525 W 236th St Unit 6A · New York, NY 10463

$259,000

1 bd · 1.0 ba · 900 sqft · Condo · 55 Days on market

Built 1956

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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 +19.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• 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

Welcome to The Belmar, ideally located in Riverdale's town center, surrounded by shops, restaurants, and everyday conveniences. This updated Junior 4 offers great space and value, with a separate bonus room ideal for a home office or guest area. The apartment includes beautiful hardwood floors throughout, a welcoming entry foyer, an oversized living and dining area, abundant closet space, and bright north, east and west exposures. Both the kitchen and bathroom are windowed, adding natural light and ventilation. Conveniently situated near parks, schools, and shopping, with excellent transportation options including the No. 1 subway, Metro-North, express buses to Manhattan's east side, west side, and Wall Street, as well as local buses to the No. 1 and A trains. Easy access to the Henry Hudson Parkway and NYS Thruway. The building offers a live-in superintendent, laundry room, storage, and garage parking (subject to availability). Pets allowed with board approval (dog weight restrictions apply). Maintenance: $1,102.56/month

Key facts

• Entry foyer
• Windowed kitchen
• Bonus room

Tags

• BONUS ROOM
• HARDWOOD FLOORS
• ENTRY FOYER
• ABUNDANT CLOSET SPACE
• WINDOWED KITCHEN
• WINDOWED BATHROOM

Property features AI

Finance

• HOA & community: Pets allowed with size limits; contact management for details

Exterior

• Parking: Garage; Off-street parking
• Utilities: Electric service by Con-Edison; Public sewer
• Home design: Stock cooperative; Six-story building; Entry on level 1; Located on 6th floor or higher
• Construction: Brick construction
• Exterior features: Brick exterior; Not waterfront

Interior

• Kitchen: Dishwasher
• Bedrooms: One-level layout
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating; Radiant heating; Wall/window air conditioning units
• Interior features: Entrance foyer; Galley-type kitchen; Bicycle room; Home office; Library/den
• Laundry & utility: Common area laundry

🏢 Co-op / cooperative unit. The $259,000 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 $259k.

Deal economics

• At list price, monthly cash flow is $295 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $259k).
• Recommended offer: $251k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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 42% 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 $8k 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 $73k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 17y 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.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $251,230 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 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 1956 — 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: 1.02% ✓
• Cap rate: 7.66%
• Cash-on-cash: 4.88%
• DSCR: 1.22
• GRM: 8.2

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: -3.2%
• Equity multiple: 0.87×
• Total profit: $-9,200
• Equity at exit: $38,618

10-year hold

• IRR: 11.4%
• Equity multiple: 2.10×
• Total profit: $79,812
• Equity at exit: $22,394

Cash invested: $72,520 (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: 8.2×

Monthly cashflow live

• Estimated rent: $2,639 medium
• Mortgage (P&I): −$1,358
• Tax est. 1.5%: −$324 /mo · $3,885/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$554
• Net cashflow: $295

Break-even live

Break-even rent $2,266

Max offer price $259,000

Occupancy floor 84%

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: $64,750
• Closing costs: $7,770
• 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	0.67mi

HOA detail condo

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

Listing history 41 events

1. 2026-06-18
   days on market $259,000 Active 55 DOM
2. 2026-06-17
   days on market $259,000 Active 54 DOM
3. 2026-06-16
   days on market $259,000 Active 53 DOM
4. 2026-06-15
   days on market $259,000 Active 52 DOM
5. 2026-06-13
   days on market $259,000 Active 50 DOM
6. 2026-06-10
   days on market $259,000 Active 46 DOM
7. 2026-06-08
   days on market $259,000 Active 45 DOM
8. 2026-06-08
   days on market $259,000 Active 44 DOM
9. 2026-06-04
   days on market $259,000 Active 41 DOM
10. 2026-06-03
    days on market $259,000 Active 40 DOM
11. 2026-06-01
    days on market $259,000 Active 38 DOM
12. 2026-05-31
    days on market $259,000 Active 37 DOM
13. 2026-04-24
    listed $259,000 Active

    Show marketing remark (1045 chars)

    Welcome to The Belmar, ideally located in Riverdale's town center, surrounded by shops, restaurants, and everyday conveniences. This updated Junior 4 offers great space and value, with a separate bonus room ideal for a home office or guest area. The apartment includes beautiful hardwood floors throughout, a welcoming entry foyer, an oversized living and dining area, abundant closet space, and bright north, east and west exposures. Both the kitchen and bathroom are windowed, adding natural light and ventilation. Conveniently situated near parks, schools, and shopping, with excellent transportation options including the No. 1 subway, Metro-North, express buses to Manhattan's east side, west side, and Wall Street, as well as local buses to the No. 1 and A trains. Easy access to the Henry Hudson Parkway and NYS Thruway. The building offers a live-in superintendent, laundry room, storage, and garage parking (subject to availability). Pets allowed with board approval (dog weight restrictions apply). Maintenance: $1,102.56/month

14. 2026-04-24
    listed $259,000 Active 1045-char remark

    Show marketing remark (1045 chars)

    Welcome to The Belmar, ideally located in Riverdale's town center, surrounded by shops, restaurants, and everyday conveniences. This updated Junior 4 offers great space and value, with a separate bonus room ideal for a home office or guest area. The apartment includes beautiful hardwood floors throughout, a welcoming entry foyer, an oversized living and dining area, abundant closet space, and bright north, east and west exposures. Both the kitchen and bathroom are windowed, adding natural light and ventilation. Conveniently situated near parks, schools, and shopping, with excellent transportation options including the No. 1 subway, Metro-North, express buses to Manhattan's east side, west side, and Wall Street, as well as local buses to the No. 1 and A trains. Easy access to the Henry Hudson Parkway and NYS Thruway. The building offers a live-in superintendent, laundry room, storage, and garage parking (subject to availability). Pets allowed with board approval (dog weight restrictions apply). Maintenance: $1,102.56/month

15. 2025-11-15
    status Pending
16. 2025-11-15
    historical
17. 2025-10-01
    price $249,000
18. 2025-09-04
    price $259,000
19. 2025-07-27
    listed $269,000 Active
20. 2025-04-15
    price $260,000
21. 2025-02-19
    listed $285,000 Active
22. 2024-11-22
    historical
23. 2024-10-14
    listed $300,000 Active
24. 2024-09-02
    historical
25. 2024-06-28
    listed $265,000 Active
26. 2024-06-10
    historical
27. 2024-05-26
    listed $275,000 Active
28. 2023-06-28
    historical
29. 2023-02-03
    listed $249,000 Active
30. 2022-07-29
    historical
31. 2022-05-04
    listed $290,000 Active
32. 2014-10-29
    historical
33. 2013-04-29
    status Under Contract
34. 2013-04-17
    price $189,000 Price Change
35. 2013-03-18
    listed $179,000 New
36. 2012-12-31
    historical
37. 2012-12-31
    historical
38. 2012-01-05
    listed
39. 2012-01-05
    listed $183,000
40. 2010-06-02
    historical
41. 2009-12-07
    listed

ⓘ 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: $31,668
• − Mortgage interest: −$14,508
• − Property taxes: −$3,885
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,533
• − Management: −$2,533
• − Depreciation: −$7,535
• Taxable loss: −$622
• Est. tax savings @ 24.0%: +$149
• After-tax cash flow: $3,688/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

+41.5% since first listed

29 events — show timeline

• 2026-04-24 Listed $259,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-24 Listed $259,000 RLS at REBNY
• 2025-11-15 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-11-15 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-10-01 Price Changed $249,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-04 Price Changed $259,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-27 Listed $269,000 OneKey® MLS as Distributed by MLS Grid
• 2025-04-15 Price Changed $260,000 NJMLS
• 2025-02-19 Listed $285,000 NJMLS
• 2024-11-22 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-10-14 Listed $300,000 OneKey® MLS as Distributed by MLS Grid
• 2024-09-02 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-06-28 Listed $265,000 OneKey® MLS as Distributed by MLS Grid
• 2024-06-10 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-05-26 Listed $275,000 OneKey® MLS as Distributed by MLS Grid
• 2023-06-28 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2023-02-03 Listed $249,000 OneKey® MLS as Distributed by MLS Grid
• 2022-07-29 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2022-05-04 Listed $290,000 OneKey® MLS as Distributed by MLS Grid
• 2014-10-29 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2013-04-29 Pending — OneKey® MLS as Distributed by MLS Grid
• 2013-04-17 Price Changed $189,000 OneKey® MLS as Distributed by MLS Grid
• 2013-03-18 Listed $179,000 OneKey® MLS as Distributed by MLS Grid
• 2012-12-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2012-12-31 Delisted — HGMLS
• 2012-01-05 Listed $183,000 OneKey® MLS as Distributed by MLS Grid
• 2012-01-05 Listed — HGMLS
• 2010-06-02 Delisted — HGMLS
• 2009-12-07 Listed — HGMLS