5610 Netherland Ave Unit 5G · New York, NY 10471

$250,000

2 bd · 1.0 ba · 1,000 sqft · Condo · 155 Days on market

Built 1949

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Why this score? — see what drove the C+ 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 +26.1/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

More space, style, and comfort in this spacious two-bedroom, one-bathroom co-op for sale in the North Riverdale neighborhood. This well-proportioned home features a generously sized living room filled with soothing natural light and beautifully maintained hardwood floors throughout, complemented by two spacious private bedrooms. The windowed bathroom is equipped with wall-to-wall ceramic tiles and KOHLER-designed hardware and plumbing accessories. The windowed galley kitchen is thoughtfully designed with marble countertops and state-of-the-art stainless steel appliances, including an LG French-door refrigerator with freezer drawer, a digital KitchenAid microwave, a Frigidaire Professional S

Key facts

• Garage
• Built 1949
• Listed 154 days

Property features AI

Finance

• HOA & community: Association: Netherland Gardens Corp.; Association fee includes electricity, heat, and hot water

Exterior

• Parking: Has garage; Parking waitlist
• Utilities: Electricity available (Con Edison); Natural gas available; Public water; Public sewer
• Home design: Stock cooperative; Updated/remodeled condition; 6 total stories; Entry level listed as 5
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Convection oven; Gas range; Dishwasher; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: Entry level: 5
• Flooring: Ceramic tile; Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Radiant heating; Wall/window air conditioning units
• Interior features: Galley-style kitchen; High ceilings; Marble countertops; Double-pane windows; Common walk-out basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $250k.

Deal economics

• At list price, monthly cash flow is $626 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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: 201 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 6,929 units permitted in Bronx County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 35% of the median local income ($103k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Bronx County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 12y 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 $192k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1949 — 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 $220,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 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 1949 — 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. 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. 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?
7. 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?
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: 1.19% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.74%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-565
• Equity at exit: $37,276

10-year hold

• IRR: 9.5%
• Equity multiple: 1.73×
• Total profit: $51,070
• Equity at exit: $21,615

Cash invested: $70,000 (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 10471

• Active inventory: 201
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,980 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$626
• Net cashflow: $626

Break-even live

Break-even rent $2,187

Max offer price $250,000

Occupancy floor 74%

Sensitivity live

Price	-10% $799	-5% $713	+0% $626	+5% $540	+10% $454
Rent	-10% $391	-5% $509	+0% $626	+5% $744	+10% $862
Rate	-1.0pp $752	-0.5pp $690	base $626	+0.5pp $562	+1.0pp $496

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
249 McLean Ave Unit 1B Yonkers, NY	1.0	1.0	700	$2,500	$3.57	19d	1	0.95mi
106 McLean Ave Yonkers, NY	3.0	1.0	1000	$3,200	$3.20	45d	1	1.15mi
52 Lewis Pkwy Unit 1545731P Yonkers, NY	3.0	2.0	1496	$5,806	$3.88	16d	1	1.16mi
117 Morris St Yonkers, NY	1.0	1.0	700	$2,000	$2.86	6d	1	1.22mi
280 Hawthorne Ave Yonkers, NY	1.0	1.0	700	$2,100	$3.00	8d	2	1.24mi
57 Putnam Ave Yonkers, NY	2.0	1.0	900	$3,000	$3.33	12d	1	1.24mi
57 Putnam Ave Yonkers, NY	2.0	1.0	900	$3,000	$3.33	23d	1	1.24mi
16 Pier St Yonkers, NY	3.0	1.0	1000	$3,200	$3.20	17d	1	1.27mi
14 Highland Ave Unit 2A Yonkers, NY	1.0	1.0	1000	$1,500	$1.50	20d	1	1.43mi

HOA detail condo

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

Listing history 28 events

1. 2026-06-21
   days on market $250,000 Active 155 DOM
2. 2026-06-18
   days on market $250,000 Active 152 DOM
3. 2026-06-17
   days on market $250,000 Active 151 DOM
4. 2026-06-01
   days on market $250,000 Active 150 DOM
5. 2026-05-31
   days on market $250,000 Active 149 DOM
6. 2026-03-18
   status Active
7. 2026-03-16
   historical
8. 2026-01-01
   listed $250,000 Active
9. 2025-12-29
   historical $250,000
10. 2025-05-01
    price $249,500
11. 2024-10-31
    listed $249,999 Active
12. 2024-10-25
    status Active
13. 2024-09-24
    historical
14. 2024-07-23
    status Pending
15. 2024-04-17
    listed $249,999 Active
16. 2024-02-03
    price $189,900
17. 2015-10-13
    price $189,900
18. 2015-10-13
    soldstatus $192,000 Sold
19. 2015-10-13
    price $192,000
20. 2015-10-13
    soldstatus $192,000
21. 2015-09-02
    historical Pending
22. 2015-07-31
    listed $189,900 Active
23. 2015-07-31
    listed $189,900
24. 2014-11-21
    historical Expired
25. 2014-11-20
    historical
26. 2014-09-11
    listed Active
27. 2014-09-11
    listed $224,500
28. 2014-08-21
    listed $192,000

ⓘ 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 ≥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: $35,760
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,861
• − Management: −$2,861
• − Depreciation: −$7,273
• Taxable income: $3,761
• Est. tax owed @ 24.0%: −$903
• After-tax cash flow: $6,615/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)

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): 23,798
• Household income: $103,046
• Rent vs Own: 40.6% rent · 59.4% own
• Severe rent burden: 553.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 53% Hispanic / Latino 31% Two or more races 16% Black 7% Asian 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 8% Dominican 11%
• Common ancestry: Scotch-Irish 4% Romanian 3% Italian 2%
• Foreign-born: 20% · Canada, Jamaica, China
• Languages at home: 65% English-only · Spanish 21% Russian/Polish/Slavic 4% Other Indo-European 3%

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: ▼ -114.80%
• Current HPI: 197.2006
• Rent YoY: —
• 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

+30.2% since first listed

23 events — show timeline

• 2026-03-18 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-03-16 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-01-01 Listed $250,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-29 Coming Soon $250,000 OneKey® MLS as Distributed by MLS Grid
• 2025-05-01 Price Changed $249,500 OneKey® MLS as Distributed by MLS Grid
• 2024-10-31 Listed $249,999 OneKey® MLS as Distributed by MLS Grid
• 2024-10-25 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2024-09-24 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-07-23 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-04-17 Listed $249,999 OneKey® MLS as Distributed by MLS Grid
• 2024-02-03 Price Changed $189,900 RLS at REBNY
• 2015-10-13 Sold (MLS) $192,000 HGMLS
• 2015-10-13 Price Changed $189,900 HGMLS
• 2015-10-13 Price Changed $192,000 HGMLS
• 2015-10-13 Sold (MLS) $192,000 OneKey® MLS as Distributed by MLS Grid
• 2015-09-02 Contingent — HGMLS
• 2015-07-31 Listed $189,900 HGMLS
• 2015-07-31 Listed $189,900 OneKey® MLS as Distributed by MLS Grid
• 2014-11-21 Delisted — HGMLS
• 2014-11-20 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2014-09-11 Listed — HGMLS
• 2014-09-11 Listed $224,500 OneKey® MLS as Distributed by MLS Grid
• 2014-08-21 Listed $192,000 RLS at REBNY