2390 Palisade Ave Unit 2B · New York, NY 10463

$439,900

2 bd · 1.5 ba · 1,000 sqft · Condo · 78 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).

• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• 1% rule +3.3/10.0
• Cash flow +2.6/30.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Luxury redefined. This beautifully renovated 2-bedroom, 1.5-bath residence showcases top-of-the-line finishes throughout. Upon entry, you are welcomed by a spacious foyer featuring a walk-in closet and elegant recessed lighting that continues into the bright living room, highlighted by serene northern exposure. The layout flows seamlessly into the dining area and a pristine kitchen. Designed with both style and function in mind, the kitchen features marble countertops, soft-close cabinetry, high end stainless steel appliances, backsplash, updated flooring, and elegant under-cabinet lighting. Both bathrooms have been fully renovated with refined, modern luxury finishes. Every detail has been

Key facts

• Garage
• Built 1964
• Listed 78 days

Property features AI

Exterior

• Parking: Garage
• Utilities: Electric service by Con-Edison; Public sewer; Additional utilities: see remarks
• Home design: Stock cooperative (co-op)
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Refrigerator
• Bedrooms: 5 total rooms (see listing for room breakdown); Entry level: 2
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Steam heat; Wall/window air conditioning units
• Interior features: Recessed lighting; Walk-through kitchen; Basement with storage space
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $440k.

Deal economics

• At list price, monthly cash flow is $-2k ($-18k/yr) — negative.
• To cash-flow at today's rent, offer at most $416k (5.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $364k (17.3% below list).
• Recommended offer: $364k (17.3% below list) — sets the bar for 1% rule.

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 $3,639/mo this rent would consume 58% 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 $13k 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 78 days — a 6% lower offer ($414k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 11y 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 $270k; list at $440k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 37% of rent.
• Climate carrying-cost: major flood risk; major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $363,855 (17.3% 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 78 days. Have you received any prior offers? Is the seller open to a 17% 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. 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. 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?
11. 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.
12. 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.
13. 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: 0.83% ✗
• Cap rate: 2.16%
• Cash-on-cash: -14.76%
• DSCR: 0.34
• GRM: 10.1

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: -35.2%
• Equity multiple: -0.20×
• Total profit: $-147,635
• Equity at exit: $65,591

10-year hold

• IRR: -18.6%
• Equity multiple: -0.31×
• Total profit: $-161,663
• Equity at exit: $38,035

Cash invested: $123,172 (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: 10.1×

Monthly cashflow live

• Estimated rent: $3,639 medium
• Mortgage (P&I): −$2,307
• Tax est. 1.5%: −$550 /mo · $6,598/yr
• Insurance: −$183
• HOA est. from 1 same-building comp: −$1,349
• Vacancy / Maint / Mgmt: −$764
• Net cashflow: $-1,515

Break-even live

Break-even rent $5,556

Max offer price $220,736

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: $109,975
• Closing costs: $13,197
• 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	22d	3	0.28mi
405 W 206th St Unit 1202E New York, NY	3.0	2.0	900	$6,250	$6.94	24d	1	1.17mi

HOA detail condo

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

Listing history 31 events

1. 2026-06-18
   days on market $439,900 Active 78 DOM
2. 2026-06-17
   days on market $439,900 Active 77 DOM
3. 2026-06-15
   days on market $439,900 Active 75 DOM
4. 2026-06-13
   days on market $439,900 Active 73 DOM
5. 2026-06-10
   days on market $439,900 Active 69 DOM
6. 2026-06-08
   days on market $439,900 Active 68 DOM
7. 2026-06-08
   days on market $439,900 Active 67 DOM
8. 2026-06-04
   days on market $439,900 Active 64 DOM
9. 2026-06-03
   days on market $439,900 Active 63 DOM
10. 2026-06-01
    days on market $439,900 Active 61 DOM
11. 2026-05-31
    days on market $439,900 Active 60 DOM
12. 2026-05-11
    price $439,900
13. 2026-03-23
    listed $450,000 Active
14. 2021-12-13
    historical
15. 2021-10-09
    listed $409,900 Active
16. 2021-05-04
    historical
17. 2021-05-04
    status Active
18. 2021-05-01
    historical
19. 2021-04-02
    price $429,000
20. 2021-04-02
    price $429,000
21. 2020-10-30
    listed $439,000 Active
22. 2020-10-30
    listed $439,000 Active
23. 2016-07-11
    soldstatus $270,000 Sold
24. 2016-07-11
    price $270,000
25. 2016-07-11
    soldstatus $270,000
26. 2016-03-24
    historical Pending
27. 2016-03-24
    price $285,000
28. 2015-12-29
    listed $285,000 Active
29. 2015-12-29
    listed $285,000
30. 2015-12-29
    listed $285,000
31. 2015-12-29
    listed $285,000

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 27% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 14 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: $43,663
• − Mortgage interest: −$24,641
• − Property taxes: −$6,598
• − Insurance: −$2,200
• − Repairs & maintenance: −$3,493
• − Management: −$3,493
• − HOA: −$16,188
• − Depreciation: −$12,797
• Taxable loss: −$25,748
• Est. tax savings @ 24.0%: +$6,179
• After-tax cash flow: $-11,996/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

+54.4% since first listed

20 events — show timeline

• 2026-05-11 Price Changed $439,900 OneKey® MLS as Distributed by MLS Grid
• 2026-03-23 Listed $450,000 OneKey® MLS as Distributed by MLS Grid
• 2021-12-13 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-10-09 Listed $409,900 OneKey® MLS as Distributed by MLS Grid
• 2021-05-04 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-05-04 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2021-05-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-04-02 Price Changed $429,000 RLS at REBNY
• 2021-04-02 Price Changed $429,000 OneKey® MLS as Distributed by MLS Grid
• 2020-10-30 Listed $439,000 RLS at REBNY
• 2020-10-30 Listed $439,000 OneKey® MLS as Distributed by MLS Grid
• 2016-07-11 Price Changed $270,000 HGMLS
• 2016-07-11 Sold (MLS) $270,000 HGMLS
• 2016-07-11 Sold (MLS) $270,000 OneKey® MLS as Distributed by MLS Grid
• 2016-03-24 Contingent — HGMLS
• 2016-03-24 Price Changed $285,000 HGMLS
• 2015-12-29 Listed $285,000 HGMLS
• 2015-12-29 Listed $285,000 RLS at REBNY
• 2015-12-29 Listed $285,000 RLS at REBNY
• 2015-12-29 Listed $285,000 OneKey® MLS as Distributed by MLS Grid