainless steel appliances, including a recently replaced stove and microwave (March 2026), sleek finishes, and ample cabinet space, perfect for both everyday living and entertaining. The updated bathroom offers a clean, contemporary design, complementing the home’s overall move-in-ready appeal. New windows installed in April 2025 further enhance comfort, efficiency, and quiet enjoyment of the space. Beyond the apartment itself, residents enjoy a range of amenities including on-site storage (available for an additional fee), a bike room, beautifully maintained garden areas, and a designated barbecue space, ideal for relaxing or hosting during warmer months. Location is everything, and this home delivers. Just minutes from the Fleetwood Metro-North Station, commuting to Manhattan is seamless. You’re also conveniently close to major highways, multiple public transportation options, and premier shopping and dining destinations including the Cross County Shopping Center. A perfect blend of space, style, and convenience, this is one you don’t want to miss.

16. 2021-01-21
    soldstatus $173,000 Closed 710-char remark

    Show marketing remark (710 chars)

    Commuter’s Delights! WALKING DISTANCE TO FLEETWOOD TRAIN STATION!! This is your opportunity to own an immaculate large 1 bed, 1Bath unit in the desirable Bronxville Terrace! This Pre-War elevator building is full of architectural charm and Tudor details. This Unit Features a large living room, Hardwood floors, Eat in Kitchen,New cabinets , granite countertops, high ceilings, upgraded Electrical panel, Newly renovated Bathroom, Freshly painted, Arched doorways. Building offers garden with BBQ, storage in the basement for a monthly fee, exercise room and common laundry Maintenance excludes STAR deduction of $ 100.38./monthly Easy access to bus lines and major highways. A must see!

17. 2020-09-12
    listed $173,000 Active 710-char remark

    Show marketing remark (710 chars)

    Commuter’s Delights! WALKING DISTANCE TO FLEETWOOD TRAIN STATION!! This is your opportunity to own an immaculate large 1 bed, 1Bath unit in the desirable Bronxville Terrace! This Pre-War elevator building is full of architectural charm and Tudor details. This Unit Features a large living room, Hardwood floors, Eat in Kitchen,New cabinets , granite countertops, high ceilings, upgraded Electrical panel, Newly renovated Bathroom, Freshly painted, Arched doorways. Building offers garden with BBQ, storage in the basement for a monthly fee, exercise room and common laundry Maintenance excludes STAR deduction of $ 100.38./monthly Easy access to bus lines and major highways. A must see!

18. 2020-06-11
    status Pending
19. 2020-06-11
    historical
20. 2020-02-26
    listed $168,000 Active
21. 2013-02-01
    historical
22. 2012-06-29
    price
23. 2012-05-07
    price
24. 2011-12-13
    price
25. 2011-11-01
    price
26. 2011-06-06
    price
27. 2011-03-31
    listed Active
28. 2004-11-04
    soldstatus $145,000
29. 2004-08-23
    historical
30. 2004-07-11
    listed $145,000
31. 2000-04-17
    price $56,000
32. 2000-04-17
    soldstatus $53,000
33. 1999-10-07
    listed $53,000

ⓘ 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: $30,851
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$2,468
• − Management: −$2,468
• − HOA: −$10,344
• − Depreciation: −$5,789
• Taxable loss: −$5,346
• Est. tax savings @ 24.0%: +$1,283
• After-tax cash flow: $-1,192/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

+275.5% since first listed

20 events — show timeline

• 2026-04-09 Listed $199,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-01 Coming Soon $199,000 OneKey® MLS as Distributed by MLS Grid
• 2021-01-21 Sold (MLS) $173,000 OneKey® MLS as Distributed by MLS Grid
• 2020-09-12 Listed $173,000 OneKey® MLS as Distributed by MLS Grid
• 2020-06-11 Pending — OneKey® MLS as Distributed by MLS Grid
• 2020-06-11 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-02-26 Listed $168,000 OneKey® MLS as Distributed by MLS Grid
• 2013-02-01 Delisted — HGMLS
• 2012-06-29 Price Changed — HGMLS
• 2012-05-07 Price Changed — HGMLS
• 2011-12-13 Price Changed — HGMLS
• 2011-11-01 Price Changed — HGMLS
• 2011-06-06 Price Changed — HGMLS
• 2011-03-31 Listed — HGMLS
• 2004-11-04 Sold (MLS) $145,000 HGMLS
• 2004-08-23 Delisted — HGMLS
• 2004-07-11 Listed $145,000 HGMLS
• 2000-04-17 Sold (MLS) $53,000 HGMLS
• 2000-04-17 Price Changed $56,000 HGMLS
• 1999-10-07 Listed $53,000 HGMLS