3636 Fieldston Rd Unit 7B · New York, NY 10463

$379,500

2 bd · 2.0 ba · 1,050 sqft · Condo · 38 Days on market

Built 1961

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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 +11.0/30.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great corner apartment close to all. Top floor, completely renovated. Wonderful kitchen and bathrooms, great closet space. Move right in.

Key facts

• Subway access
• Renovated kitchen
• Garage

Tags

• CENTRAL PART OF RIVERDALE
• EXPRESS BUSES LOCAL TRANSIT
• SUBWAY ACCESS
• GENEROUSLY SIZED DINING AREA
• CUSTOM DRAWERS AND BUILT-INS
• RENOVATED KITCHEN

Property features AI

Finance

• HOA & community: Stock cooperative (co-op)

Exterior

• Parking: Garage (waitlist)
• Utilities: Electric service by Con-Edison; Public sewer; Cable available; Electricity available and connected; Natural gas connected; Phone available; Sewer connected; Public trash collection; Water available and connected
• Home design: Stock cooperative; One level (entry level 7 of a 7-story building)
• Construction: Brick construction
• Exterior features: Brick exterior; Not waterfront; Outdoor space

Interior

• Kitchen: Dishwasher; Gas range; Refrigerator; Stainless steel appliances
• Bedrooms: Total rooms: 4; Pets allowed: contact for details
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Steam heat; Wall/window air conditioning units
• Interior features: Entrance foyer; Galley-style kitchen with walk-through layout; Double-pane windows; Bicycle room; Outdoor space
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $380k.

Deal economics

• At list price, monthly cash flow is $-159 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $357k (6.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $312k (17.8% below list).
• Recommended offer: $312k (17.8% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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.
• 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).
• At $3,119/mo this rent would consume 50% 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 $11k 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 38 days — a 3% lower offer ($368k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 16y 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 $275k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $311,915 (17.8% 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 38 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.82% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.79%
• DSCR: 0.92
• GRM: 10.1

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: -13.8%
• Equity multiple: 0.48×
• Total profit: $-55,060
• Equity at exit: $56,585

10-year hold

• IRR: 1.6%
• Equity multiple: 1.13×
• Total profit: $14,272
• Equity at exit: $32,812

Cash invested: $106,260 (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: 10.1×

Monthly cashflow live

• Estimated rent: $3,119 medium
• Mortgage (P&I): −$1,990
• Tax est. 1.5%: −$474 /mo · $5,692/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$655
• Net cashflow: $-159

Break-even live

Break-even rent $3,320

Max offer price $356,563

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: $94,875
• Closing costs: $11,385
• 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	0.73mi

HOA detail condo

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

Listing history 24 events

1. 2026-06-18
   days on market $379,500 Active 38 DOM
2. 2026-06-17
   days on market $379,500 Active 37 DOM
3. 2026-06-16
   days on market $379,500 Active 36 DOM
4. 2026-06-15
   days on market $379,500 Active 35 DOM
5. 2026-06-13
   days on market $379,500 Active 33 DOM
6. 2026-06-10
   days on market $379,500 Active 29 DOM
7. 2026-06-08
   days on market $379,500 Active 28 DOM
8. 2026-06-08
   days on market $379,500 Active 27 DOM
9. 2026-06-04
   days on market $379,500 Active 24 DOM
10. 2026-06-03
    days on market $379,500 Active 23 DOM
11. 2026-06-01
    days on market $379,500 Active 21 DOM
12. 2026-05-31
    days on market $379,500 Active 20 DOM
13. 2026-05-08
    listed $379,500 Active
14. 2017-05-23
    soldstatus $275,000 137-char remark

    Show marketing remark (137 chars)

    Great corner apartment close to all. Top floor, completely renovated. Wonderful kitchen and bathrooms, great closet space. Move right in.

15. 2017-05-22
    soldstatus $275,000 Sold 191-char remark

    Show marketing remark (191 chars)

    Great corner apartment close to all. Top floor, completely renovated. Wonderful kitchen and bathrooms, great closet space. Move right in. Additional Information: HeatingFuel:Oil Below Ground,

16. 2017-05-19
    soldstatus
17. 2017-03-03
    historical Pending 191-char remark

    Show marketing remark (191 chars)

    Great corner apartment close to all. Top floor, completely renovated. Wonderful kitchen and bathrooms, great closet space. Move right in. Additional Information: HeatingFuel:Oil Below Ground,

18. 2017-01-04
    listed $275,000 137-char remark

    Show marketing remark (137 chars)

    Great corner apartment close to all. Top floor, completely renovated. Wonderful kitchen and bathrooms, great closet space. Move right in.

19. 2017-01-04
    listed $275,000

    Show marketing remark (137 chars)

    Great corner apartment close to all. Top floor, completely renovated. Wonderful kitchen and bathrooms, great closet space. Move right in.

20. 2016-12-29
    listed $275,000 Active 191-char remark

    Show marketing remark (191 chars)

    Great corner apartment close to all. Top floor, completely renovated. Wonderful kitchen and bathrooms, great closet space. Move right in. Additional Information: HeatingFuel:Oil Below Ground,

21. 2010-11-30
    historical
22. 2010-10-30
    listed
23. 2010-10-29
    historical
24. 2010-02-21
    listed

ⓘ 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: $37,430
• − Mortgage interest: −$21,258
• − Property taxes: −$5,692
• − Insurance: −$1,898
• − Repairs & maintenance: −$2,994
• − Management: −$2,994
• − Depreciation: −$11,040
• Taxable loss: −$8,447
• Est. tax savings @ 24.0%: +$2,027
• After-tax cash flow: $125/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

+38.0% since first listed

12 events — show timeline

• 2026-05-08 Listed $379,500 OneKey® MLS as Distributed by MLS Grid
• 2017-05-23 Sold (MLS) $275,000 RLS at REBNY
• 2017-05-22 Sold (MLS) $275,000 OneKey® MLS as Distributed by MLS Grid
• 2017-05-19 Sold (MLS) — RLS at REBNY
• 2017-03-03 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2017-01-04 Listed $275,000 RLS at REBNY
• 2017-01-04 Listed $275,000 RLS at REBNY
• 2016-12-29 Listed $275,000 OneKey® MLS as Distributed by MLS Grid
• 2010-11-30 Delisted — HGMLS
• 2010-10-30 Listed — HGMLS
• 2010-10-29 Delisted — HGMLS
• 2010-02-21 Listed — HGMLS