55 Knolls Cres Unit 4E · New York, NY 10463

$156,400

2 bd · 1.0 ba · 835 sqft · Condo · 35 Days on market

Built 1954 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious two-bedroom conveniently located in Spuyten Duyvil/ Riverdale neighborhood of the Bronx. The unit has an updated bathroom and an Updatd Windowed Kitchen. Maintenance includes Electricity and Taxes. There is a yearly fee for each AC. Outdoor parking is Immediately available ; waitlist for Indoor Parking. Building has a live-in super and handyman. There is an onsite laundry room, and an outdoor sitting area. Building is convenient to many stores. Local and express buses are a short walk away. Close to Metro-North and Major Highways.

Key facts

• Windowed kitchen
• Outdoor sitting area
• Outdoor parking

Tags

• UPDATED BATHROOM
• WINDOWED KITCHEN
• OUTDOOR PARKING
• OUTDOOR SITTING AREA
• ONSITE LAUNDRY ROOM
• LIVE-IN SUPER

Property features AI

Finance

• HOA & community: Cooperative ownership (Stock cooperative)

Exterior

• Parking: 80 parking spaces total; Assigned parking available; Waitlist for parking
• Utilities: Public sewer; Electricity available; Natural gas available
• Home design: Stock cooperative
• Construction: Brick construction
• Exterior features: Brick exterior; Not waterfront

Interior

• Kitchen: Oven; Refrigerator
• Bedrooms: Entry level: 4; Total rooms: 3
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Other heating; Wall or window air conditioning units
• Interior features: Eat-in kitchen; Entrance foyer; No pets allowed; No basement
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $156k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $156k).
• Recommended offer: $152k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.1% 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.
• Market conditions: Rents rising fast (+11.6%/yr); 342 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 6,929 units permitted in Bronx County in 2024 (6,829 in 5+ unit buildings).
• At $3,641/mo this rent would consume 58% of the median local household income ($75k/yr) (locally 5586% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $44k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($152k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1954 — 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 $151,708 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1954 — 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: 2.33% ✓
• Cap rate: 20.07%
• Cash-on-cash: 49.20%
• DSCR: 3.19
• GRM: 3.6

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: 52.4%
• Equity multiple: 3.47×
• Total profit: $108,300
• Equity at exit: $23,320

10-year hold

• IRR: 59.6%
• Equity multiple: 8.52×
• Total profit: $329,341
• Equity at exit: $13,523

Cash invested: $43,792 (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: 3.6×

Monthly cashflow live

• Estimated rent: $3,641 medium
• Mortgage (P&I): −$820
• Tax est. 1.5%: −$196 /mo · $2,346/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$765
• Net cashflow: $1,795

Break-even live

Break-even rent $1,368

Max offer price $156,400

Occupancy floor 46%

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: $39,100
• Closing costs: $4,692
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2600 Netherland Ave Bronx, NY	1.0–3.0	1.0–2.5	1132	$3,938	$3.48	22d	3	0.21mi
405 W 206th St Unit 1202E New York, NY	3.0	2.0	900	$6,250	$6.94	25d	1	1.10mi

HOA detail condo

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

Listing history 14 events

1. 2026-06-18
   days on market $156,400 Active 35 DOM
2. 2026-06-17
   days on market $156,400 Active 34 DOM
3. 2026-06-16
   days on market $156,400 Active 33 DOM
4. 2026-06-15
   days on market $156,400 Active 32 DOM
5. 2026-06-13
   days on market $156,400 Active 30 DOM
6. 2026-06-10
   days on market $156,400 Active 26 DOM
7. 2026-06-08
   days on market $156,400 Active 25 DOM
8. 2026-06-08
   days on market $156,400 Active 24 DOM
9. 2026-06-04
   days on market $156,400 Active 21 DOM
10. 2026-06-03
    days on market $156,400 Active 20 DOM
11. 2026-06-02
    days on market $156,400 Active 19 DOM
12. 2026-06-01
    days on market $156,400 Active 18 DOM
13. 2026-05-31
    days on market $156,400 Active 17 DOM
14. 2026-05-12
    listed $156,400 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: $43,689
• − Mortgage interest: −$8,761
• − Property taxes: −$2,346
• − Insurance: −$782
• − Repairs & maintenance: −$3,495
• − Management: −$3,495
• − Depreciation: −$4,550
• Taxable income: $20,260
• Est. tax owed @ 24.0%: −$4,862
• After-tax cash flow: $16,682/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 · 15 photos

Good 80/100 Cosmetic rehab

This two-bedroom apartment is in good condition with updated bathrooms and kitchen. It has a good curb appeal and is located in a convenient neighborhood. The property is move-in ready with minor cosmetic updates that could further increase its value.

Value-add opportunities

• Both Painting the interior walls — Fresh paint can make the space feel new and inviting
• Both Updating the flooring — Hardwood floors are classic and can increase both resale and rental value
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing
• Both Updating the bathroom fixtures — Modern fixtures can make the bathroom more functional and appealing

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the interior walls — Fresh paint can make the space feel new and inviting ↑
• Both Updating the flooring — Hardwood floors are classic and can increase both resale and rental value ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing ↑
• Both Updating the bathroom fixtures — Modern fixtures can make the bathroom more functional and appealing ↑

ⓘ 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): 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

1 event — show timeline

• 2026-05-12 Listed $156,400 OneKey® MLS as Distributed by MLS Grid