3125 Tibbett Ave Unit 12C · New York, NY 10463

$234,500

1 bd · 1.0 ba · 750 sqft · Condo · 39 Days on market

Built 1961 Good 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 +7.6/30.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 3125 Tibbett Avenue, New York Teachers Housing Corp. Apt 12C is a bright and spacious top-floor one-bedroom with eastern exposure and excellent natural light throughout. Freshly painted with floors redone, move-in ready, this inviting home features generously sized rooms, huge closets, ceiling fans, and a comfortable layout ideal for everyday living. This well-maintained building offers a part-time doorman, live-in superintendent and porters. Pet friendly - one dog (20lbs max)and one cat permitted. Low monthly maintenance is $801 and includes gas, electric, and air conditioning. Ideally located in Kingsbridge, the building is convenient to multiple transportation options including the subway, express buses, local buses, and Metro-North Railroad at Marble Hill. Enjoy nearby shopping, excellent public and private schools, and beautiful green spaces including Van Cortlandt Park. Offered at $238,500 - this wonderful apartment will not last! Photos have been virtually staged.

Key facts

• Eastern exposure
• Huge closets
• Ceiling fans

Tags

• TOP-FLOOR
• EASTERN EXPOSURE
• EXCELLENT NATURAL LIGHT
• FRESHLY PAINTED
• HUGE CLOSETS
• CEILING FANS

Property features AI

Finance

• HOA & community: Association: New York Teachers Housing Corp.

Exterior

• Parking: On-street parking; Parking lot; Carport available; Waitlist for parking; Parking fee applies
• Security: Building security
• Utilities: Con Edison electric service; Natural gas connected; Public sewer; Public water; Trash collection
• Home design: Stock cooperative; Top-floor unit in a 12-story building; Entry level: 12
• Construction: Block and brick construction
• Exterior features: Bicycle room; Not waterfront

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Range; Refrigerator
• Bedrooms: Top floor entry (Unit 12C)
• Flooring: Combination of tile and wood
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Wall/window air conditioning units
• Interior features: Ceiling fans; Elevator; Entrance foyer; Galley-style kitchen; Walk-through kitchen; Oversized windows with screens; Basement with common finished storage and walk-out access
• Laundry & utility: Common-area laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $234k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-350 ($-4k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $234k).
• Recommended offer: $227k (3.0% below list) — sets the bar for market timing.
• Cap rate 4.8% 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: Rents rising fast (+11.6%/yr); 345 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 41% 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 $7k 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 39 days — a 3% lower offer ($227k) 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

• Watch-outs: flood insurance adds $66/mo; HOA is 26% of rent.
• Climate carrying-cost: severe flood risk; 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 $227,465 (3.0% 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 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 1.08% ✓
• Cap rate: 4.84%
• Cash-on-cash: -5.18%
• DSCR: 0.77
• GRM: 7.7

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: -18.9%
• Equity multiple: 0.29×
• Total profit: $-46,391
• Equity at exit: $34,965

10-year hold

• IRR: -1.0%
• Equity multiple: 0.91×
• Total profit: $-6,153
• Equity at exit: $20,275

Cash invested: $65,660 (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: 345
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,533 medium
• Mortgage (P&I): −$1,230
• Tax est. 1.5%: −$293 /mo · $3,518/yr
• Insurance: −$98
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA est. from 1 same-building comp: −$664
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $-350

Break-even live

Break-even rent $2,976

Max offer price $183,910

Occupancy floor —

Sensitivity live

Price	-10% $-188	-5% $-269	+0% $-350	+5% $-431	+10% $-512
Rent	-10% $-550	-5% $-450	+0% $-350	+5% $-250	+10% $-149
Rate	-1.0pp $-232	-0.5pp $-290	base $-350	+0.5pp $-410	+1.0pp $-472

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: $58,625
• Closing costs: $7,035
• 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	23d	3	0.39mi

HOA detail condo

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

Listing history 16 events

1. 2026-06-21
   days on market $234,500 Active 39 DOM
2. 2026-06-18
   days on market $234,500 Active 36 DOM
3. 2026-06-17
   days on market $234,500 Active 35 DOM
4. 2026-06-16
   days on market $234,500 Active 34 DOM
5. 2026-06-15
   days on market $234,500 Active 33 DOM
6. 2026-06-13
   days on market $234,500 Active 31 DOM
7. 2026-06-10
   days on market $234,500 Active 27 DOM
8. 2026-06-08
   days on market $234,500 Active 26 DOM
9. 2026-06-08
   pricedays on market $234,500 Active 25 DOM
10. 2026-06-04
    days on market $238,500 Active 22 DOM
11. 2026-06-03
    days on market $238,500 Active 21 DOM
12. 2026-06-02
    days on market $238,500 Active 20 DOM
13. 2026-06-01
    days on market $238,500 Active 19 DOM
14. 2026-05-31
    days on market $238,500 Active 18 DOM
15. 2026-05-13
    listed $238,500 Active

    Show marketing remark (996 chars)

    Welcome to 3125 Tibbett Avenue, New York Teachers Housing Corp. Apt 12C is a bright and spacious top-floor one-bedroom with eastern exposure and excellent natural light throughout. Freshly painted with floors redone, move-in ready, this inviting home features generously sized rooms, huge closets, ceiling fans, and a comfortable layout ideal for everyday living. This well-maintained building offers a part-time doorman, live-in superintendent and porters. Pet friendly - one dog (20lbs max)and one cat permitted. Low monthly maintenance is $801 and includes gas, electric, and air conditioning. Ideally located in Kingsbridge, the building is convenient to multiple transportation options including the subway, express buses, local buses, and Metro-North Railroad at Marble Hill. Enjoy nearby shopping, excellent public and private schools, and beautiful green spaces including Van Cortlandt Park. Offered at $238,500 - this wonderful apartment will not last! Photos have been virtually staged.

16. 2026-05-13
    listed $238,500 Active 996-char remark

    Show marketing remark (996 chars)

    Welcome to 3125 Tibbett Avenue, New York Teachers Housing Corp. Apt 12C is a bright and spacious top-floor one-bedroom with eastern exposure and excellent natural light throughout. Freshly painted with floors redone, move-in ready, this inviting home features generously sized rooms, huge closets, ceiling fans, and a comfortable layout ideal for everyday living. This well-maintained building offers a part-time doorman, live-in superintendent and porters. Pet friendly - one dog (20lbs max)and one cat permitted. Low monthly maintenance is $801 and includes gas, electric, and air conditioning. Ideally located in Kingsbridge, the building is convenient to multiple transportation options including the subway, express buses, local buses, and Metro-North Railroad at Marble Hill. Enjoy nearby shopping, excellent public and private schools, and beautiful green spaces including Van Cortlandt Park. Offered at $238,500 - this wonderful apartment will not last! Photos have been virtually staged.

ⓘ 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 10/10 Extreme FEMA zone X (unshaded) · 99% 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: $30,401
• − Mortgage interest: −$13,136
• − Property taxes: −$3,518
• − Insurance: −$1,970
• − Repairs & maintenance: −$2,432
• − Management: −$2,432
• − HOA: −$7,968
• − Depreciation: −$6,822
• Taxable loss: −$7,876
• Est. tax savings @ 24.0%: +$1,890
• After-tax cash flow: $-2,305/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 · 18 photos

Good 80/100 Cosmetic rehab

This move-in ready apartment is in good condition with fresh paint and hardwood floors. It offers a good ROI with updates like painting and landscaping.

Value-add opportunities

• Resale Painting the kitchen cabinets — Fresh paint can enhance the appearance and value of the kitchen
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers
• Both Landscaping the entrance — A well-maintained entrance can improve curb appeal and attract more tenants

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the kitchen cabinets — Fresh paint can enhance the appearance and value of the kitchen ↑
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers ↑
• Both Landscaping the entrance — A well-maintained entrance can improve curb appeal and attract more tenants ↑

ⓘ 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

+0.0% since first listed

2 events — show timeline

• 2026-05-13 Listed $238,500 OneKey® MLS as Distributed by MLS Grid
• 2026-05-13 Listed $238,500 RLS at REBNY