5425 Valles Ave Unit 3F · New York, NY 10471

$275,000

2 bd · 1.0 ba · 807 sqft · Condo · 65 Days on market

Built 1965 ↓ 6% since listing

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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 +15.5/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• DSCR +4.8/10.0
• 1% rule +4.2/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SPONSOR SALE. NO BOARD APPROVAL REQUIRED Fully renovated, brand new Jr. 2 BR, facing the front of the building. Open kitchen with pass-through to the living room, new SS appliances including DW and Micro, granite countertop, and ceramic floor tiles. Tastefully designed bathroom with modern fixtures. New baseboard all around the unit. Refinished hardwood floors. This well-maintained co-op building has a new roof, a facade that has just been rebricked and pointed, new A/C sleeves were installed and the windows were tightened up. The building has 2 elevators, a laundry room on the lobby level. Live-in super, plus a porter. There is an indoor/outdoor garage with a waiting list Ready to move in. Additional Information: HeatingFuel:Oil Above Ground,

Key facts

• Renovated bathroom
• Integrated kitchen
• Garage

Tags

• INTEGRATED KITCHEN
• STAINLESS STEEL APPLIANCES
• RENOVATED BATHROOM
• ON SITE LAUNDRY FACILITIES
• NEAR VAN CORTLANDT PARK
• SCENIC WALKING TRAILS

🏢 Co-op / cooperative unit. The $275,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $275k.

Deal economics

• At list price, monthly cash flow is $42 ($505/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 $254k (7.5% below list).
• Recommended offer: $254k (7.5% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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.
• 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: 201 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 6,929 units permitted in Bronx County in 2024 (6,829 in 5+ unit buildings).

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 65 days — a 6% lower offer ($258k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask is 10% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• 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 $254,302 (7.5% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
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: 0.92% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.69%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.2%
• Equity multiple: 0.46×
• Total profit: $-41,804
• Equity at exit: $41,003

10-year hold

• IRR: -6.6%
• Equity multiple: 0.58×
• Total profit: $-32,630
• Equity at exit: $23,777

Cash invested: $77,000 (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 10471

• Active inventory: 201
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,543 high
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,125/yr
• Insurance: −$115
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$534
• Net cashflow: $42

Break-even live

Break-even rent $2,490

Max offer price $275,000

Occupancy floor 93%

Sensitivity live

Price	-10% $232	-5% $137	+0% $42	+5% $-53	+10% $-148
Rent	-10% $-159	-5% $-58	+0% $42	+5% $143	+10% $243
Rate	-1.0pp $181	-0.5pp $112	base $42	+0.5pp $-29	+1.0pp $-102

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
249 McLean Ave Unit 1B Yonkers, NY	1.0	1.0	700	$2,500	$3.57	19d	1	0.85mi
36 Bruce Ave Yonkers, NY	1.0	1.0	625	$1,785	$2.86	45d	1	1.03mi
57 Putnam Ave Yonkers, NY	2.0	1.0	900	$3,000	$3.33	23d	1	1.11mi
57 Putnam Ave Yonkers, NY	2.0	1.0	900	$3,000	$3.33	13d	1	1.11mi
106 McLean Ave Yonkers, NY	3.0	1.0	1000	$3,200	$3.20	45d	1	1.17mi
130 Harrison Ave Yonkers, NY	1.0	1.0	650	$1,900	$2.92	45d	1	1.29mi
675 McLean Ave Unit 006H Yonkers, NY	1.0	1.0	577	$2,071	$3.59	6d	1	1.30mi
117 Morris St Yonkers, NY	1.0	1.0	700	$2,000	$2.86	7d	1	1.41mi
280 Hawthorne Ave Yonkers, NY	1.0	1.0	700	$2,100	$3.00	9d	2	1.43mi
16 Pier St Yonkers, NY	3.0	1.0	1000	$3,200	$3.20	17d	1	1.47mi

HOA detail condo

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

Listing history 13 events

1. 2026-06-17
   days on market $275,000 Active 65 DOM
2. 2026-06-15
   days on market $275,000 Active 63 DOM
3. 2026-06-13
   pricestatusdays on market $275,000 Active 61 DOM
4. 2026-04-01
   status Pending
5. 2026-02-01
   listed $249,999 Active
6. 2025-03-10
   status Pending
7. 2025-03-10
   historical
8. 2025-03-05
   status Active
9. 2025-03-03
   historical
10. 2025-01-02
    listed $255,000 Active
11. 2022-06-22
    soldstatus $265,000 Closed 760-char remark

    Show marketing remark (760 chars)

    SPONSOR SALE. NO BOARD APPROVAL REQUIRED Fully renovated, brand new Jr. 2 BR, facing the front of the building. Open kitchen with pass-through to the living room, new SS appliances including DW and Micro, granite countertop, and ceramic floor tiles. Tastefully designed bathroom with modern fixtures. New baseboard all around the unit. Refinished hardwood floors. This well-maintained co-op building has a new roof, a facade that has just been rebricked and pointed, new A/C sleeves were installed and the windows were tightened up. The building has 2 elevators, a laundry room on the lobby level. Live-in super, plus a porter. There is an indoor/outdoor garage with a waiting list Ready to move in. Additional Information: HeatingFuel:Oil Above Ground,

12. 2022-03-21
    status Pending 760-char remark

    Show marketing remark (760 chars)

    SPONSOR SALE. NO BOARD APPROVAL REQUIRED Fully renovated, brand new Jr. 2 BR, facing the front of the building. Open kitchen with pass-through to the living room, new SS appliances including DW and Micro, granite countertop, and ceramic floor tiles. Tastefully designed bathroom with modern fixtures. New baseboard all around the unit. Refinished hardwood floors. This well-maintained co-op building has a new roof, a facade that has just been rebricked and pointed, new A/C sleeves were installed and the windows were tightened up. The building has 2 elevators, a laundry room on the lobby level. Live-in super, plus a porter. There is an indoor/outdoor garage with a waiting list Ready to move in. Additional Information: HeatingFuel:Oil Above Ground,

13. 2022-01-17
    listed $265,000 Active 760-char remark

    Show marketing remark (760 chars)

    SPONSOR SALE. NO BOARD APPROVAL REQUIRED Fully renovated, brand new Jr. 2 BR, facing the front of the building. Open kitchen with pass-through to the living room, new SS appliances including DW and Micro, granite countertop, and ceramic floor tiles. Tastefully designed bathroom with modern fixtures. New baseboard all around the unit. Refinished hardwood floors. This well-maintained co-op building has a new roof, a facade that has just been rebricked and pointed, new A/C sleeves were installed and the windows were tightened up. The building has 2 elevators, a laundry room on the lobby level. Live-in super, plus a porter. There is an indoor/outdoor garage with a waiting list Ready to move in. Additional Information: HeatingFuel:Oil Above Ground,

ⓘ 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 10/10 Extreme FEMA zone X (unshaded) · 99% 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: $30,516
• − Mortgage interest: −$15,404
• − Property taxes: −$4,125
• − Insurance: −$2,172
• − Repairs & maintenance: −$2,441
• − Management: −$2,441
• − Depreciation: −$8,000
• Taxable loss: −$4,068
• Est. tax savings @ 24.0%: +$976
• After-tax cash flow: $1,481/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): 23,798
• Household income: $103,046
• Rent vs Own: 40.6% rent · 59.4% own
• Severe rent burden: 553.0

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 0.62)
• Race & ethnicity: White 53% Hispanic / Latino 31% Two or more races 16% Black 7% Asian 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 8% Dominican 11%
• Common ancestry: Scotch-Irish 4% Romanian 3% Italian 2%
• Foreign-born: 20% · Canada, Jamaica, China
• Languages at home: 65% English-only · Spanish 21% Russian/Polish/Slavic 4% Other Indo-European 3%

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: ▼ -114.80%
• Current HPI: 197.2006
• Rent YoY: —
• 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

-5.7% since first listed

10 events — show timeline

• 2026-04-01 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-02-01 Listed $249,999 OneKey® MLS as Distributed by MLS Grid
• 2025-03-10 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-03-10 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-03-05 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-03-03 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-01-02 Listed $255,000 OneKey® MLS as Distributed by MLS Grid
• 2022-06-22 Sold (MLS) $265,000 OneKey® MLS as Distributed by MLS Grid
• 2022-03-21 Pending — OneKey® MLS as Distributed by MLS Grid
• 2022-01-17 Listed $265,000 OneKey® MLS as Distributed by MLS Grid