6535 Broadway Unit 2A · New York, NY 10471

$215,000

1 bd · 1.0 ba · 750 sqft · Condo · 47 Days on market

Built 1969

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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 +20.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.5/10.0
• 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 MLS

Welcome to this spacious North Riverdale gem with eat in kitchen, natural light & great storage. 2A has an ideal work from home layout with plentiful closet space featuring a dining alcove that can double as an office space, King sized bedroom, hardwood floors throughout, windowed eat in kitchen with dishwasher & windowed bathroom. Investor Friendly; Subleasing allowed following purchase! 6535 Broadway is a Friendly Coop community with elevator, laundry, live in Super & indoor parking garage (~$100/month). Enjoy Van Cortland Park's year round events & activities, conveniently located across the street. BXM3 Express bus is conveniently located across the street for quick access to/from Midtown 90% financing allowed! Sold as is. ALL SHOWINGS BY APPOINTMENT.

Key facts

• Garage
• Built 1969
• Listed 46 days

Property features AI

Finance

• HOA & community: Additional monthly assessment of $131.48 (temporary through 5/2027); Senior community

Exterior

• Parking: Assigned parking (waitlist)
• Utilities: Public sewer; No utilities listed
• Home design: Stock cooperative; Entry on level 1
• Construction: Brick construction
• Exterior features: Brick exterior; Not waterfront

Interior

• Kitchen: Dishwasher; Microwave; Stainless steel appliances
• Bedrooms: 4 rooms total (includes bedrooms and living areas)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Wall/window air conditioning units
• Interior features: Elevator; Pets allowed

🏢 Co-op / cooperative unit. The $215,000 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 $215k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Recommended offer: $209k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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: 200 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $6k 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 47 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 10y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $185k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $208,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 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 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. 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?
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: 1.05% ✓
• Cap rate: 7.97%
• Cash-on-cash: 5.99%
• DSCR: 1.27
• GRM: 7.9

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: -9.0%
• Equity multiple: 0.67×
• Total profit: $-19,860
• Equity at exit: $32,057

10-year hold

• IRR: 0.5%
• Equity multiple: 1.04×
• Total profit: $2,202
• Equity at exit: $18,589

Cash invested: $60,200 (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: 200
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,261 high
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,225/yr
• Insurance: −$90
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $234

Break-even live

Break-even rent $1,965

Max offer price $215,000

Occupancy floor 85%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 10 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	18d	1	0.49mi
36 Bruce Ave Yonkers, NY	1.0	1.0	625	$1,785	$2.86	44d	1	0.66mi
57 Putnam Ave Yonkers, NY	2.0	1.0	900	$3,000	$3.33	11d	1	0.76mi
57 Putnam Ave Yonkers, NY	2.0	1.0	900	$3,000	$3.33	22d	1	0.76mi
130 Harrison Ave Yonkers, NY	1.0	1.0	650	$1,900	$2.92	44d	1	0.95mi
675 McLean Ave Unit 006H Yonkers, NY	1.0	1.0	577	$2,071	$3.59	4d	1	1.07mi
117 Morris St Yonkers, NY	1.0	1.0	700	$2,000	$2.86	5d	1	1.09mi
280 Hawthorne Ave Yonkers, NY	1.0	1.0	700	$2,100	$3.00	7d	2	1.12mi
14 Highland Ave Unit 2A Yonkers, NY	1.0	1.0	1000	$1,500	$1.50	19d	1	1.20mi
212 Buena Vista Ave Unit 3F Yonkers, NY	1.0	1.0	800	$2,100	$2.62	19d	1	1.48mi

HOA detail condo

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

Listing history 40 events

1. 2026-06-18
   days on market $215,000 Active 47 DOM
2. 2026-06-17
   days on market $215,000 Active 46 DOM
3. 2026-06-16
   days on market $215,000 Active 45 DOM
4. 2026-06-15
   days on market $215,000 Active 44 DOM
5. 2026-06-13
   days on market $215,000 Active 42 DOM
6. 2026-06-10
   days on market $215,000 Active 38 DOM
7. 2026-06-08
   days on market $215,000 Active 37 DOM
8. 2026-06-08
   days on market $215,000 Active 36 DOM
9. 2026-06-04
   days on market $215,000 Active 33 DOM
10. 2026-06-03
    days on market $215,000 Active 32 DOM
11. 2026-06-01
    days on market $215,000 Active 30 DOM
12. 2026-05-31
    days on market $215,000 Active 29 DOM
13. 2026-05-21
    price $215,000
14. 2026-05-02
    listed $230,000 Active
15. 2025-09-11
    soldstatus $185,000 Sold 793-char remark

    Show marketing remark (790 chars)

    Welcome to this spacious North Riverdale gem with eat in kitchen, natural light & great storage. 2A has an ideal work from home layout with plentiful closet space featuring a dining alcove that can double as an office space, King sized bedroom, hardwood floors throughout, windowed eat in kitchen with dishwasher & windowed bathroom. Investor Friendly; Subleasing allowed following purchase! 6535 Broadway is a Friendly Coop community with elevator, laundry, live in Super & indoor parking garage (~$100/month). Enjoy Van Cortland Park's year round events & activities, conveniently located across the street. BXM3 Express bus is conveniently located across the street for quick access to/from Midtown 90% financing allowed! Sold as is. ALL SHOWINGS BY APPOINTMENT ONLY.

16. 2025-09-11
    soldstatus $185,000 Closed 790-char remark

    Show marketing remark (790 chars)

    Welcome to this spacious North Riverdale gem with eat in kitchen, natural light & great storage. 2A has an ideal work from home layout with plentiful closet space featuring a dining alcove that can double as an office space, King sized bedroom, hardwood floors throughout, windowed eat in kitchen with dishwasher & windowed bathroom. Investor Friendly; Subleasing allowed following purchase! 6535 Broadway is a Friendly Coop community with elevator, laundry, live in Super & indoor parking garage (~$100/month). Enjoy Van Cortland Park's year round events & activities, conveniently located across the street. BXM3 Express bus is conveniently located across the street for quick access to/from Midtown 90% financing allowed! Sold as is. ALL SHOWINGS BY APPOINTMENT ONLY.

17. 2024-09-15
    status Pending 790-char remark

    Show marketing remark (790 chars)

    Welcome to this spacious North Riverdale gem with eat in kitchen, natural light & great storage. 2A has an ideal work from home layout with plentiful closet space featuring a dining alcove that can double as an office space, King sized bedroom, hardwood floors throughout, windowed eat in kitchen with dishwasher & windowed bathroom. Investor Friendly; Subleasing allowed following purchase! 6535 Broadway is a Friendly Coop community with elevator, laundry, live in Super & indoor parking garage (~$100/month). Enjoy Van Cortland Park's year round events & activities, conveniently located across the street. BXM3 Express bus is conveniently located across the street for quick access to/from Midtown 90% financing allowed! Sold as is. ALL SHOWINGS BY APPOINTMENT ONLY.

18. 2024-07-22
    listed $135,000 Active 790-char remark

    Show marketing remark (790 chars)

    Welcome to this spacious North Riverdale gem with eat in kitchen, natural light & great storage. 2A has an ideal work from home layout with plentiful closet space featuring a dining alcove that can double as an office space, King sized bedroom, hardwood floors throughout, windowed eat in kitchen with dishwasher & windowed bathroom. Investor Friendly; Subleasing allowed following purchase! 6535 Broadway is a Friendly Coop community with elevator, laundry, live in Super & indoor parking garage (~$100/month). Enjoy Van Cortland Park's year round events & activities, conveniently located across the street. BXM3 Express bus is conveniently located across the street for quick access to/from Midtown 90% financing allowed! Sold as is. ALL SHOWINGS BY APPOINTMENT ONLY.

19. 2024-07-19
    listed $135,000 Active 793-char remark

    Show marketing remark (793 chars)

    Welcome to this spacious North Riverdale gem with eat in kitchen, natural light & great storage. 2A has an ideal work from home layout with plentiful closet space featuring a dining alcove that can double as an office space, King sized bedroom, hardwood floors throughout, windowed eat in kitchen with dishwasher & windowed bathroom. Investor Friendly; Subleasing allowed following purchase! 6535 Broadway is a Friendly Coop community with elevator, laundry, live in Super & indoor parking garage (~$100/month). Enjoy Van Cortland Park's year round events & activities, conveniently located across the street. BXM3 Express bus is conveniently located across the street for quick access to/from Midtown 90% financing allowed! Sold as is. ALL SHOWINGS BY APPOINTMENT.

20. 2023-08-09
    status Active
21. 2023-08-03
    historical
22. 2023-02-05
    status Active
23. 2023-02-05
    price $135,000
24. 2023-02-04
    price $135,000
25. 2023-02-04
    historical
26. 2022-07-05
    listed $142,500 Active
27. 2018-12-07
    historical Permanently Off Market
28. 2018-07-17
    historical
29. 2017-12-24
    historical
30. 2017-10-18
    historical Pending
31. 2017-10-18
    status Contract Signed
32. 2017-10-18
    status Under Contract
33. 2017-09-28
    historical Permanently Off Market
34. 2017-08-25
    listed $124,900 Active
35. 2017-06-28
    historical
36. 2017-06-28
    listed $124,900 New
37. 2017-06-28
    listed $124,900 Active
38. 2017-01-27
    historical
39. 2016-11-11
    listed $124,900 New
40. 2016-11-01
    listed $124,900 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 7/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $27,133
• − Mortgage interest: −$12,043
• − Property taxes: −$3,225
• − Insurance: −$1,872
• − Repairs & maintenance: −$2,171
• − Management: −$2,171
• − Depreciation: −$6,255
• Taxable loss: −$603
• Est. tax savings @ 24.0%: +$145
• After-tax cash flow: $2,953/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

+72.1% since first listed

28 events — show timeline

• 2026-05-21 Price Changed $215,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-02 Listed $230,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-11 Sold (MLS) $185,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-11 Sold (MLS) $185,000 RLS at REBNY
• 2024-09-15 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-07-22 Listed $135,000 OneKey® MLS as Distributed by MLS Grid
• 2024-07-19 Listed $135,000 RLS at REBNY
• 2023-08-09 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2023-08-03 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2023-02-05 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2023-02-05 Price Changed $135,000 OneKey® MLS as Distributed by MLS Grid
• 2023-02-04 Price Changed $135,000 RLS at REBNY
• 2023-02-04 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2022-07-05 Listed $142,500 OneKey® MLS as Distributed by MLS Grid
• 2018-12-07 Delisted — RLS at REBNY
• 2018-07-17 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2017-12-24 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2017-10-18 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2017-10-18 Relisted — RLS at REBNY
• 2017-10-18 Pending — OneKey® MLS as Distributed by MLS Grid
• 2017-09-28 Delisted — RLS at REBNY
• 2017-08-25 Listed $124,900 RLS at REBNY
• 2017-06-28 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2017-06-28 Listed $124,900 OneKey® MLS as Distributed by MLS Grid
• 2017-06-28 Listed $124,900 OneKey® MLS as Distributed by MLS Grid
• 2017-01-27 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2016-11-11 Listed $124,900 OneKey® MLS as Distributed by MLS Grid
• 2016-11-01 Listed $124,900 OneKey® MLS as Distributed by MLS Grid