3333 Henry Hudson Pkwy Unit 2L · New York, NY 10463

$260,000

1 bd · 1.0 ba · 900 sqft · SingleFamily · 331 Days on market

Built 1970 ↓ 17% since listing

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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 +19.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +5.1/10.0
• 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

Large one bedroom coop apartment with over 900 square feet, on the second floor of the prestigious Whitehall coop building in the heart of Riverdale. Enter into a foyer area which leads into the sprawling, light filled living/dining space with a wall of windows facing southwest, and looking out on a grassy knoll. Updated kitchen, with an abundance of wood cabinets and plenty of working counter space, needs some minor work to make it your own. Bathroom is original. Closets galore! The Whitehall features full time door staff, live in super, a state of the art gym and health club, all year round swimming pool, playground, and a green garden with sitting areas, gazebo and firepit. Close to parks, schools, library, houses of worship, shopping, express and local buses, a dog run, public tennis courts, and more! Pets are welcome. There is an assessment of $208/month through December 2026.

Key facts

• State of the art gym
• Foyer area
• Sitting areas

Tags

• FOYER AREA
• ABUNDANCE OF WOOD CABINETS
• STATE OF THE ART GYM
• ALL YEAR ROUND SWIMMING POOL
• GREEN GARDEN
• SITTING AREAS

Property features AI

Exterior

• Parking: No carport
• Utilities: Public sewer; Utilities: see remarks
• Home design: Stock cooperative
• Construction: Other construction materials; Other foundation details
• Exterior features: Non-waterfront property; Other construction materials; Other foundation details

Interior

• Kitchen: Other appliances
• Bedrooms: 3 total rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Other heating
• Interior features: Other interior features
• Laundry & utility: Basement with walk-out access

🏢 Co-op / cooperative unit. The $260,000 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 single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $288 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Recommended offer: $229k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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); 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 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 331 days — a 12% lower offer ($229k) 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.

Recommended offer $228,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 331 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.01% ✓
• Cap rate: 7.62%
• Cash-on-cash: 4.75%
• DSCR: 1.21
• 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: -3.4%
• Equity multiple: 0.87×
• Total profit: $-9,803
• Equity at exit: $38,767

10-year hold

• IRR: 11.2%
• Equity multiple: 2.08×
• Total profit: $78,720
• Equity at exit: $22,480

Cash invested: $72,800 (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: 8.2×

Monthly cashflow live

• Estimated rent: $2,639 medium
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,900/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$554
• Net cashflow: $288

Break-even live

Break-even rent $2,274

Max offer price $260,000

Occupancy floor 84%

Sensitivity live

Price	-10% $468	-5% $378	+0% $288	+5% $198	+10% $108
Rent	-10% $80	-5% $184	+0% $288	+5% $392	+10% $496
Rate	-1.0pp $419	-0.5pp $354	base $288	+0.5pp $221	+1.0pp $152

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: $65,000
• Closing costs: $7,800
• 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	0.27mi

Listing history 19 events

1. 2026-06-21
   days on market $260,000 Active 331 DOM
2. 2026-06-18
   days on market $260,000 Active 328 DOM
3. 2026-06-17
   days on market $260,000 Active 327 DOM
4. 2026-06-15
   days on market $260,000 Active 325 DOM
5. 2026-06-13
   days on market $260,000 Active 323 DOM
6. 2026-06-10
   days on market $260,000 Active 319 DOM
7. 2026-06-08
   days on market $260,000 Active 318 DOM
8. 2026-06-03
   days on market $260,000 Active 313 DOM
9. 2026-06-01
   days on market $260,000 Active 311 DOM
10. 2026-05-31
    days on market $260,000 Active 310 DOM
11. 2025-08-28
    price $260,000 894-char remark

    Show marketing remark (894 chars)

    Large one bedroom coop apartment with over 900 square feet, on the second floor of the prestigious Whitehall coop building in the heart of Riverdale. Enter into a foyer area which leads into the sprawling, light filled living/dining space with a wall of windows facing southwest, and looking out on a grassy knoll. Updated kitchen, with an abundance of wood cabinets and plenty of working counter space, needs some minor work to make it your own. Bathroom is original. Closets galore! The Whitehall features full time door staff, live in super, a state of the art gym and health club, all year round swimming pool, playground, and a green garden with sitting areas, gazebo and firepit. Close to parks, schools, library, houses of worship, shopping, express and local buses, a dog run, public tennis courts, and more! Pets are welcome. There is an assessment of $208/month through December 2026.

12. 2025-08-28
    price $260,000

    Show marketing remark (894 chars)

    Large one bedroom coop apartment with over 900 square feet, on the second floor of the prestigious Whitehall coop building in the heart of Riverdale. Enter into a foyer area which leads into the sprawling, light filled living/dining space with a wall of windows facing southwest, and looking out on a grassy knoll. Updated kitchen, with an abundance of wood cabinets and plenty of working counter space, needs some minor work to make it your own. Bathroom is original. Closets galore! The Whitehall features full time door staff, live in super, a state of the art gym and health club, all year round swimming pool, playground, and a green garden with sitting areas, gazebo and firepit. Close to parks, schools, library, houses of worship, shopping, express and local buses, a dog run, public tennis courts, and more! Pets are welcome. There is an assessment of $208/month through December 2026.

13. 2025-07-25
    listed $270,000 Active

    Show marketing remark (894 chars)

    Large one bedroom coop apartment with over 900 square feet, on the second floor of the prestigious Whitehall coop building in the heart of Riverdale. Enter into a foyer area which leads into the sprawling, light filled living/dining space with a wall of windows facing southwest, and looking out on a grassy knoll. Updated kitchen, with an abundance of wood cabinets and plenty of working counter space, needs some minor work to make it your own. Bathroom is original. Closets galore! The Whitehall features full time door staff, live in super, a state of the art gym and health club, all year round swimming pool, playground, and a green garden with sitting areas, gazebo and firepit. Close to parks, schools, library, houses of worship, shopping, express and local buses, a dog run, public tennis courts, and more! Pets are welcome. There is an assessment of $208/month through December 2026.

14. 2025-07-25
    listed $270,000 Active 894-char remark

    Show marketing remark (894 chars)

    Large one bedroom coop apartment with over 900 square feet, on the second floor of the prestigious Whitehall coop building in the heart of Riverdale. Enter into a foyer area which leads into the sprawling, light filled living/dining space with a wall of windows facing southwest, and looking out on a grassy knoll. Updated kitchen, with an abundance of wood cabinets and plenty of working counter space, needs some minor work to make it your own. Bathroom is original. Closets galore! The Whitehall features full time door staff, live in super, a state of the art gym and health club, all year round swimming pool, playground, and a green garden with sitting areas, gazebo and firepit. Close to parks, schools, library, houses of worship, shopping, express and local buses, a dog run, public tennis courts, and more! Pets are welcome. There is an assessment of $208/month through December 2026.

15. 2024-12-12
    price $270,000
16. 2024-11-05
    price $280,000
17. 2024-07-02
    price $285,000
18. 2024-02-16
    price $295,000
19. 2024-01-09
    price $315,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $31,668
• − Mortgage interest: −$14,564
• − Property taxes: −$3,900
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,533
• − Management: −$2,533
• − Depreciation: −$7,564
• Taxable loss: −$727
• Est. tax savings @ 24.0%: +$174
• After-tax cash flow: $3,630/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

-17.5% since first listed

9 events — show timeline

• 2025-08-28 Price Changed $260,000 RLS at REBNY
• 2025-08-28 Price Changed $260,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-25 Listed $270,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-25 Listed $270,000 RLS at REBNY
• 2024-12-12 Price Changed $270,000 RLS at REBNY
• 2024-11-05 Price Changed $280,000 RLS at REBNY
• 2024-07-02 Price Changed $285,000 RLS at REBNY
• 2024-02-16 Price Changed $295,000 RLS at REBNY
• 2024-01-09 Price Changed $315,000 RLS at REBNY