555 Kappock St Unit 11G · New York, NY 10463

$415,000

2 bd · 2.0 ba · 1,200 sqft · Condo · 94 Days on market

Built 1966

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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 +3.5/10.0
• Condition / age +2.5/5.0
• Cash flow +1.4/30.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this stunning 2 bedroom, 2 bathroom residence in the highly desirable River Point Towers, a full service building where all utilities are included in the maintenance, offering unmatched convenience and value. This inviting home features a beautifully renovated kitchen outfitted with high end finishes and premium appliances, perfect for both everyday living and entertaining. The layout includes a separate dining area, a wonderful feature that enhances the overall flow of the home. Spacious bedrooms provide comfort and flexibility, while the abundance of closet space ensures you will never run out of storage. Gleaming hardwood floors throughout have been meticulously cared for, adding warmth and elegance to the space. Residents enjoy a wide array of amenities, including a seasonal outdoor pool, fully equipped gym, community room, and the convenience and security of a 24 hour doorman. Perfectly located, this home offers effortless access to transportation with express and local buses right across the street, and the 1 train and Metro North stations just a short walk away, making commuting a breeze. Surrounded by an array of shops, restaurants, and everyday essentials, everything you need is right at your doorstep. This is city living at its best, comfort, convenience, and style all in one place. Pictures 1,2,16, and 17 have been digitally altered.

Key facts

• Renovated kitchen
• Fully equipped gym
• Hardwood floors

Tags

• RENOVATED KITCHEN
• SEPARATE DINING AREA
• ABUNDANCE OF CLOSET SPACE
• HARDWOOD FLOORS
• SEASONAL OUTDOOR POOL
• FULLY EQUIPPED GYM

Property features AI

Exterior

• Parking: Has garage; Carport: none; Parking features: waitlist
• Utilities: Public sewer; Cable available; Electricity available; Phone available; Utilities: see remarks
• Home design: Stock cooperative
• Construction: Brick construction
• Exterior features: Brick construction; Outdoor pool

Interior

• Kitchen: Dishwasher; Microwave; Oven; Refrigerator; Stainless steel appliances
• Bedrooms: Entry level: 11; Pets: cats allowed; no dogs
• Flooring: Hardwood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Heating: see remarks
• Interior features: Formal dining area; Galley-style kitchen; Marble counters; Primary bathroom; Outdoor space and pool/spa available in building; No basement; Total of 5 rooms
• Laundry & utility: Laundry located in common area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $415k.

Deal economics

• At list price, monthly cash flow is $-2k ($-20k/yr) — negative.
• To cash-flow at today's rent, offer at most $402k (3.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $351k (15.4% below list).
• Recommended offer: $351k (15.4% below list) — sets the bar for 1% rule.
• Cap rate 1.5% vs local median 2.6% in New York — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Zoned schools: Elm Tree Elementary School (math 27% / reading 52%, grade F, #1,444 of 2,108 statewide, top 71%, 806 students, 94% FRL); Jhs 383 Philippa Schuyler (math 32% / reading 67%, grade C, #280 of 729 statewide, top 40%, 822 students, 85% FRL); Midwood High School (math 94% / reading 96%, grade A+, #83 of 1,100 statewide, top 8%, 4,062 students, 73% FRL).
• Market conditions: Rents rising fast (+11.6%/yr); 345 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 $3,512/mo this rent would consume 56% 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 $12k 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 94 days — a 9% lower offer ($378k) is reasonable based on typical stale-listing flexibility.
• 13 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 $310k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 44% 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 $351,232 (15.4% 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 94 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1966 — 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: 0.85% ✗
• Cap rate: 1.52%
• Cash-on-cash: -17.03%
• DSCR: 0.24
• GRM: 9.8

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: -39.4%
• Equity multiple: -0.31×
• Total profit: $-152,718
• Equity at exit: $61,878

10-year hold

• IRR: -22.9%
• Equity multiple: -0.55×
• Total profit: $-179,658
• Equity at exit: $35,882

Cash invested: $116,200 (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: 345
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $3,512 medium
• Mortgage (P&I): −$2,176
• Tax est. 1.5%: −$519 /mo · $6,225/yr
• Insurance: −$173
• HOA est. from 2 same-building comps: −$1,556
• Vacancy / Maint / Mgmt: −$738
• Net cashflow: $-1,649

Break-even live

Break-even rent $5,600

Max offer price $176,353

Occupancy floor —

Sensitivity live

Price	-10% $-1,362	-5% $-1,506	+0% $-1,649	+5% $-1,793	+10% $-1,936
Rent	-10% $-1,927	-5% $-1,788	+0% $-1,649	+5% $-1,511	+10% $-1,372
Rate	-1.0pp $-1,440	-0.5pp $-1,544	base $-1,649	+0.5pp $-1,757	+1.0pp $-1,866

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: $103,750
• Closing costs: $12,450
• 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	24d	3	0.12mi
405 W 206th St Unit 1202E New York, NY	3.0	2.0	900	$6,250	$6.94	26d	1	1.02mi

HOA detail condo

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

Listing history 36 events

1. 2026-06-21
   days on market $415,000 Active 94 DOM
2. 2026-06-18
   days on market $415,000 Active 91 DOM
3. 2026-06-17
   pricedays on market $415,000 Active 90 DOM
4. 2026-06-15
   days on market $424,000 Active 88 DOM
5. 2026-06-13
   days on market $424,000 Active 86 DOM
6. 2026-06-10
   days on market $424,000 Active 82 DOM
7. 2026-06-08
   days on market $424,000 Active 81 DOM
8. 2026-06-08
   days on market $424,000 Active 80 DOM
9. 2026-06-04
   days on market $424,000 Active 77 DOM
10. 2026-06-03
    days on market $424,000 Active 76 DOM
11. 2026-06-01
    days on market $424,000 Active 74 DOM
12. 2026-05-31
    days on market $424,000 Active 73 DOM
13. 2026-03-19
    listed $424,000 Active

    Show marketing remark (1377 chars)

    Welcome to this stunning 2 bedroom, 2 bathroom residence in the highly desirable River Point Towers, a full service building where all utilities are included in the maintenance, offering unmatched convenience and value. This inviting home features a beautifully renovated kitchen outfitted with high end finishes and premium appliances, perfect for both everyday living and entertaining. The layout includes a separate dining area, a wonderful feature that enhances the overall flow of the home. Spacious bedrooms provide comfort and flexibility, while the abundance of closet space ensures you will never run out of storage. Gleaming hardwood floors throughout have been meticulously cared for, adding warmth and elegance to the space. Residents enjoy a wide array of amenities, including a seasonal outdoor pool, fully equipped gym, community room, and the convenience and security of a 24 hour doorman. Perfectly located, this home offers effortless access to transportation with express and local buses right across the street, and the 1 train and Metro North stations just a short walk away, making commuting a breeze. Surrounded by an array of shops, restaurants, and everyday essentials, everything you need is right at your doorstep. This is city living at its best, comfort, convenience, and style all in one place. Pictures 1,2,16, and 17 have been digitally altered.

14. 2026-03-19
    listed $424,000 Active 1377-char remark

    Show marketing remark (1377 chars)

    Welcome to this stunning 2 bedroom, 2 bathroom residence in the highly desirable River Point Towers, a full service building where all utilities are included in the maintenance, offering unmatched convenience and value. This inviting home features a beautifully renovated kitchen outfitted with high end finishes and premium appliances, perfect for both everyday living and entertaining. The layout includes a separate dining area, a wonderful feature that enhances the overall flow of the home. Spacious bedrooms provide comfort and flexibility, while the abundance of closet space ensures you will never run out of storage. Gleaming hardwood floors throughout have been meticulously cared for, adding warmth and elegance to the space. Residents enjoy a wide array of amenities, including a seasonal outdoor pool, fully equipped gym, community room, and the convenience and security of a 24 hour doorman. Perfectly located, this home offers effortless access to transportation with express and local buses right across the street, and the 1 train and Metro North stations just a short walk away, making commuting a breeze. Surrounded by an array of shops, restaurants, and everyday essentials, everything you need is right at your doorstep. This is city living at its best, comfort, convenience, and style all in one place. Pictures 1,2,16, and 17 have been digitally altered.

15. 2017-06-23
    price $310,000 61-char remark

    Show marketing remark (61 chars)

    Call 646-670-6635 to showGreat space , in very good condition

16. 2017-06-23
    soldstatus Closed 61-char remark

    Show marketing remark (61 chars)

    Call 646-670-6635 to showGreat space , in very good condition

17. 2017-06-07
    listed Contract Signed 61-char remark

    Show marketing remark (61 chars)

    Call 646-670-6635 to showGreat space , in very good condition

18. 2017-06-06
    soldstatus $310,000 Sold
19. 2017-06-06
    soldstatus
20. 2017-06-06
    soldstatus $310,000
21. 2017-04-01
    historical Pending
22. 2016-12-09
    listed $310,000
23. 2016-12-09
    listed $318,499
24. 2016-12-08
    listed $318,499 Active
25. 2015-11-25
    historical Withdrawn
26. 2015-11-25
    historical
27. 2015-11-25
    historical
28. 2015-09-23
    listed $324,900
29. 2015-09-19
    listed $324,900
30. 2015-09-19
    listed $324,900
31. 2015-09-02
    status Active
32. 2015-09-01
    historical Expired
33. 2015-08-31
    historical
34. 2015-05-12
    listed Active
35. 2015-05-12
    listed $324,900
36. 2015-05-12
    listed $324,900

ⓘ 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 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: $42,148
• − Mortgage interest: −$23,246
• − Property taxes: −$6,225
• − Insurance: −$2,075
• − Repairs & maintenance: −$3,372
• − Management: −$3,372
• − HOA: −$18,672
• − Depreciation: −$12,073
• Taxable loss: −$26,887
• Est. tax savings @ 24.0%: +$6,453
• After-tax cash flow: $-13,338/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

+30.5% since first listed

24 events — show timeline

• 2026-03-19 Listed $424,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-19 Listed $424,000 RLS at REBNY
• 2017-06-23 Price Changed $310,000 RLS at REBNY
• 2017-06-23 Sold (MLS) — RLS at REBNY
• 2017-06-07 Listed — RLS at REBNY
• 2017-06-06 Sold (MLS) $310,000 OneKey® MLS as Distributed by MLS Grid
• 2017-06-06 Sold (MLS) $310,000 RLS at REBNY
• 2017-06-06 Sold (MLS) — RLS at REBNY
• 2017-04-01 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2016-12-09 Listed $318,499 RLS at REBNY
• 2016-12-09 Listed $310,000 RLS at REBNY
• 2016-12-08 Listed $318,499 OneKey® MLS as Distributed by MLS Grid
• 2015-11-25 Delisted — HGMLS
• 2015-11-25 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2015-11-25 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2015-09-23 Listed $324,900 OneKey® MLS as Distributed by MLS Grid
• 2015-09-19 Listed $324,900 RLS at REBNY
• 2015-09-19 Listed $324,900 RLS at REBNY
• 2015-09-02 Relisted — HGMLS
• 2015-09-01 Delisted — HGMLS
• 2015-08-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2015-05-12 Listed — HGMLS
• 2015-05-12 Listed $324,900 OneKey® MLS as Distributed by MLS Grid
• 2015-05-12 Listed $324,900 OneKey® MLS as Distributed by MLS Grid