555 Kappock St Unit 26U · New York, NY 10463

$249,999

1 bd · 1.0 ba · 800 sqft · Condo · 49 Days on market

Built 1966

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• 1% rule +5.2/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Cash flow +3.5/30.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Sun-Soaked, Penthouse, Junior 4 Apartment With Wall-To-Wall Windows And Stunning Views! This Bright And Beautiful Home Is Perfectly Situated On The Top Floor Of South Riverdale’s Sought-After River Point Towers Apartments. With Endless Views, A Very Large Living Room With A Dining “L” (That Can Be Converted Into A Small Bedroom), Updated Kitchen With Stainless Steel & Black Appliances, A Stunningly Renovated Bathroom, Elegant Wood Floors And Tons Of Deep, Luxurious Closets. Building Amenities Include A Large Seasonal Outdoor Swimming Pool, Playground, Fitness Center, 24-Hour Doorman, Common Laundry, Party Room, And So Much More We Cannot Put It All In The Descriptio

Key facts

• Renovated bathroom
• Deep closets
• Wood floors

Tags

• WALL-TO-WALL WINDOWS
• LARGE LIVING ROOM
• UPDATED KITCHEN
• RENOVATED BATHROOM
• WOOD FLOORS
• DEEP CLOSETS

Property features AI

Finance

• HOA & community: Monthly additional fees of $262.92 (includes capital assessment and mortgage portions)

Exterior

• Parking: Garage; 1-car garage
• Utilities: Con-Edison electric service; Public sewer; Cable available; Electricity connected; Phone available; Public trash collection; Water connected
• Home design: Stock cooperative
• Construction: Brick construction
• Exterior features: Outdoor space; Pool/Spa access; Community outdoor in-ground pool; Not waterfront; Brick construction

Interior

• Kitchen: Cooktop; Dishwasher; Microwave; Oven; Refrigerator
• Bedrooms: Entry level 26
• Flooring: Hardwood; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Elevator; Galley type kitchen; Wall of windows; Blinds
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $250k.

Deal economics

• At list price, monthly cash flow is $-752 ($-9k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $242k (3.0% below list) — sets the bar for market timing.

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 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 $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.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 13y 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: HOA is 41% of rent.
• 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 $242,499 (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 49 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 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 2.68%
• Cash-on-cash: -12.90%
• DSCR: 0.43
• 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: -30.0%
• Equity multiple: -0.06×
• Total profit: $-74,281
• Equity at exit: $37,276

10-year hold

• IRR: -11.0%
• Equity multiple: 0.11×
• Total profit: $-62,353
• Equity at exit: $21,615

Cash invested: $70,000 (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: $2,547 medium
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA est. from 2 same-building comps: −$1,037
• Vacancy / Maint / Mgmt: −$535
• Net cashflow: $-752

Break-even live

Break-even rent $3,500

Max offer price $141,153

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: $62,500
• Closing costs: $7,500
• 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	0.12mi

HOA detail condo

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

Listing history 29 events

1. 2026-06-18
   days on market $249,999 Active 49 DOM
2. 2026-06-17
   days on market $249,999 Active 48 DOM
3. 2026-06-16
   days on market $249,999 Active 47 DOM
4. 2026-06-15
   days on market $249,999 Active 46 DOM
5. 2026-06-13
   days on market $249,999 Active 44 DOM
6. 2026-06-10
   days on market $249,999 Active 40 DOM
7. 2026-06-08
   days on market $249,999 Active 39 DOM
8. 2026-06-08
   days on market $249,999 Active 38 DOM
9. 2026-06-04
   days on market $249,999 Active 35 DOM
10. 2026-06-03
    days on market $249,999 Active 34 DOM
11. 2026-06-01
    days on market $249,999 Active 32 DOM
12. 2026-05-31
    days on market $249,999 Active 31 DOM
13. 2026-04-30
    listed $249,999 Active
14. 2026-04-20
    historical
15. 2026-03-06
    listed $249,999 Active
16. 2026-02-01
    historical
17. 2025-10-14
    price $254,500
18. 2025-10-14
    price $254,500
19. 2025-09-03
    status Active
20. 2025-06-12
    status Pending
21. 2025-04-14
    price $256,000
22. 2025-04-14
    listed $256 Active
23. 2021-11-15
    soldstatus $239,000 Sold
24. 2021-11-15
    soldstatus $239,000 Closed
25. 2021-08-14
    status Pending
26. 2021-08-11
    listed $239,000
27. 2021-08-11
    listed $239,000 Active
28. 2021-08-04
    listed $239,000 Active
29. 2013-07-12
    listed $185,000

ⓘ 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: $30,569
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,446
• − Management: −$2,446
• − HOA: −$12,444
• − Depreciation: −$7,273
• Taxable loss: −$13,042
• Est. tax savings @ 24.0%: +$3,130
• After-tax cash flow: $-5,896/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

+35.1% since first listed

17 events — show timeline

• 2026-04-30 Listed $249,999 OneKey® MLS as Distributed by MLS Grid
• 2026-04-20 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-03-06 Listed $249,999 OneKey® MLS as Distributed by MLS Grid
• 2026-02-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-10-14 Price Changed $254,500 RLS at REBNY
• 2025-10-14 Price Changed $254,500 OneKey® MLS as Distributed by MLS Grid
• 2025-09-03 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-06-12 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-04-14 Price Changed $256,000 OneKey® MLS as Distributed by MLS Grid
• 2025-04-14 Listed $256 OneKey® MLS as Distributed by MLS Grid
• 2021-11-15 Sold (MLS) $239,000 OneKey® MLS as Distributed by MLS Grid
• 2021-11-15 Sold (MLS) $239,000 RLS at REBNY
• 2021-08-14 Pending — OneKey® MLS as Distributed by MLS Grid
• 2021-08-11 Listed $239,000 RLS at REBNY
• 2021-08-11 Listed $239,000 RLS at REBNY
• 2021-08-04 Listed $239,000 OneKey® MLS as Distributed by MLS Grid
• 2013-07-12 Listed $185,000 RLS at REBNY