80 Knolls Cres Unit 6B · New York, NY 10463

$168,053

2 bd · 1.0 ba · 850 sqft · Condo · 67 Days on market

Built 1953 Good condition $930/mo HOA

---

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

Listing remarks

Welcome to 80 Knolls Crescent unit 6B located in Spuyten Duyvil. This is a handicap accessible building and This spacious and bright 2 bedroom unit is move-in ready and offers two spacious bedrooms, an abundant amount of closet space, eat – in kitchen, full bathroom and a bright & spacious living room with great views. Maintenance includes heat, hot water and electricity. The building offers a Live-in Super, onsite laundry, storage and bike room available. Outdoor parking immediately available, waitlist for indoor parking. Outdoor sitting and play area, convenient to many stores, local and express buses and a short distance to Metro North. This is a LIMITED EQUITY COOPERATIVE, s

Key facts

• Eat in kitchen
• $930 HOA
• Garage

Tags

• HANDICAP ACCESSIBLE BUILDING
• EAT IN KITCHEN
• BRIGHT SPACIOUS LIVING ROOM
• OUTDOOR SITTING AND PLAY AREA
• LOCAL AND EXPRESS BUSES
• SHORT DISTANCE TO METRO NORTH

Property features AI

Finance

• HOA & community: Association: Robert e hill; Monthly association fee of $930 (includes utilities); Building amenities: Elevator(s), live-in super, maintenance, grounds maintenance, parking, playground

Exterior

• Parking: Assigned off-street parking in a private parking lot; 1 parking space; Parking fee applies ($75)
• Security: Key card entry; Video cameras; Window bars
• Utilities: Public sewer; Electricity available and connected; Natural gas available and connected
• Home design: Stock cooperative; Located on 6th floor or higher; Entry level 1
• Construction: Brick exterior
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Dishwasher; Gas range; Refrigerator
• Bedrooms: 5 total rooms (bedrooms/other rooms included); entry level is 1
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Radiant heat; Wall/window air conditioning units
• Interior features: Other interior features; Common basement
• Laundry & utility: Dedicated laundry room

🏢 Co-op / cooperative unit. The $168,053 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 $168k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $755 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $168k).
• Recommended offer: $158k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.7% 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: Rents rising fast (+11.6%/yr); 350 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 $3,602/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 $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $47k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 6 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: HOA is 26% of rent; built in 1953 — 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 $157,969 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 2.14% ✓
• Cap rate: 11.68%
• Cash-on-cash: 19.24%
• DSCR: 1.86
• GRM: 3.9

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: 19.4%
• Equity multiple: 1.86×
• Total profit: $40,489
• Equity at exit: $25,057

10-year hold

• IRR: 32.2%
• Equity multiple: 4.96×
• Total profit: $186,331
• Equity at exit: $14,530

Cash invested: $47,055 (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: 350
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $3,602 medium
• Mortgage (P&I): −$881
• Tax est. 1.5%: −$210 /mo · $2,521/yr
• Insurance: −$70
• HOA: −$930
• Vacancy / Maint / Mgmt: −$757
• Net cashflow: $755

Break-even live

Break-even rent $2,647

Max offer price $168,053

Occupancy floor 74%

Sensitivity live

Price	-10% $871	-5% $813	+0% $755	+5% $696	+10% $638
Rent	-10% $470	-5% $612	+0% $755	+5% $897	+10% $1,039
Rate	-1.0pp $839	-0.5pp $797	base $755	+0.5pp $711	+1.0pp $667

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: $42,013
• Closing costs: $5,042
• 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	0.18mi
405 W 206th St Unit 1202E New York, NY	3.0	2.0	900	$6,250	$6.94	27d	1	1.16mi

HOA detail condo

• Monthly dues: $930 · $11,160/yr
• Likely covers: waterelectric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-22
   days on market $168,053 Active 67 DOM
2. 2026-06-21
   days on market $168,053 Active 66 DOM
3. 2026-06-18
   days on market $168,053 Active 63 DOM
4. 2026-06-17
   days on market $168,053 Active 62 DOM
5. 2026-06-15
   days on market $168,053 Active 60 DOM
6. 2026-06-13
   days on market $168,053 Active 58 DOM
7. 2026-06-10
   days on market $168,053 Active 54 DOM
8. 2026-06-08
   days on market $168,053 Active 53 DOM
9. 2026-06-08
   days on market $168,053 Active 52 DOM
10. 2026-06-04
    days on market $168,053 Active 49 DOM
11. 2026-06-03
    days on market $168,053 Active 48 DOM
12. 2026-06-01
    days on market $168,053 Active 46 DOM
13. 2026-05-31
    days on market $168,053 Active 45 DOM
14. 2026-04-16
    listed $168,053 Active
15. 2026-02-01
    historical
16. 2025-11-11
    listed $168,053 Active
17. 2025-05-20
    price $168,053
18. 2025-03-12
    listed $168,500 Active
19. 2025-02-22
    historical
20. 2025-01-06
    listed $168,500 Active
21. 2024-11-16
    price $168,052
22. 2024-09-01
    status Pending
23. 2024-08-30
    historical
24. 2024-02-01
    listed $168,053 Active
25. 2023-11-08
    listed $168,053 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: $43,229
• − Mortgage interest: −$9,414
• − Property taxes: −$2,521
• − Insurance: −$840
• − Repairs & maintenance: −$3,458
• − Management: −$3,458
• − HOA: −$11,160
• − Depreciation: −$4,889
• Taxable income: $7,489
• Est. tax owed @ 24.0%: −$1,797
• After-tax cash flow: $7,257/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This move-in ready 2-bedroom unit is in good condition with minor repairs and maintenance needed. Fresh paint and landscaping improvements can significantly enhance its value.

Repairs flagged

• Minor Paint — Paint on interior walls and cabinets may need touch-ups.
• Minor Window cleaning — Windows appear dusty and could use a cleaning.

Value-add opportunities

• Both Paint interior walls and cabinets — Fresh paint enhances the home's appearance and can increase both resale and rental value.
• Both Clean and maintain windows — Clean windows improve the home's curb appeal and can increase both resale and rental value.
• Both Landscaping improvements — Enhanced landscaping can increase the home's curb appeal and can increase both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Paint on interior walls and cabinets may need touch-ups.	Minor	$500–3,000
Window cleaning · Windows appear dusty and could use a cleaning.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint interior walls and cabinets — Fresh paint enhances the home's appearance and can increase both resale and rental value. ↑
• Both Clean and maintain windows — Clean windows improve the home's curb appeal and can increase both resale and rental value. ↑
• Both Landscaping improvements — Enhanced landscaping can increase the home's curb appeal and can increase both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+0.0% since first listed

12 events — show timeline

• 2026-04-16 Listed $168,053 OneKey® MLS as Distributed by MLS Grid
• 2026-02-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-11-11 Listed $168,053 OneKey® MLS as Distributed by MLS Grid
• 2025-05-20 Price Changed $168,053 OneKey® MLS as Distributed by MLS Grid
• 2025-03-12 Listed $168,500 OneKey® MLS as Distributed by MLS Grid
• 2025-02-22 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-01-06 Listed $168,500 OneKey® MLS as Distributed by MLS Grid
• 2024-11-16 Price Changed $168,052 OneKey® MLS as Distributed by MLS Grid
• 2024-09-01 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-08-30 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-02-01 Listed $168,053 OneKey® MLS as Distributed by MLS Grid
• 2023-11-08 Listed $168,053 OneKey® MLS as Distributed by MLS Grid