601 Kappock St Unit 6F · New York, NY 10463

$245,000

1 bd · 1.0 ba · 800 sqft · Condo · 66 Days on market

Built 1960

---

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 +20.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• 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 MLS

Spacious one bedroom with cross ventilation, one bath, large living room, and foyer, many closets windowed ELK and windowed bathroom. Appliances included in the sale. Conveniently located on Kappock street near Knolls Crescent. Outdoor seasonal pool, laundry, part-time doorman, live-in super, pets welcome. Walk to shops, a variety of restaurants, parks, local and express busses across the street, short distance to #1 train and the Metro-north station. Parking wait-listed.

Key facts

• Quartz countertops
• Treetop views
• Natural light

Tags

• TOP FLOOR
• TREETOP VIEWS
• NATURAL LIGHT
• BUILT-IN MURPHY BED
• SEPARATE WINDOWED KITCHEN
• QUARTZ COUNTERTOPS

Property features AI

Finance

• HOA & community: Association: 601 Kappock Owners Corp.; Community features include a pool

Exterior

• Parking: Heated garage; Garage (1 space); Parking fee applies
• Utilities: Con Edison electric; Public sewer; Cable connected; Electricity connected; Natural gas connected; Phone connected
• Home design: Stock cooperative; 6 total stories; Entry on 6th level
• Construction: Other construction materials; Other foundation
• Exterior features: Bicycle room; Outdoor space; Pool/Spa; Not waterfront

Interior

• Kitchen: Gas cooktop; Microwave; Oven; Refrigerator; Stainless steel appliances
• Bedrooms: Pets allowed: cats and dogs (number limit)
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Radiant heating; Wall/Window air conditioning units
• Interior features: Chef's kitchen; Eat-in kitchen; Elevator; Entrance foyer; Formal dining; Galley-style kitchen; High-speed internet; Pantry; Quartz/Quartzite counters
• Laundry & utility: Common area laundry; Laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $245k.

Deal economics

• At list price, monthly cash flow is $319 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $245k).
• Recommended offer: $230k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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 (+11.6%/yr); 342 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 $69k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($230k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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 $175k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $230,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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: 1.04% ✓
• Cap rate: 7.86%
• Cash-on-cash: 5.59%
• DSCR: 1.25
• GRM: 8.0

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: -2.2%
• Equity multiple: 0.91×
• Total profit: $-5,861
• Equity at exit: $36,530

10-year hold

• IRR: 12.3%
• Equity multiple: 2.20×
• Total profit: $82,516
• Equity at exit: $21,183

Cash invested: $68,600 (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: 342
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,547 medium
• Mortgage (P&I): −$1,285
• Tax est. 1.5%: −$306 /mo · $3,675/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$535
• Net cashflow: $319

Break-even live

Break-even rent $2,143

Max offer price $245,000

Occupancy floor 82%

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: $61,250
• Closing costs: $7,350
• 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	22d	3	0.06mi

HOA detail condo

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

Listing history 21 events

1. 2026-06-18
   days on market $245,000 Active 66 DOM
2. 2026-06-17
   days on market $245,000 Active 65 DOM
3. 2026-06-15
   days on market $245,000 Active 63 DOM
4. 2026-06-13
   days on market $245,000 Active 61 DOM
5. 2026-06-10
   days on market $245,000 Active 57 DOM
6. 2026-06-08
   days on market $245,000 Active 56 DOM
7. 2026-06-08
   days on market $245,000 Active 55 DOM
8. 2026-06-04
   days on market $245,000 Active 52 DOM
9. 2026-06-03
   days on market $245,000 Active 51 DOM
10. 2026-06-01
    days on market $245,000 Active 49 DOM
11. 2026-05-31
    days on market $245,000 Active 48 DOM
12. 2026-04-13
    listed $245,000 Active
13. 2020-08-10
    soldstatus $175,000 Closed 476-char remark

    Show marketing remark (476 chars)

    Spacious one bedroom with cross ventilation, one bath, large living room, and foyer, many closets windowed ELK and windowed bathroom. Appliances included in the sale. Conveniently located on Kappock street near Knolls Crescent. Outdoor seasonal pool, laundry, part-time doorman, live-in super, pets welcome. Walk to shops, a variety of restaurants, parks, local and express busses across the street, short distance to #1 train and the Metro-north station. Parking wait-listed.

14. 2020-08-07
    soldstatus $175,000 Closed 530-char remark

    Show marketing remark (530 chars)

    Spacious one bedroom with cross ventilation, one bath, large living room, and foyer, many closets windowed ELK and windowed bathroom. Appliances included in the sale. Conveniently located on Kappock street near Knolls Crescent. Outdoor seasonal pool, laundry, part-time doorman, live-in super, pets welcome. Walk to shops, a variety of restaurants, parks, local and express busses across the street, short distance to #1 train and the Metro-north station. Parking wait-listed. Additional Information: HeatingFuel:Oil Above Ground,

15. 2020-08-07
    soldstatus $175,000

    Show marketing remark (530 chars)

    Spacious one bedroom with cross ventilation, one bath, large living room, and foyer, many closets windowed ELK and windowed bathroom. Appliances included in the sale. Conveniently located on Kappock street near Knolls Crescent. Outdoor seasonal pool, laundry, part-time doorman, live-in super, pets welcome. Walk to shops, a variety of restaurants, parks, local and express busses across the street, short distance to #1 train and the Metro-north station. Parking wait-listed. Additional Information: HeatingFuel:Oil Above Ground,

16. 2020-03-27
    status Pending 530-char remark

    Show marketing remark (530 chars)

    Spacious one bedroom with cross ventilation, one bath, large living room, and foyer, many closets windowed ELK and windowed bathroom. Appliances included in the sale. Conveniently located on Kappock street near Knolls Crescent. Outdoor seasonal pool, laundry, part-time doorman, live-in super, pets welcome. Walk to shops, a variety of restaurants, parks, local and express busses across the street, short distance to #1 train and the Metro-north station. Parking wait-listed. Additional Information: HeatingFuel:Oil Above Ground,

17. 2020-02-13
    status Pending 530-char remark

    Show marketing remark (476 chars)

    Spacious one bedroom with cross ventilation, one bath, large living room, and foyer, many closets windowed ELK and windowed bathroom. Appliances included in the sale. Conveniently located on Kappock street near Knolls Crescent. Outdoor seasonal pool, laundry, part-time doorman, live-in super, pets welcome. Walk to shops, a variety of restaurants, parks, local and express busses across the street, short distance to #1 train and the Metro-north station. Parking wait-listed.

18. 2020-02-13
    historical Contract Signed 476-char remark

    Show marketing remark (476 chars)

    Spacious one bedroom with cross ventilation, one bath, large living room, and foyer, many closets windowed ELK and windowed bathroom. Appliances included in the sale. Conveniently located on Kappock street near Knolls Crescent. Outdoor seasonal pool, laundry, part-time doorman, live-in super, pets welcome. Walk to shops, a variety of restaurants, parks, local and express busses across the street, short distance to #1 train and the Metro-north station. Parking wait-listed.

19. 2019-11-22
    listed $175,000 Active 476-char remark

    Show marketing remark (476 chars)

    Spacious one bedroom with cross ventilation, one bath, large living room, and foyer, many closets windowed ELK and windowed bathroom. Appliances included in the sale. Conveniently located on Kappock street near Knolls Crescent. Outdoor seasonal pool, laundry, part-time doorman, live-in super, pets welcome. Walk to shops, a variety of restaurants, parks, local and express busses across the street, short distance to #1 train and the Metro-north station. Parking wait-listed.

20. 2019-11-22
    listed $175,000

    Show marketing remark (476 chars)

    Spacious one bedroom with cross ventilation, one bath, large living room, and foyer, many closets windowed ELK and windowed bathroom. Appliances included in the sale. Conveniently located on Kappock street near Knolls Crescent. Outdoor seasonal pool, laundry, part-time doorman, live-in super, pets welcome. Walk to shops, a variety of restaurants, parks, local and express busses across the street, short distance to #1 train and the Metro-north station. Parking wait-listed.

21. 2019-11-21
    listed $175,000 Active 530-char remark

    Show marketing remark (530 chars)

    Spacious one bedroom with cross ventilation, one bath, large living room, and foyer, many closets windowed ELK and windowed bathroom. Appliances included in the sale. Conveniently located on Kappock street near Knolls Crescent. Outdoor seasonal pool, laundry, part-time doorman, live-in super, pets welcome. Walk to shops, a variety of restaurants, parks, local and express busses across the street, short distance to #1 train and the Metro-north station. Parking wait-listed. Additional Information: HeatingFuel:Oil Above Ground,

ⓘ 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: $30,569
• − Mortgage interest: −$13,724
• − Property taxes: −$3,675
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,446
• − Management: −$2,446
• − Depreciation: −$7,127
• Taxable loss: −$73
• Est. tax savings @ 24.0%: +$17
• After-tax cash flow: $3,850/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

+40.0% since first listed

10 events — show timeline

• 2026-04-13 Listed $245,000 OneKey® MLS as Distributed by MLS Grid
• 2020-08-10 Sold (MLS) $175,000 RLS at REBNY
• 2020-08-07 Sold (MLS) $175,000 RLS at REBNY
• 2020-08-07 Sold (MLS) $175,000 OneKey® MLS as Distributed by MLS Grid
• 2020-03-27 Pending — OneKey® MLS as Distributed by MLS Grid
• 2020-02-13 Pending — OneKey® MLS as Distributed by MLS Grid
• 2020-02-13 Contingent — RLS at REBNY
• 2019-11-22 Listed $175,000 RLS at REBNY
• 2019-11-22 Listed $175,000 RLS at REBNY
• 2019-11-21 Listed $175,000 OneKey® MLS as Distributed by MLS Grid