3017 Riverdale Ave Unit 3C · New York, NY 10463

$229,001

1 bd · 1.0 ba · 800 sqft · Condo · 80 Days on market

Built 1941 Good condition

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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 +20.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +6.1/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Commuters Dream!! Step into this spacious sun-drenched 1-bedroom apartment, where prewar charm meets modern convenience in the heart of Central Riverdale. As you enter, you’re greeted by a generous foyer that leads to a large, inviting living room, perfect for relaxing or entertaining. The good-sized bedroom offers a peaceful retreat with 2 windows for lots of natural light. Gorgeous hardwood floors and ample closet space adds to the appeal, making this unit both functional and stylish. This building is more than just a home; it’s a community! Enjoy the peace of mind that comes with having a live-in super. Spend your leisure time in the beautifully landscaped courtyard—a p

Key facts

• Prewar charm
• Live-in super
• Landscaped courtyard

Tags

• PREWAR CHARM
• LIVE-IN SUPER
• LANDSCAPED COURTYARD
• STEPS AWAY FROM SHOPS
• CONVENIENCE OF LOCAL BUSES
• EASY ACCESS TO MAJOR HIGHWAYS

Property features AI

Finance

• HOA & community: Association: Esra realty; Building amenities include elevator(s), park, trash; Association fees include heat, hot water, sewer, and water; Additional monthly assessment of $105

Exterior

• Parking: On-street parking; No carport
• Utilities: Electric service by Con-Edison; Public sewer; Public trash collection
• Home design: Stock cooperative; One-level unit; Located on entry level 3; Building has 6 stories
• Construction: Brick exterior
• Exterior features: Brick construction; Near public transit; Near shops; Not waterfront

Interior

• Kitchen: Refrigerator; Indirect water heater
• Bedrooms: 3 rooms total (unit entry level: 3)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Baseboard heating; No cooling
• Interior features: Entrance foyer; High ceilings
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $229k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $239 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $229k).
• Recommended offer: $215k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: 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 $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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $64k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($215k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y 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: flood insurance adds $66/mo; built in 1941 — 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 $215,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — 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. 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.11% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.72%
• DSCR: 1.25
• GRM: 7.5

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: -3.2%
• Equity multiple: 0.87×
• Total profit: $-8,240
• Equity at exit: $34,145

10-year hold

• IRR: 11.8%
• Equity multiple: 2.16×
• Total profit: $74,368
• Equity at exit: $19,800

Cash invested: $64,120 (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: 7.5×

Monthly cashflow live

• Estimated rent: $2,547 medium
• Mortgage (P&I): −$1,201
• Tax est. 1.5%: −$286 /mo · $3,435/yr
• Insurance: −$95
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA est. from 1 same-building comp: −$124
• Vacancy / Maint / Mgmt: −$535
• Net cashflow: $239

Break-even live

Break-even rent $2,244

Max offer price $229,001

Occupancy floor 86%

Sensitivity live

Price	-10% $398	-5% $319	+0% $239	+5% $160	+10% $81
Rent	-10% $38	-5% $139	+0% $239	+5% $340	+10% $441
Rate	-1.0pp $355	-0.5pp $298	base $239	+0.5pp $180	+1.0pp $120

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: $57,250
• Closing costs: $6,870
• 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	0.30mi

HOA detail condo

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

Listing history 29 events

1. 2026-06-18
   days on market $229,001 Active 80 DOM
2. 2026-06-17
   days on market $229,001 Active 79 DOM
3. 2026-06-15
   days on market $229,001 Active 77 DOM
4. 2026-06-13
   days on market $229,001 Active 75 DOM
5. 2026-06-10
   days on market $229,001 Active 71 DOM
6. 2026-06-08
   days on market $229,001 Active 70 DOM
7. 2026-06-08
   days on market $229,001 Active 69 DOM
8. 2026-06-04
   days on market $229,001 Active 66 DOM
9. 2026-06-03
   days on market $229,001 Active 65 DOM
10. 2026-06-01
    days on market $229,001 Active 63 DOM
11. 2026-05-31
    days on market $229,001 Active 62 DOM
12. 2026-03-30
    listed $239,001 Active
13. 2026-01-01
    historical
14. 2025-08-27
    status Active
15. 2025-08-27
    price $245,001
16. 2025-06-30
    status Pending
17. 2025-05-12
    price $207,001
18. 2025-04-28
    listed $212,001 Active
19. 2025-04-21
    status Active
20. 2025-03-31
    historical
21. 2025-03-05
    status Active
22. 2025-01-07
    status Pending
23. 2024-11-15
    price $215,001
24. 2024-09-30
    listed $229,001 Active
25. 2024-07-20
    price $224,900
26. 2024-04-01
    price $229,000
27. 2024-02-15
    price $235,000
28. 2024-01-01
    listed $239,000 Active
29. 2023-12-28
    historical

ⓘ 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 8/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 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: −$12,828
• − Property taxes: −$3,435
• − Insurance: −$1,943
• − Repairs & maintenance: −$2,446
• − Management: −$2,446
• − HOA: −$1,488
• − Depreciation: −$6,662
• Taxable loss: −$677
• Est. tax savings @ 24.0%: +$162
• After-tax cash flow: $3,036/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 · 13 photos

Good 75/100 Cosmetic rehab

This 1-bedroom apartment in a prewar building offers a good starting point with a good condition score. It needs some cosmetic updates to the kitchen and bathroom to maximize its resale and rental value.

Repairs flagged

• Major kitchen appliances — Old and outdated appliances need replacement.
• Major bathroom fixtures — Worn-out fixtures need updating for a fresh look.

Value-add opportunities

• Both Updating the kitchen appliances and fixtures — Modernizing the kitchen will attract more buyers and renters.
• Both Painting the interior walls — Fresh paint can make the space feel more inviting and modern.
• Both Upgrading the bathroom fixtures — A new bathroom will enhance the overall appeal and functionality of the unit.

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen appliances · Old and outdated appliances need replacement.	Major	$15,000–50,000
bathroom fixtures · Worn-out fixtures need updating for a fresh look.	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both Updating the kitchen appliances and fixtures — Modernizing the kitchen will attract more buyers and renters. ↑
• Both Painting the interior walls — Fresh paint can make the space feel more inviting and modern. ↑
• Both Upgrading the bathroom fixtures — A new bathroom will enhance the overall appeal and functionality of the unit. ↑

ⓘ 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

18 events — show timeline

• 2026-03-30 Listed $239,001 OneKey® MLS as Distributed by MLS Grid
• 2026-01-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-08-27 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-08-27 Price Changed $245,001 OneKey® MLS as Distributed by MLS Grid
• 2025-06-30 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-05-12 Price Changed $207,001 OneKey® MLS as Distributed by MLS Grid
• 2025-04-28 Listed $212,001 OneKey® MLS as Distributed by MLS Grid
• 2025-04-21 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-03-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-03-05 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-01-07 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-11-15 Price Changed $215,001 OneKey® MLS as Distributed by MLS Grid
• 2024-09-30 Listed $229,001 OneKey® MLS as Distributed by MLS Grid
• 2024-07-20 Price Changed $224,900 OneKey® MLS as Distributed by MLS Grid
• 2024-04-01 Price Changed $229,000 OneKey® MLS as Distributed by MLS Grid
• 2024-02-15 Price Changed $235,000 OneKey® MLS as Distributed by MLS Grid
• 2024-01-01 Listed $239,000 OneKey® MLS as Distributed by MLS Grid
• 2023-12-28 Coming Soon — OneKey® MLS as Distributed by MLS Grid