525 W 236 St Unit 5B · New York, NY 10463

$229,500

1 bd · 1.0 ba · 750 sqft · Condo · 412 Days on market

Built 1956

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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 +23.2/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

525 West 236th Street is a well-maintained cooperative building located between Riverdale Ave and Johnson Ave. This corner unit is in move in condition with a Flexible open floor plan that offers plenty of closets, windows, and natural light. The kitchen was renovated 9 years ago. Oak hardwood floors throughout apartment. Recessed Lighting. Windows in every room for extra sunlight. One block to shopping on Johnson Avenue and Riverdale Avenue, Close to transportation, parks, and schools. Close to subway (15 Min Walk) one train, rail link service to Metro North and all major highways. laundry room off Lobby and there is a storage/bike room. Additional Information: Amenities:Storage,

Key facts

• Garage
• Built 1956
• Listed 412 days

Property features AI

Finance

• HOA & community: Association: Greenthal; Building amenities include elevators, park, and live-in superintendent; Association fee includes heat and hot water

Exterior

• Parking: Garage parking; On-street parking (waitlist)
• Utilities: Electric service by Con Edison; Public sewer; Public trash collection
• Home design: Stock cooperative
• Construction: Brick construction
• Exterior features: Brick construction; Near public transit; Near schools; Near shops; Not waterfront

Interior

• Kitchen: Dishwasher; Refrigerator; Gas water heater
• Bedrooms: 3 rooms total (entry level 5)
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Radiant heat; No central cooling
• Interior features: Formal dining area; Open kitchen layout; Common area laundry; Pets allowed with size limit
• Laundry & utility: Common area laundry

🏢 Co-op / cooperative unit. The $229,500 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 $230k.

Deal economics

• At list price, monthly cash flow is $415 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Recommended offer: $202k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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.
• Zoned schools: Elm Tree Elementary School (math 27% / reading 52%, grade F, #1,444 of 2,108 statewide, top 71%, 806 students, 94% FRL); Jhs 383 Philippa Schuyler (math 32% / reading 67%, grade C, #280 of 729 statewide, top 40%, 822 students, 85% FRL); Midwood High School (math 94% / reading 96%, grade A+, #83 of 1,100 statewide, top 8%, 4,062 students, 73% FRL).
• Market conditions: Rents rising fast (+11.6%/yr); 345 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).
• This rent runs 41% of the median local income ($75k/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 $7k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $64k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 412 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask is 15% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $201,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 412 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 1956 — 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: 1.10% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.76%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 1.0%
• Equity multiple: 1.04×
• Total profit: $2,695
• Equity at exit: $34,219

10-year hold

• IRR: 15.2%
• Equity multiple: 2.52×
• Total profit: $97,506
• Equity at exit: $19,843

Cash invested: $64,260 (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 10463

• Rents YoY: 11.6%
• Active inventory: 345
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,533 medium
• Mortgage (P&I): −$1,204
• Tax est. 1.5%: −$287 /mo · $3,442/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $415

Break-even live

Break-even rent $2,008

Max offer price $229,500

Occupancy floor 79%

Sensitivity live

Price	-10% $574	-5% $495	+0% $415	+5% $336	+10% $257
Rent	-10% $215	-5% $315	+0% $415	+5% $515	+10% $616
Rate	-1.0pp $531	-0.5pp $474	base $415	+0.5pp $356	+1.0pp $295

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: $57,375
• Closing costs: $6,885
• 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	0.67mi

HOA detail condo

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

Listing history 24 events

1. 2026-06-21
   days on market $229,500 Active 412 DOM
2. 2026-06-18
   days on market $229,500 Active 409 DOM
3. 2026-06-17
   days on market $229,500 Active 408 DOM
4. 2026-06-15
   days on market $229,500 Active 406 DOM
5. 2026-06-13
   days on market $229,500 Active 404 DOM
6. 2026-06-10
   days on market $229,500 Active 400 DOM
7. 2026-06-08
   days on market $229,500 Active 399 DOM
8. 2026-06-03
   days on market $229,500 Active 394 DOM
9. 2026-06-01
   days on market $229,500 Active 392 DOM
10. 2026-05-31
    days on market $229,500 Active 391 DOM
11. 2026-05-20
    status Active
12. 2026-04-29
    price $229,500
13. 2026-04-02
    status Active
14. 2025-12-20
    status Pending
15. 2025-11-09
    price $215,900
16. 2025-11-09
    status Active
17. 2025-08-28
    price $219,000
18. 2025-08-28
    status Active
19. 2025-04-23
    status Pending
20. 2024-10-19
    price $199,500
21. 2024-09-11
    price $209,000
22. 2024-09-11
    status Active
23. 2024-03-27
    status Pending
24. 2024-02-28
    listed $199,000 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 · 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: $30,401
• − Mortgage interest: −$12,856
• − Property taxes: −$3,442
• − Insurance: −$1,148
• − Repairs & maintenance: −$2,432
• − Management: −$2,432
• − Depreciation: −$6,676
• Taxable income: $1,415
• Est. tax owed @ 24.0%: −$340
• After-tax cash flow: $4,645/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): 69,470
• Household income: $74,974
• Rent vs Own: 64.6% rent · 35.4% own
• Severe rent burden: 5586.0

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 0.65)
• Race & ethnicity: Hispanic / Latino 50% White 30% Two or more races 17% Black 12% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 12% Cuban 1% Dominican 25%
• Common ancestry: Scotch-Irish 3% Romanian 2% Lithuanian 1%
• Foreign-born: 30% · Canada, Jamaica, China
• Languages at home: 50% English-only · Spanish 40% Other Indo-European 3% Russian/Polish/Slavic 2%

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: ▼ -294.75%
• Current HPI: 168.0211
• Rent YoY: ▲ 11.60%
• 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

+15.3% since first listed

14 events — show timeline

• 2026-05-20 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-04-29 Price Changed $229,500 OneKey® MLS as Distributed by MLS Grid
• 2026-04-02 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-12-20 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-11-09 Price Changed $215,900 OneKey® MLS as Distributed by MLS Grid
• 2025-11-09 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-08-28 Price Changed $219,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-28 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-04-23 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-10-19 Price Changed $199,500 OneKey® MLS as Distributed by MLS Grid
• 2024-09-11 Price Changed $209,000 OneKey® MLS as Distributed by MLS Grid
• 2024-09-11 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2024-03-27 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-02-28 Listed $199,000 OneKey® MLS as Distributed by MLS Grid