3103 Fairfield Ave Unit 4K · New York, NY 10463

$375,000

2 bd · 1.5 ba · 950 sqft · Condo · 45 Days on market

Built 1949

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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 +17.7/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• 1% rule +4.8/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Unit 4KS/W light. Convenience and space, adjacent to Johnson/Riverdale Avenues business district. Bus: offering NYC/East & West side Express service Metro North RR Windowed Dining area adjacent to kitchen. West facing generously spaced living-room, additional western facing 2 bedrooms, main half ensuite, full hall bathroom. generous closets, Hardwood flooring throughout. Part-time afternoon/evening concierge. Live-in super, gym, playroom, storage room/lockers (waitlisted Outdoor seating area. pets welcome. Nearby Seton Park offers a variety of outdoor sporting activities and events. Discover Riverdale park for adventure, jog/bike/ explore. Wave Hill Gardens 1 mile north. Van Cortlandt Park offers a full menu of sporting activities. Riding stables, Park Dept operated kiddies play park. A wide range of established cafes and restaurants. Zoned for PS 24 141 & RFK

Key facts

• Indoor playroom
• Fitness room
• Bicycle room

Tags

• PRIVATE OUTDOOR PLAYGROUND
• FITNESS ROOM
• BICYCLE ROOM
• INDOOR PLAYROOM

Property features AI

Finance

• Other: Playground nearby; Sidewalks
• HOA & community: Elevator(s); Fitness center; Live-in superintendent; Maintenance services; Grounds maintenance; Snow removal; Trash service

Exterior

• Parking: On-street parking; Has garage
• Utilities: Con-Edison electric; Public sewer; Cable available and connected; Electricity available and connected; Natural gas connected; Phone available and connected; Sewer available and connected; Public trash collection; Water available and connected
• Home design: Stock cooperative; Six-story building; One level unit; Entry level 4
• Construction: Brick construction; Chain link fencing; Concrete perimeter foundation
• Exterior features: City lot; Cleared; Garden; Landscaped; Level; Near shops; Part wooded; Paved; Private; No waterfront; Pool (other type)

Interior

• Kitchen: Dishwasher; Gas oven; Gas range
• Bedrooms: Located on entry level 4
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas heating; Wall/window air conditioning units
• Interior features: Primary bathroom; Walk-in closet(s); Accessible approach with ramp; Dining area; Bicycle room
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $375k.

Deal economics

• At list price, monthly cash flow is $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $367k (2.2% below list).
• Recommended offer: $364k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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 $3,666/mo this rent would consume 59% 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 $11k 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 $105k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($364k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y 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 $245k; list at $375k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• 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 $363,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1949 — 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: 0.98% ✗
• Cap rate: 7.27%
• Cash-on-cash: 3.48%
• DSCR: 1.15
• GRM: 8.5

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: -6.4%
• Equity multiple: 0.75×
• Total profit: $-26,135
• Equity at exit: $55,914

10-year hold

• IRR: 8.6%
• Equity multiple: 1.81×
• Total profit: $85,331
• Equity at exit: $32,423

Cash invested: $105,000 (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: 8.5×

Monthly cashflow live

• Estimated rent: $3,666 medium
• Mortgage (P&I): −$1,967
• Tax est. 1.5%: −$469 /mo · $5,625/yr
• Insurance: −$156
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$770
• Net cashflow: $238

Break-even live

Break-even rent $3,365

Max offer price $375,000

Occupancy floor 89%

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: $93,750
• Closing costs: $11,250
• 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	$3,938	$3.48	21d	3	0.36mi
405 W 206th St Unit 1202E New York, NY	3.0	2.0	900	$6,250	$6.94	24d	1	1.44mi

HOA detail condo

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

Listing history 20 events

1. 2026-06-18
   days on market $375,000 Active 45 DOM
2. 2026-06-17
   days on market $375,000 Active 44 DOM
3. 2026-06-16
   days on market $375,000 Active 43 DOM
4. 2026-06-15
   days on market $375,000 Active 42 DOM
5. 2026-06-13
   days on market $375,000 Active 40 DOM
6. 2026-06-10
   days on market $375,000 Active 36 DOM
7. 2026-06-08
   days on market $375,000 Active 35 DOM
8. 2026-06-08
   days on market $375,000 Active 34 DOM
9. 2026-06-04
   days on market $375,000 Active 31 DOM
10. 2026-06-03
    days on market $375,000 Active 30 DOM
11. 2026-06-01
    days on market $375,000 Active 28 DOM
12. 2026-05-31
    days on market $375,000 Active 27 DOM
13. 2026-05-06
    listed $375,000 Active 901-char remark

    Show marketing remark (901 chars)

    Welcome to Unit 4KS/W light. Convenience and space, adjacent to Johnson/Riverdale Avenues business district. Bus: offering NYC/East & West side Express service Metro North RR Windowed Dining area adjacent to kitchen. West facing generously spaced living-room, additional western facing 2 bedrooms, main half ensuite, full hall bathroom. generous closets, Hardwood flooring throughout. Part-time afternoon/evening concierge. Live-in super, gym, playroom, storage room/lockers (waitlisted Outdoor seating area. pets welcome. Nearby Seton Park offers a variety of outdoor sporting activities and events. Discover Riverdale park for adventure, jog/bike/ explore. Wave Hill Gardens 1 mile north. Van Cortlandt Park offers a full menu of sporting activities. Riding stables, Park Dept operated kiddies play park. A wide range of established cafes and restaurants. Zoned for PS 24 141 & RFK

14. 2026-04-26
    listed $375,000 Active
15. 2014-03-15
    price $245,000 490-char remark

    Show marketing remark (490 chars)

    Fully renovated two bedroom, 1.5 bathroom. Beautiful windowed eat-in-kitchen which has been fully updated. Hardwood floors, ample closets, two full bedrooms. Light and airy with South/West exposures. New windows. This perfect offering is truly the best deal around with great space, beautiful Amenities which include Doorman, Gym, Children's playroom, parking (short waitlist). Walk to shopping & steps to Express Bus & Metro North. Close to house of worship, parks and schools.

16. 2010-12-15
    soldstatus $245,000 490-char remark

    Show marketing remark (490 chars)

    Fully renovated two bedroom, 1.5 bathroom. Beautiful windowed eat-in-kitchen which has been fully updated. Hardwood floors, ample closets, two full bedrooms. Light and airy with South/West exposures. New windows. This perfect offering is truly the best deal around with great space, beautiful Amenities which include Doorman, Gym, Children's playroom, parking (short waitlist). Walk to shopping & steps to Express Bus & Metro North. Close to house of worship, parks and schools.

17. 2010-10-12
    price $260,000 490-char remark

    Show marketing remark (490 chars)

    Fully renovated two bedroom, 1.5 bathroom. Beautiful windowed eat-in-kitchen which has been fully updated. Hardwood floors, ample closets, two full bedrooms. Light and airy with South/West exposures. New windows. This perfect offering is truly the best deal around with great space, beautiful Amenities which include Doorman, Gym, Children's playroom, parking (short waitlist). Walk to shopping & steps to Express Bus & Metro North. Close to house of worship, parks and schools.

18. 2010-03-24
    listed $260,000 490-char remark

    Show marketing remark (490 chars)

    Fully renovated two bedroom, 1.5 bathroom. Beautiful windowed eat-in-kitchen which has been fully updated. Hardwood floors, ample closets, two full bedrooms. Light and airy with South/West exposures. New windows. This perfect offering is truly the best deal around with great space, beautiful Amenities which include Doorman, Gym, Children's playroom, parking (short waitlist). Walk to shopping & steps to Express Bus & Metro North. Close to house of worship, parks and schools.

19. 2010-03-15
    historical
20. 2010-01-04
    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 9/10 Extreme FEMA zone X (unshaded) · 79% 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: $43,991
• − Mortgage interest: −$21,006
• − Property taxes: −$5,625
• − Insurance: −$2,672
• − Repairs & maintenance: −$3,519
• − Management: −$3,519
• − Depreciation: −$10,909
• Taxable loss: −$3,260
• Est. tax savings @ 24.0%: +$782
• After-tax cash flow: $3,639/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

+44.2% since first listed

8 events — show timeline

• 2026-05-06 Listed $375,000 RLS at REBNY
• 2026-04-26 Listed $375,000 OneKey® MLS as Distributed by MLS Grid
• 2014-03-15 Price Changed $245,000 HGMLS
• 2010-12-15 Sold (MLS) $245,000 HGMLS
• 2010-10-12 Price Changed $260,000 HGMLS
• 2010-03-24 Listed $260,000 HGMLS
• 2010-03-15 Delisted — HGMLS
• 2010-01-04 Listed — HGMLS