2685 Creston Ave Unit 4-A · New York, NY 10468

$175,000

1 bd · 1.0 ba · 735 sqft · Condo · 44 Days on market

Built 1940 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 +27.1/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Appreciation +5.3/10.0
• Schools +5.0/10.0
• Rent growth +4.2/5.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0

Listing remarks

Welcome to 2685 Creston Avenue, Unit 4A — a beautifully updated one-bedroom sponsor unit offering comfort, convenience, and a seamless buying experience with no board approval required. This spacious approximately 735-square-foot residence features a bright and airy layout with generous living and dining areas, perfect for both relaxing and entertaining. The home includes a thoughtfully renovated kitchen and bathroom, ample closet space, and charming architectural details that bring warmth and character throughout. Located in a well-maintained six-story cooperative, residents enjoy amenities including a recently upgraded elevator, on-site laundry, and a live-in superintendent. The ele

Key facts

• Renovated bathroom
• Ample closet space
• Updated kitchen

Tags

• UPDATED KITCHEN
• RENOVATED BATHROOM
• AMPLE CLOSET SPACE
• CHARMING ARCHITECTURAL DETAILS
• RECENTLY UPGRADED ELEVATOR
• ON-SITE LAUNDRY

Property features AI

Exterior

• Parking: On-street parking; No carport
• Utilities: Public sewer; Electricity connected; Natural gas connected; Water connected; Trash collection (public); Cable available
• Home design: Stock cooperative; Entry level 4
• Construction: Brick exterior; Brick/mortar foundation
• Exterior features: Brick construction; Brick/mortar foundation; Not waterfront

Interior

• Kitchen: Gas range; Gas oven; Refrigerator; Stainless steel appliances; ENERGY STAR qualified appliances
• Bedrooms: First-floor bedroom (unit entry level: 4)
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating; No central cooling
• Interior features: First-floor bedroom; Eat-in kitchen; Galley-style kitchen; Quartz/Quartzite counters; Soaking tub; Aluminum-framed, double-pane windows; Basement present
• Laundry & utility: Laundry in basement

🏢 Co-op / cooperative unit. The $175,000 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 $175k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $494 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 2.6% in New York — 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 75/100 on livability (#268 in NY, #4,188 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A; Watch: crime F, cost of living F.
• Market conditions: Rents rising fast (+6.7%/yr); 124 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 6,929 units permitted in Bronx County in 2024 (6,829 in 5+ unit buildings).
• At $2,156/mo this rent would consume 56% of the median local household income ($46k/yr) (locally 9659% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $2k of equity ($1k loan paydown + $881 appreciation (0.5% local appreciation)).
• Bronx County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.5% appreciation + 6.7% rent growth), your $49k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.23% ✓
• Cap rate: 9.68%
• Cash-on-cash: 12.09%
• DSCR: 1.54
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.5% appreciation · 6.7% rent growth · sell at horizon

5-year hold

• IRR: 15.5%
• Equity multiple: 1.79×
• Total profit: $38,863
• Equity at exit: $55,267

10-year hold

• IRR: 21.9%
• Equity multiple: 3.84×
• Total profit: $139,111
• Equity at exit: $70,099

Cash invested: $49,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (CITY): 0 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City New York: 0 Strongly Tenant-Friendly · D+34

Rent Stabilization Code; HSTPA; 6+ months in housing court.

Methodology + full state rankings →

ZIP-level market 10468

• Home prices YoY: 0.2%
• Rents YoY: 6.7%
• Active inventory: 124
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,156 medium
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $494

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 72%

Sensitivity live

Price	-10% $615	-5% $554	+0% $494	+5% $433	+10% $373
Rent	-10% $323	-5% $409	+0% $494	+5% $579	+10% $664
Rate	-1.0pp $582	-0.5pp $538	base $494	+0.5pp $448	+1.0pp $402

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2600 Netherland Ave Bronx, NY	1.0–3.0	1.0–2.5	1132	$2,775	$2.45	23d	3	1.28mi

HOA detail condo

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

Listing history 17 events

1. 2026-06-21
   days on market $175,000 Active 44 DOM
2. 2026-06-18
   days on market $175,000 Active 41 DOM
3. 2026-06-17
   days on market $175,000 Active 40 DOM
4. 2026-06-16
   days on market $175,000 Active 39 DOM
5. 2026-06-15
   days on market $175,000 Active 38 DOM
6. 2026-06-13
   days on market $175,000 Active 36 DOM
7. 2026-06-10
   days on market $175,000 Active 32 DOM
8. 2026-06-08
   days on market $175,000 Active 31 DOM
9. 2026-06-08
   days on market $175,000 Active 30 DOM
10. 2026-06-04
    days on market $175,000 Active 27 DOM
11. 2026-06-03
    days on market $175,000 Active 26 DOM
12. 2026-06-01
    days on market $175,000 Active 24 DOM
13. 2026-05-31
    days on market $175,000 Active 23 DOM
14. 2026-05-07
    listed $175,000 Active
15. 2021-11-01
    historical
16. 2021-07-16
    price $149,000
17. 2021-04-29
    listed $155,000 Active

ⓘ 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 ≥99°F today · 14 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: $25,869
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$2,070
• − Management: −$2,070
• − Depreciation: −$5,091
• Taxable income: $3,336
• Est. tax owed @ 24.0%: −$801
• After-tax cash flow: $5,123/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 · 13 photos

Good 80/100 Cosmetic rehab

This one-bedroom condo is in good condition with recent updates, making it a great investment opportunity.

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal and property value
• Resale Clean windows — Improves natural light and overall appearance
• Both Update flooring — Fresh hardwood floors can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior — Enhances curb appeal and property value ↑
• Resale Clean windows — Improves natural light and overall appearance ↑
• Both Update flooring — Fresh hardwood floors can increase both resale and rental 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)

No district data.

Livability — New York

• Score: 75/100
• State rank: #268
• US rank: #4188

Category grades

Amenities A+ Commute A+ Cost of living F Crime F Employment A- Housing C+ Health & safety A User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New York, NY
• County: Bronx County · 1,197,324 people
• City population: 7,731,280
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 75,557
• Household income: $46,233
• Rent vs Own: 91.5% rent · 8.5% own
• Severe rent burden: 9659.0

Population outlook (Bronx County) Hauer SSP2

• Today (2025): 1,607,353 people
• By 2030: 1,681,852 · +4.6%
• By 2040: 1,824,421 · +13.5%
• By 2050: 1,945,470 · +21.0%
• By 2075: 2,187,887 · +36.1%
• By 2100: 2,244,136 · +39.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (76%)
• Race & ethnicity: Hispanic / Latino 76% Black 17% Two or more races 15% White 3% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 10% Puerto Rican 11% Dominican 45%
• Common ancestry: Hispanic 1%
• Foreign-born: 46% · Canada, Vietnam, Jamaica
• Languages at home: 22% English-only · Spanish 69% French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · Bronx

• 2024 margin: Solid D (+45.4) · D 72.7% · R 27.3%
• 2008→2024 swing: -32.3pp toward R · 2008: 77.8pp · 2024: 45.4pp
• All cycles: 2024: D+45.4 2020: D+67.6 2016: D+79.1 2012: D+82.9 2008: D+77.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.50%
• Current HPI: 249.8923
• Rent YoY: ▲ 6.70%
• 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

+12.9% since first listed

4 events — show timeline

• 2026-05-07 Listed $175,000 OneKey® MLS as Distributed by MLS Grid
• 2021-11-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-07-16 Price Changed $149,000 OneKey® MLS as Distributed by MLS Grid
• 2021-04-29 Listed $155,000 OneKey® MLS as Distributed by MLS Grid