5235 Post Rd Unit 5A · New York, NY 10471

$189,000

1 bd · 1.0 ba · 800 sqft · Condo · 41 Days on market

Built 1964

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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).

• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Cash flow +5.9/30.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated nice size one bedroom in very well maintained coop. Apartment features windowed kitchen with newer cabinets stainless steel oven , refrigerator, and built-in microwave. Owner also added a dishwasher. living room / dining area features hard wood floors and room for a dining table . Plenty of closet space and laundry room with supers office on site apartment also has plenty of windows for natural light . Updated tiled windowed bath. Walking distance to Vancortlandt Park for those who love the park . Minutes away from Westchester County and Manhattan. Sawmill Parkway right around the corner . Accepted Offer- No more showing.

Key facts

• New kitchen
• New ac units
• Corner unit

Tags

• CORNER UNIT
• NEW KITCHEN
• UPDATED BATHROOM
• NEW AC UNITS
• FRESHLY PAINTED WALLS
• NEWLY FINISHED FLOORS

Property features AI

Finance

• Other: Living area recorded from public records
• HOA & community: Association managed by FirstService Residential; Additional monthly fee of $64.77

Exterior

• Parking: Assigned parking in a lot (waitlist); Parking fee apply
• Utilities: Public sewer; Cable connected; Electricity connected; Natural gas connected; Phone connected; Trash collection (public); Water connected
• Home design: Stock cooperative; Updated/remodeled condition; 6-story building; Entry on 5th floor
• Construction: Brick construction
• Exterior features: Brick exterior; Not waterfront

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: Located on 5th floor
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating; Wall/window AC unit(s)
• Interior features: Elevator; Galley kitchen; High ceilings; Basement present (no finished basement)
• Laundry & utility: Common area laundry; Laundry in basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $189k.

Deal economics

• At list price, monthly cash flow is $-371 ($-4k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Recommended offer: $183k (3.0% below list) — sets the bar for market timing.
• Cap rate 3.9% 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: 200 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 6,929 units permitted in Bronx County in 2024 (6,829 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 41 days — a 3% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 40% 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 $183,330 (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 41 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 1964 — 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: 1.25% ✓
• Cap rate: 3.94%
• Cash-on-cash: -8.42%
• DSCR: 0.63
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -30.6%
• Equity multiple: -0.01×
• Total profit: $-53,661
• Equity at exit: $28,181

10-year hold

• IRR: -30.8%
• Equity multiple: -0.41×
• Total profit: $-74,695
• Equity at exit: $16,341

Cash invested: $52,920 (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 10471

• Active inventory: 200
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,367 high
• Mortgage (P&I): −$991
• Tax est. 1.5%: −$236 /mo · $2,835/yr
• Insurance: −$79
• HOA est. from 2 same-building comps: −$935
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $-371

Break-even live

Break-even rent $2,837

Max offer price $135,279

Occupancy floor —

Sensitivity live

Price	-10% $-241	-5% $-306	+0% $-371	+5% $-437	+10% $-502
Rent	-10% $-558	-5% $-465	+0% $-371	+5% $-278	+10% $-184
Rate	-1.0pp $-276	-0.5pp $-323	base $-371	+0.5pp $-420	+1.0pp $-470

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
249 McLean Ave Unit 1B Yonkers, NY	1.0	1.0	700	$2,500	$3.57	18d	1	1.06mi
57 Putnam Ave Yonkers, NY	2.0	1.0	900	$3,000	$3.33	22d	1	1.28mi
57 Putnam Ave Yonkers, NY	2.0	1.0	900	$3,000	$3.33	12d	1	1.28mi
36 Bruce Ave Yonkers, NY	1.0	1.0	625	$1,785	$2.86	44d	1	1.29mi
675 McLean Ave Unit 006H Yonkers, NY	1.0	1.0	577	$2,071	$3.59	5d	1	1.37mi
130 Harrison Ave Yonkers, NY	1.0	1.0	650	$1,900	$2.92	44d	1	1.47mi

HOA detail condo

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

Listing history 5 events

1. 2026-05-11
   status Pending
2. 2026-03-24
   listed $189,000 Active
3. 2018-09-06
   soldstatus $170,000 Sold 657-char remark

   Show marketing remark (657 chars)

   Updated nice size one bedroom in very well maintained coop. Apartment features windowed kitchen with newer cabinets stainless steel oven , refrigerator, and built-in microwave. Owner also added a dishwasher. living room / dining area features hard wood floors and room for a dining table . Plenty of closet space and laundry room with supers office on site apartment also has plenty of windows for natural light . Updated tiled windowed bath. Walking distance to Vancortlandt Park for those who love the park . Minutes away from Westchester County and Manhattan. Sawmill Parkway right around the corner . Accepted Offer- No more showing.

4. 2018-05-09
   historical Pending 657-char remark

   Show marketing remark (657 chars)

   Updated nice size one bedroom in very well maintained coop. Apartment features windowed kitchen with newer cabinets stainless steel oven , refrigerator, and built-in microwave. Owner also added a dishwasher. living room / dining area features hard wood floors and room for a dining table . Plenty of closet space and laundry room with supers office on site apartment also has plenty of windows for natural light . Updated tiled windowed bath. Walking distance to Vancortlandt Park for those who love the park . Minutes away from Westchester County and Manhattan. Sawmill Parkway right around the corner . Accepted Offer- No more showing.

5. 2018-03-26
   listed $170,000 Active 657-char remark

   Show marketing remark (657 chars)

   Updated nice size one bedroom in very well maintained coop. Apartment features windowed kitchen with newer cabinets stainless steel oven , refrigerator, and built-in microwave. Owner also added a dishwasher. living room / dining area features hard wood floors and room for a dining table . Plenty of closet space and laundry room with supers office on site apartment also has plenty of windows for natural light . Updated tiled windowed bath. Walking distance to Vancortlandt Park for those who love the park . Minutes away from Westchester County and Manhattan. Sawmill Parkway right around the corner . Accepted Offer- No more showing.

ⓘ 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 2/10 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: $28,403
• − Mortgage interest: −$10,587
• − Property taxes: −$2,835
• − Insurance: −$945
• − Repairs & maintenance: −$2,272
• − Management: −$2,272
• − HOA: −$11,220
• − Depreciation: −$5,498
• Taxable loss: −$7,226
• Est. tax savings @ 24.0%: +$1,734
• After-tax cash flow: $-2,721/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): 23,798
• Household income: $103,046
• Rent vs Own: 40.6% rent · 59.4% own
• Severe rent burden: 553.0

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 0.62)
• Race & ethnicity: White 53% Hispanic / Latino 31% Two or more races 16% Black 7% Asian 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 8% Dominican 11%
• Common ancestry: Scotch-Irish 4% Romanian 3% Italian 2%
• Foreign-born: 20% · Canada, Jamaica, China
• Languages at home: 65% English-only · Spanish 21% Russian/Polish/Slavic 4% Other Indo-European 3%

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: ▼ -114.80%
• Current HPI: 197.2006
• Rent YoY: —
• 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

+11.2% since first listed

5 events — show timeline

• 2026-05-11 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-24 Listed $189,000 OneKey® MLS as Distributed by MLS Grid
• 2018-09-06 Sold (MLS) $170,000 OneKey® MLS as Distributed by MLS Grid
• 2018-05-09 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2018-03-26 Listed $170,000 OneKey® MLS as Distributed by MLS Grid