5500 Fieldston Rd Unit 4II · New York, NY 10471

$181,000

1 bd · 1.0 ba · 650 sqft · Condo · 194 Days on market

Built 1960 ↓ 10% since listing

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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 +25.6/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• 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

Spacious and sunny west-facing 1-bedroom apartment in the desirable Fieldstondale co-op. This unit is full of potential and ready for your personal touch. The layout includes a generous living room with charming hardwood floors, dining area, and large bedroom with built-in closets. Original kitchen and bath await renovation, offering a great opportunity to customize and add value. Well-maintained elevator building with live-in super, bike room, storage, outdoor seating area, and parking garage (waitlist). Pet-friendly. Conveniently located near the subway, Metro North, express and local buses, shops, schools, and NYC’s largest park with access to 40+ miles of bike trails. Easy street

Key facts

• Outdoor seating area
• Pet-friendly
• Easy street parking

Tags

• HARDWOOD FLOORS
• OUTDOOR SEATING AREA
• PET-FRIENDLY
• ACCESS TO BIKE TRAILS
• EASY STREET PARKING

Property features AI

Finance

• HOA & community: Pets allowed

Exterior

• Parking: No carport; No designated parking
• Utilities: Electric service by Con Edison; Public sewer; Water available; Trash collection (public); Electricity available
• Home design: Stock cooperative; 5 total stories; Entry on level 4
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: 1 total room (see rooms total)
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Built-in storage
• Laundry & utility: No basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $181k.

Deal economics

• At list price, monthly cash flow is $429 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $181k).
• Recommended offer: $159k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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: 201 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 194 days — a 12% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• 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 $159,280 (12.0% below list)

Questions for the listing agent

1. It's been on market 194 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 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: 1.17% ✓
• Cap rate: 9.14%
• Cash-on-cash: 10.16%
• DSCR: 1.45
• GRM: 7.1

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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-1,964
• Equity at exit: $26,988

10-year hold

• IRR: 8.7%
• Equity multiple: 1.66×
• Total profit: $33,618
• Equity at exit: $15,650

Cash invested: $50,680 (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: 7.1×

Monthly cashflow live

• Estimated rent: $2,127 high
• Mortgage (P&I): −$949
• Tax est. 1.5%: −$226 /mo · $2,715/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $429

Break-even live

Break-even rent $1,583

Max offer price $181,000

Occupancy floor 75%

Sensitivity live

Price	-10% $554	-5% $492	+0% $429	+5% $367	+10% $304
Rent	-10% $261	-5% $345	+0% $429	+5% $513	+10% $597
Rate	-1.0pp $520	-0.5pp $475	base $429	+0.5pp $382	+1.0pp $335

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: $45,250
• Closing costs: $5,430
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	0.80mi
36 Bruce Ave Yonkers, NY	1.0	1.0	625	$1,785	$2.86	45d	1	0.96mi
130 Harrison Ave Yonkers, NY	1.0	1.0	650	$1,900	$2.92	45d	1	1.24mi
675 McLean Ave Unit 006H Yonkers, NY	1.0	1.0	577	$2,071	$3.59	6d	1	1.27mi
117 Morris St Yonkers, NY	1.0	1.0	700	$2,000	$2.86	6d	1	1.34mi
280 Hawthorne Ave Yonkers, NY	1.0	1.0	700	$2,100	$3.00	9d	2	1.37mi

HOA detail condo

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

Listing history 16 events

1. 2026-06-21
   days on market $181,000 Active 194 DOM
2. 2026-06-18
   days on market $181,000 Active 191 DOM
3. 2026-06-17
   days on market $181,000 Active 190 DOM
4. 2026-06-15
   days on market $181,000 Active 188 DOM
5. 2026-06-13
   days on market $181,000 Active 186 DOM
6. 2026-06-10
   days on market $181,000 Active 182 DOM
7. 2026-06-08
   days on market $181,000 Active 181 DOM
8. 2026-06-04
   days on market $181,000 Active 177 DOM
9. 2026-06-03
   days on market $181,000 Active 176 DOM
10. 2026-06-01
    days on market $181,000 Active 174 DOM
11. 2026-05-31
    days on market $181,000 Active 173 DOM
12. 2026-01-06
    price $181,000
13. 2025-12-09
    listed $189,875 Active
14. 2025-10-25
    historical
15. 2025-08-25
    price $189,875
16. 2025-06-16
    listed $200,000 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: $25,519
• − Mortgage interest: −$10,139
• − Property taxes: −$2,715
• − Insurance: −$905
• − Repairs & maintenance: −$2,042
• − Management: −$2,042
• − Depreciation: −$5,265
• Taxable income: $2,412
• Est. tax owed @ 24.0%: −$579
• After-tax cash flow: $4,571/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

-9.5% since first listed

5 events — show timeline

• 2026-01-06 Price Changed $181,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-09 Listed $189,875 OneKey® MLS as Distributed by MLS Grid
• 2025-10-25 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-08-25 Price Changed $189,875 OneKey® MLS as Distributed by MLS Grid
• 2025-06-16 Listed $200,000 OneKey® MLS as Distributed by MLS Grid