2630 Kingsbridge Ter Unit 7V-7VA · New York, NY 10463

$385,000

3 bd · 2.0 ba · 1,127 sqft · Condo · 75 Days on market

Built 1955 Fair condition

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Why this score? — see what drove the D 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 +8.1/30.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Condition / age +2.2/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come see this Sunny Co-Op in the highly coveted Kingsbridge Heights. This large 3 bedroom is what you've been waiting for. Enjoy the privacy of having your own en suite bathroom in the large master bathroom. The building is on a tree lined street, well managed, quiet & clean, w/ a live-in super. The laundry room is open 24 hours for your convenience. The property is a commuter's dream with the 7, 9, 3, 22,12 and Express bus to Midtown Manhattan in neighborhood. It is also near the no.1 & 4 train, minutes away from the Major Deegan & Henry Hudson Parkway. Location, Location, Location! On top of it all, it's within close distance from the revived shopping district that has Starbucks, Target, BJ's & other major department stores as well as many restaurants. Short waitlist for parking. This is Excellent Value in today's market. Why rent when you can purchase this incredible find. This unit eligible for $10k grant, Make appt today! *Seller to give buyer credit for 1 year's of assessment*

Key facts

• Garage
• Built 1955
• Listed 74 days

Property features AI

Finance

• HOA & community: Association: Gramatan Management; Association fees include grounds care, heat, and hot water

Exterior

• Parking: Garage; Off-street parking; Parking lot
• Security: Fire alarm; Fire sprinkler system; Security gate; Security system; Smoke detectors
• Utilities: Con Edison electric; Public sewer; Cable available
• Home design: Stock cooperative
• Construction: Brick construction
• Exterior features: Brick exterior; No waterfront

Interior

• Kitchen: Gas oven; Refrigerator
• Bedrooms: Entry level 7
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water heating (oil); Wall/window air conditioning units
• Interior features: Elevator; Entrance foyer; Original details; Walk-through kitchen
• Laundry & utility: Common area laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $385k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-383 ($-5k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $385k).
• Recommended offer: $362k (6.0% below list) — sets the bar for market timing.
• Cap rate 5.1% 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 $4,652/mo this rent would consume 74% 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 $3k of loan paydown is wiped out by about $12k 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 75 days — a 6% lower offer ($362k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y 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 $233k; list at $385k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent; built in 1955 — 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 $361,900 (6.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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?
11. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
12. 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.
13. 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.
14. 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: 1.21% ✓
• Cap rate: 5.10%
• Cash-on-cash: -4.26%
• DSCR: 0.81
• GRM: 6.9

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: -14.9%
• Equity multiple: 0.43×
• Total profit: $-61,262
• Equity at exit: $57,405

10-year hold

• IRR: 3.0%
• Equity multiple: 1.29×
• Total profit: $30,911
• Equity at exit: $33,288

Cash invested: $107,800 (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: 6.9×

Monthly cashflow live

• Estimated rent: $4,652 medium
• Mortgage (P&I): −$2,019
• Tax est. 1.5%: −$481 /mo · $5,775/yr
• Insurance: −$160
• HOA est. from 5 same-building comps: −$1,397
• Vacancy / Maint / Mgmt: −$977
• Net cashflow: $-383

Break-even live

Break-even rent $5,136

Max offer price $329,595

Occupancy floor —

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: $96,250
• Closing costs: $11,550
• 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	$5,100	$4.50	22d	3	0.80mi
405 W 206th St Unit 1202E New York, NY	3.0	2.0	900	$6,250	$6.94	24d	1	0.81mi

HOA detail condo

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

Listing history 26 events

1. 2026-06-18
   days on market $385,000 Active 75 DOM
2. 2026-06-17
   days on market $385,000 Active 74 DOM
3. 2026-06-15
   days on market $385,000 Active 72 DOM
4. 2026-06-13
   days on market $385,000 Active 70 DOM
5. 2026-06-10
   days on market $385,000 Active 66 DOM
6. 2026-06-08
   days on market $385,000 Active 65 DOM
7. 2026-06-08
   days on market $385,000 Active 64 DOM
8. 2026-06-04
   days on market $385,000 Active 61 DOM
9. 2026-06-03
   days on market $385,000 Active 60 DOM
10. 2026-06-01
    days on market $385,000 Active 58 DOM
11. 2026-05-31
    days on market $385,000 Active 57 DOM
12. 2026-04-05
    listed $385,000 Active
13. 2026-03-30
    historical $385,000
14. 2024-01-01
    soldstatus $233,000 Closed 1014-char remark

    Show marketing remark (1014 chars)

    Come see this Sunny Co-Op in the highly coveted Kingsbridge Heights. This large 3 bedroom is what you've been waiting for. Enjoy the privacy of having your own en suite bathroom in the large master bathroom. The building is on a tree lined street, well managed, quiet & clean, w/ a live-in super. The laundry room is open 24 hours for your convenience. The property is a commuter's dream with the 7, 9, 3, 22,12 and Express bus to Midtown Manhattan in neighborhood. It is also near the no.1 & 4 train, minutes away from the Major Deegan & Henry Hudson Parkway. Location, Location, Location! On top of it all, it's within close distance from the revived shopping district that has Starbucks, Target, BJ's & other major department stores as well as many restaurants. Short waitlist for parking. This is Excellent Value in today's market. Why rent when you can purchase this incredible find. This unit eligible for $10k grant, Make appt today! *Seller to give buyer credit for 1 year's of assessment*

15. 2023-10-05
    status Pending 1014-char remark

    Show marketing remark (1014 chars)

    Come see this Sunny Co-Op in the highly coveted Kingsbridge Heights. This large 3 bedroom is what you've been waiting for. Enjoy the privacy of having your own en suite bathroom in the large master bathroom. The building is on a tree lined street, well managed, quiet & clean, w/ a live-in super. The laundry room is open 24 hours for your convenience. The property is a commuter's dream with the 7, 9, 3, 22,12 and Express bus to Midtown Manhattan in neighborhood. It is also near the no.1 & 4 train, minutes away from the Major Deegan & Henry Hudson Parkway. Location, Location, Location! On top of it all, it's within close distance from the revived shopping district that has Starbucks, Target, BJ's & other major department stores as well as many restaurants. Short waitlist for parking. This is Excellent Value in today's market. Why rent when you can purchase this incredible find. This unit eligible for $10k grant, Make appt today! *Seller to give buyer credit for 1 year's of assessment*

16. 2023-08-30
    listed $249,900 Active 1014-char remark

    Show marketing remark (1014 chars)

    Come see this Sunny Co-Op in the highly coveted Kingsbridge Heights. This large 3 bedroom is what you've been waiting for. Enjoy the privacy of having your own en suite bathroom in the large master bathroom. The building is on a tree lined street, well managed, quiet & clean, w/ a live-in super. The laundry room is open 24 hours for your convenience. The property is a commuter's dream with the 7, 9, 3, 22,12 and Express bus to Midtown Manhattan in neighborhood. It is also near the no.1 & 4 train, minutes away from the Major Deegan & Henry Hudson Parkway. Location, Location, Location! On top of it all, it's within close distance from the revived shopping district that has Starbucks, Target, BJ's & other major department stores as well as many restaurants. Short waitlist for parking. This is Excellent Value in today's market. Why rent when you can purchase this incredible find. This unit eligible for $10k grant, Make appt today! *Seller to give buyer credit for 1 year's of assessment*

17. 2023-08-12
    historical
18. 2023-07-18
    status Active
19. 2023-07-17
    historical
20. 2023-01-16
    listed $259,900 Active
21. 2022-09-15
    listed $269,900 Active
22. 2022-09-02
    historical
23. 2022-06-22
    price $294,999
24. 2022-06-09
    price $318,999
25. 2022-04-27
    price $323,999
26. 2022-04-07
    listed $329,000 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: $55,819
• − Mortgage interest: −$21,566
• − Property taxes: −$5,775
• − Insurance: −$1,925
• − Repairs & maintenance: −$4,466
• − Management: −$4,466
• − HOA: −$16,764
• − Depreciation: −$11,200
• Taxable loss: −$10,342
• Est. tax savings @ 24.0%: +$2,482
• After-tax cash flow: $-2,113/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 · 14 photos

Fair 45/100 Moderate rehab

This co-op apartment requires moderate renovations to update the kitchen and bathrooms, and some maintenance to the exterior and interior walls. Upgrading these areas can significantly increase its value for resale or rental.

Repairs flagged

• Moderate kitchen cabinets — The cabinets appear dated and could benefit from an update or replacement.
• Moderate bathroom fixtures — The bathroom fixtures are standard and could be updated for a more modern look.

Value-add opportunities

• Resale kitchen renovation — Updating the kitchen with modern appliances and cabinetry can significantly increase the home's appeal to potential buyers.
• Resale bathroom updates — Modernizing the bathrooms with updated fixtures and finishes can enhance the home's value and attract more buyers.
• Both exterior landscaping — Improving the landscaping can enhance the curb appeal and increase both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · The cabinets appear dated and could benefit from an update or replacement.	Moderate	$3,000–15,000
bathroom fixtures · The bathroom fixtures are standard and could be updated for a more modern look.	Moderate	$3,000–15,000
Total estimated repair cost · 2 items		$6,000–30,000

Value-add ROI direction

• Resale kitchen renovation — Updating the kitchen with modern appliances and cabinetry can significantly increase the home's appeal to potential buyers. ↑
• Resale bathroom updates — Modernizing the bathrooms with updated fixtures and finishes can enhance the home's value and attract more buyers. ↑
• Both exterior landscaping — Improving the landscaping can enhance the curb appeal and increase both resale and rental value. ↑

ⓘ 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

+17.0% since first listed

15 events — show timeline

• 2026-04-05 Listed $385,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-30 Coming Soon $385,000 OneKey® MLS as Distributed by MLS Grid
• 2024-01-01 Sold (MLS) $233,000 OneKey® MLS as Distributed by MLS Grid
• 2023-10-05 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-08-30 Listed $249,900 OneKey® MLS as Distributed by MLS Grid
• 2023-08-12 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2023-07-18 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2023-07-17 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2023-01-16 Listed $259,900 OneKey® MLS as Distributed by MLS Grid
• 2022-09-15 Listed $269,900 OneKey® MLS as Distributed by MLS Grid
• 2022-09-02 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2022-06-22 Price Changed $294,999 OneKey® MLS as Distributed by MLS Grid
• 2022-06-09 Price Changed $318,999 OneKey® MLS as Distributed by MLS Grid
• 2022-04-27 Price Changed $323,999 OneKey® MLS as Distributed by MLS Grid
• 2022-04-07 Listed $329,000 OneKey® MLS as Distributed by MLS Grid