2390 Palisade Ave Unit 1G · New York, NY 10463

$249,000

1 bd · 1.0 ba · 850 sqft · Condo · 107 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
• 1% rule +5.4/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Cash flow +2.9/30.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this bright and charming Jr. 4 converted to a two bedroom apartment in the scenic Spuyten Duyvil section of Riverdale. This apartment was thoughtfully updated by its current owners to utilize every square inch it has to offer! Gleaming hardwood floors span throughout the apartment and were recently sanded and stained in a beautiful cherry wood finish. The newly renovated kitchen has been extended into the foyer and is finished with quartz countertops, white shaker cabinets, a coffee bar and stainless-steel appliances including a dishwasher, mounted microwave and a built-in French door fridge. The living room features recessed lighting to highlight the lofty 9-foot-high ceilings, custom installed triple windows (unique to this unit only on the G line) to take in views of the Henry Hudson Bridge and Hudson River. You will find no lack of storage space throughout with 6 closets and the newly installed built-in cabinetry in the foyer of the apartment. A king-sized master bedroom features double wide his and her closets, through the wall AC unit and unobstructed eastern views. The converted second room is currently being utilized as a bedroom but could also serve well as a home office. Situated in the perfect Riverdale commuter location it is steps away from the Spuyten Duyvil Metro North Station (A 25-minute ride to Grand Central Station) and half a block to local and express buses. The neighborhood offers walking trails along the Hudson River, gorgeous parks, playgrounds and is just around the corner from the Knolls Crescent Shopping area. The building features a newly updated lobby with Butterfly video intercom system, brand new hallway carpeting, seasonal pool with grills, fitness room, bike room, storage and live-in super. Best of all, it is Pet Friendly! Call now for your private tour.

Key facts

• Built 1964
• Listed 107 days

Property features AI

Exterior

• Parking: On-street parking (waitlist)
• Utilities: Electricity connected (Con Edison); Natural gas connected; Public sewer
• Home design: Stock cooperative
• Construction: Brick construction
• Exterior features: Brick exterior; Not waterfront

Interior

• Kitchen: Gas oven; Gas range; Stainless steel appliances
• Bedrooms: Entry level: 1
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Radiant heating; Wall/window AC unit(s)
• Interior features: Galley-style kitchen; Quartz/Quartzite counters; Soaking tub; Common, walk-out access basement
• Laundry & utility: Pets allowed: cats and dogs

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $249k.

Deal economics

• At list price, monthly cash flow is $-817 ($-10k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $249k).
• Recommended offer: $227k (9.0% below list) — sets the bar for market timing.

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 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 $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.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 6 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.

Risks & watch-outs

• Watch-outs: HOA is 44% 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 $226,590 (9.0% 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 107 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.04% ✓
• Cap rate: 2.36%
• Cash-on-cash: -14.06%
• DSCR: 0.37
• GRM: 8.0

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: -31.8%
• Equity multiple: -0.12×
• Total profit: $-77,914
• Equity at exit: $37,127

10-year hold

• IRR: -12.4%
• Equity multiple: 0.00×
• Total profit: $-69,376
• Equity at exit: $21,529

Cash invested: $69,720 (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: 8.0×

Monthly cashflow live

• Estimated rent: $2,596 medium
• Mortgage (P&I): −$1,306
• Tax est. 1.5%: −$311 /mo · $3,735/yr
• Insurance: −$104
• HOA est. from 1 same-building comp: −$1,147
• Vacancy / Maint / Mgmt: −$545
• Net cashflow: $-817

Break-even live

Break-even rent $3,630

Max offer price $130,793

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: $62,250
• Closing costs: $7,470
• 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	0.28mi

HOA detail condo

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

Listing history 27 events

1. 2026-06-18
   days on market $249,000 Active 107 DOM
2. 2026-06-17
   days on market $249,000 Active 106 DOM
3. 2026-06-15
   days on market $249,000 Active 104 DOM
4. 2026-06-13
   days on market $249,000 Active 102 DOM
5. 2026-06-10
   days on market $249,000 Active 98 DOM
6. 2026-06-08
   days on market $249,000 Active 97 DOM
7. 2026-06-08
   days on market $249,000 Active 96 DOM
8. 2026-06-04
   days on market $249,000 Active 93 DOM
9. 2026-06-03
   days on market $249,000 Active 92 DOM
10. 2026-06-01
    days on market $249,000 Active 90 DOM
11. 2026-05-31
    pricedays on market $249,000 Active 89 DOM
12. 2026-03-03
    listed $259,000 Active
13. 2022-06-28
    soldstatus $240,000 Closed 1828-char remark

    Show marketing remark (1828 chars)

    Welcome to this bright and charming Jr. 4 converted to a two bedroom apartment in the scenic Spuyten Duyvil section of Riverdale. This apartment was thoughtfully updated by its current owners to utilize every square inch it has to offer! Gleaming hardwood floors span throughout the apartment and were recently sanded and stained in a beautiful cherry wood finish. The newly renovated kitchen has been extended into the foyer and is finished with quartz countertops, white shaker cabinets, a coffee bar and stainless-steel appliances including a dishwasher, mounted microwave and a built-in French door fridge. The living room features recessed lighting to highlight the lofty 9-foot-high ceilings, custom installed triple windows (unique to this unit only on the G line) to take in views of the Henry Hudson Bridge and Hudson River. You will find no lack of storage space throughout with 6 closets and the newly installed built-in cabinetry in the foyer of the apartment. A king-sized master bedroom features double wide his and her closets, through the wall AC unit and unobstructed eastern views. The converted second room is currently being utilized as a bedroom but could also serve well as a home office. Situated in the perfect Riverdale commuter location it is steps away from the Spuyten Duyvil Metro North Station (A 25-minute ride to Grand Central Station) and half a block to local and express buses. The neighborhood offers walking trails along the Hudson River, gorgeous parks, playgrounds and is just around the corner from the Knolls Crescent Shopping area. The building features a newly updated lobby with Butterfly video intercom system, brand new hallway carpeting, seasonal pool with grills, fitness room, bike room, storage and live-in super. Best of all, it is Pet Friendly! Call now for your private tour.

14. 2022-04-22
    status Pending 1828-char remark

    Show marketing remark (1828 chars)

    Welcome to this bright and charming Jr. 4 converted to a two bedroom apartment in the scenic Spuyten Duyvil section of Riverdale. This apartment was thoughtfully updated by its current owners to utilize every square inch it has to offer! Gleaming hardwood floors span throughout the apartment and were recently sanded and stained in a beautiful cherry wood finish. The newly renovated kitchen has been extended into the foyer and is finished with quartz countertops, white shaker cabinets, a coffee bar and stainless-steel appliances including a dishwasher, mounted microwave and a built-in French door fridge. The living room features recessed lighting to highlight the lofty 9-foot-high ceilings, custom installed triple windows (unique to this unit only on the G line) to take in views of the Henry Hudson Bridge and Hudson River. You will find no lack of storage space throughout with 6 closets and the newly installed built-in cabinetry in the foyer of the apartment. A king-sized master bedroom features double wide his and her closets, through the wall AC unit and unobstructed eastern views. The converted second room is currently being utilized as a bedroom but could also serve well as a home office. Situated in the perfect Riverdale commuter location it is steps away from the Spuyten Duyvil Metro North Station (A 25-minute ride to Grand Central Station) and half a block to local and express buses. The neighborhood offers walking trails along the Hudson River, gorgeous parks, playgrounds and is just around the corner from the Knolls Crescent Shopping area. The building features a newly updated lobby with Butterfly video intercom system, brand new hallway carpeting, seasonal pool with grills, fitness room, bike room, storage and live-in super. Best of all, it is Pet Friendly! Call now for your private tour.

15. 2022-03-09
    listed $249,900 Active 1828-char remark

    Show marketing remark (1828 chars)

    Welcome to this bright and charming Jr. 4 converted to a two bedroom apartment in the scenic Spuyten Duyvil section of Riverdale. This apartment was thoughtfully updated by its current owners to utilize every square inch it has to offer! Gleaming hardwood floors span throughout the apartment and were recently sanded and stained in a beautiful cherry wood finish. The newly renovated kitchen has been extended into the foyer and is finished with quartz countertops, white shaker cabinets, a coffee bar and stainless-steel appliances including a dishwasher, mounted microwave and a built-in French door fridge. The living room features recessed lighting to highlight the lofty 9-foot-high ceilings, custom installed triple windows (unique to this unit only on the G line) to take in views of the Henry Hudson Bridge and Hudson River. You will find no lack of storage space throughout with 6 closets and the newly installed built-in cabinetry in the foyer of the apartment. A king-sized master bedroom features double wide his and her closets, through the wall AC unit and unobstructed eastern views. The converted second room is currently being utilized as a bedroom but could also serve well as a home office. Situated in the perfect Riverdale commuter location it is steps away from the Spuyten Duyvil Metro North Station (A 25-minute ride to Grand Central Station) and half a block to local and express buses. The neighborhood offers walking trails along the Hudson River, gorgeous parks, playgrounds and is just around the corner from the Knolls Crescent Shopping area. The building features a newly updated lobby with Butterfly video intercom system, brand new hallway carpeting, seasonal pool with grills, fitness room, bike room, storage and live-in super. Best of all, it is Pet Friendly! Call now for your private tour.

16. 2017-08-22
    soldstatus $160,000 Sold 504-char remark

    Show marketing remark (504 chars)

    Junior 4 converted to a two bedroom located in South Riverdale at Roy Park Towers. Great starter home that offers a large living room with space for a dining area. high ceilings, and South/West exposures. Master bedroom easily fits a king size bed and has double closets. Updated bathroom & kitchen. Commuters dream with just foot steps to Spuyten Duyvil Terminal and local/express buses. Property features include seasonal, pool gym and pets are welcomed. Additional Information: Amenities:Storage,

17. 2017-08-21
    soldstatus $160,000 Closed
18. 2017-08-02
    status Under Contract
19. 2017-06-10
    historical Pending 504-char remark

    Show marketing remark (504 chars)

    Junior 4 converted to a two bedroom located in South Riverdale at Roy Park Towers. Great starter home that offers a large living room with space for a dining area. high ceilings, and South/West exposures. Master bedroom easily fits a king size bed and has double closets. Updated bathroom & kitchen. Commuters dream with just foot steps to Spuyten Duyvil Terminal and local/express buses. Property features include seasonal, pool gym and pets are welcomed. Additional Information: Amenities:Storage,

20. 2017-05-23
    listed $169,000 New
21. 2017-05-22
    listed $169,000 Active 504-char remark

    Show marketing remark (504 chars)

    Junior 4 converted to a two bedroom located in South Riverdale at Roy Park Towers. Great starter home that offers a large living room with space for a dining area. high ceilings, and South/West exposures. Master bedroom easily fits a king size bed and has double closets. Updated bathroom & kitchen. Commuters dream with just foot steps to Spuyten Duyvil Terminal and local/express buses. Property features include seasonal, pool gym and pets are welcomed. Additional Information: Amenities:Storage,

22. 2015-06-26
    historical Expired
23. 2015-06-25
    historical
24. 2015-04-14
    price
25. 2015-03-13
    price
26. 2015-02-23
    listed Active
27. 2015-02-23
    listed $159,900

ⓘ 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: $31,153
• − Mortgage interest: −$13,948
• − Property taxes: −$3,735
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,492
• − Management: −$2,492
• − HOA: −$13,764
• − Depreciation: −$7,244
• Taxable loss: −$13,767
• Est. tax savings @ 24.0%: +$3,304
• After-tax cash flow: $-6,499/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

+62.0% since first listed

16 events — show timeline

• 2026-03-03 Listed $259,000 OneKey® MLS as Distributed by MLS Grid
• 2022-06-28 Sold (MLS) $240,000 OneKey® MLS as Distributed by MLS Grid
• 2022-04-22 Pending — OneKey® MLS as Distributed by MLS Grid
• 2022-03-09 Listed $249,900 OneKey® MLS as Distributed by MLS Grid
• 2017-08-22 Sold (MLS) $160,000 OneKey® MLS as Distributed by MLS Grid
• 2017-08-21 Sold (MLS) $160,000 OneKey® MLS as Distributed by MLS Grid
• 2017-08-02 Pending — OneKey® MLS as Distributed by MLS Grid
• 2017-06-10 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2017-05-23 Listed $169,000 OneKey® MLS as Distributed by MLS Grid
• 2017-05-22 Listed $169,000 OneKey® MLS as Distributed by MLS Grid
• 2015-06-26 Delisted — HGMLS
• 2015-06-25 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2015-04-14 Price Changed — HGMLS
• 2015-03-13 Price Changed — HGMLS
• 2015-02-23 Listed — HGMLS
• 2015-02-23 Listed $159,900 OneKey® MLS as Distributed by MLS Grid