525 W 235th St Unit 3F · New York, NY 10463

$280,000

0 bd · 1.0 ba · 0 sqft · Condo public records · 83 Days on market

Built 1954

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Why this score? — see what drove the D 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 +13.3/30.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• DSCR +4.0/10.0
• 1% rule +3.8/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover this spacious and versatile one-bedroom residence with an additional converted room—perfect as a second bedroom, home office, or guest space—located in the highly sought-after Stuart House in the heart of Riverdale. Enter through a welcoming foyer with ample closet space, leading into an expansive living room enhanced by recessed lighting and a dedicated dining area. The windowed galley kitchen features white shaker cabinetry, quartzite countertops, a classic subway tile backsplash, and stainless steel appliances. The primary bedroom comfortably accommodates a king-size bed with plenty of room to spare and offers generous closet space. Beautiful wood floors run througho

Key facts

• Ample closet space
• Built 1954
• Listed 83 days

Tags

• WINDOWED GALLEY KITCHEN
• WHITE SHAKER CABINETRY
• QUARTZITE COUNTERTOPS
• SUBWAY TILE BACKSPLASH
• STAINLESS STEEL APPLIANCES
• AMPLE CLOSET SPACE

Property features AI

Finance

• HOA & community: Pets allowed (cats and dogs permitted)

Exterior

• Parking: On-street parking
• Utilities: Con Edison electric service; Public sewer; Cable available; Electricity available and connected; Natural gas available and connected; Phone available; Sewer available and connected; Public trash collection; Water available and connected
• Home design: Stock cooperative; Six-story building; Unit on one level; Entry on 3rd floor
• Construction: Brick construction; Actual property condition reported
• Exterior features: Brick exterior; Not waterfront

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Stainless steel appliances
• Bedrooms: Located on 3rd floor
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating; Steam heating; Wall/window air conditioning units
• Interior features: Entrance foyer; Galley kitchen; Quartz/Quartzite countertops; Recessed lighting
• Laundry & utility: Common area laundry room

What this means for you Summary

Snapshot

• This is a ?-bed/1.0-bath condo listed at $280k.

Deal economics

• At list price, monthly cash flow is $1 ($10/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 $245k (12.5% below list).
• Recommended offer: $245k (12.5% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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; 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 39% 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.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 3y 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: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• 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 $245,048 (12.5% below list)

Questions for the listing agent

1. It's been on market 83 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 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
9. 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.
10. 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.
11. 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: 0.88% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.01%
• DSCR: 1.00
• GRM: 9.5

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: -10.8%
• Equity multiple: 0.59×
• Total profit: $-32,330
• Equity at exit: $41,749

10-year hold

• IRR: 4.4%
• Equity multiple: 1.40×
• Total profit: $31,010
• Equity at exit: $24,209

Cash invested: $78,400 (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: 9.5×

Monthly cashflow live

• Estimated rent: $2,450 medium
• Mortgage (P&I): −$1,468
• Tax est. 1.5%: −$350 /mo · $4,200/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $1

Break-even live

Break-even rent $2,449

Max offer price $280,000

Occupancy floor 95%

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: $70,000
• Closing costs: $8,400
• 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	$3,938	$3.48	22d	3	0.62mi

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 $280,000 Active 83 DOM
2. 2026-06-17
   days on market $280,000 Active 82 DOM
3. 2026-06-15
   days on market $280,000 Active 80 DOM
4. 2026-06-13
   days on market $280,000 Active 78 DOM
5. 2026-06-10
   days on market $280,000 Active 74 DOM
6. 2026-06-08
   days on market $280,000 Active 73 DOM
7. 2026-06-08
   days on market $280,000 Active 72 DOM
8. 2026-06-04
   days on market $280,000 Active 69 DOM
9. 2026-06-03
   days on market $280,000 Active 68 DOM
10. 2026-06-01
    days on market $280,000 Active 66 DOM
11. 2026-05-31
    days on market $280,000 Active 65 DOM
12. 2026-03-27
    listed $280,000 Active
13. 2025-12-22
    historical
14. 2025-11-11
    price $290,000
15. 2025-11-11
    price $290,000
16. 2025-09-22
    status Active
17. 2025-08-24
    historical
18. 2025-05-05
    price $295,000
19. 2025-05-05
    price $295,000
20. 2025-02-24
    status Active
21. 2025-02-16
    historical
22. 2024-12-11
    status Active
23. 2024-08-26
    listed $305,000 Active
24. 2024-07-24
    price $270,000
25. 2024-07-24
    soldstatus $270,000 Sold
26. 2024-07-19
    soldstatus $270,000 Closed
27. 2024-03-04
    status Active
28. 2024-02-16
    historical
29. 2023-12-20
    status Pending
30. 2023-09-21
    listed $275,000 Active
31. 2023-09-21
    listed $275,000 Active

ⓘ 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 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: $29,406
• − Mortgage interest: −$15,684
• − Property taxes: −$4,200
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,352
• − Management: −$2,352
• − Depreciation: −$8,145
• Taxable loss: −$4,729
• Est. tax savings @ 24.0%: +$1,135
• After-tax cash flow: $1,145/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

+1.8% since first listed

20 events — show timeline

• 2026-03-27 Listed $280,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-22 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-11-11 Price Changed $290,000 RLS at REBNY
• 2025-11-11 Price Changed $290,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-22 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-08-24 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-05-05 Price Changed $295,000 RLS at REBNY
• 2025-05-05 Price Changed $295,000 OneKey® MLS as Distributed by MLS Grid
• 2025-02-24 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-02-16 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-12-11 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2024-08-26 Listed $305,000 OneKey® MLS as Distributed by MLS Grid
• 2024-07-24 Price Changed $270,000 RLS at REBNY
• 2024-07-24 Sold (MLS) $270,000 RLS at REBNY
• 2024-07-19 Sold (MLS) $270,000 OneKey® MLS as Distributed by MLS Grid
• 2024-03-04 Relisted — RLS at REBNY
• 2024-02-16 Delisted — RLS at REBNY
• 2023-12-20 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-09-21 Listed $275,000 RLS at REBNY
• 2023-09-21 Listed $275,000 OneKey® MLS as Distributed by MLS Grid