555 Kappock St Unit 16k · New York, NY 10463

$259,000

1 bd · 1.0 ba · 800 sqft · Condo · 348 Days on market

Built 1966

---

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
• 1% rule +4.8/10.0
• Livability +3.8/5.0
• Cash flow +3.2/30.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Handyman Special! Don't miss this opportunity to own your own apartment in a luxury building in the Spuyten Duyvil section of Riverdale. Building offers a 24 hour doorman, outdoor pool, fitness room and children's playground. Maintenance includes electric, gas, heat, hot water and cable. Apartment boasts an amazing river view and tons of natural light but needs some TLC. CASH DEALS ONLY (Please note that some of the photos have been digitally enhanced) Parking is available at garage nearby for a fee.

Key facts

• Luxurious lobby
• Fully renovated
• Fitness center

Tags

• FULL TIME DOORMAN
• FITNESS CENTER
• SWIMMING POOL
• LUXURIOUS LOBBY
• FULLY RENOVATED
• STEPS FROM SHOPS

Property features AI

Finance

• Other: Community features: Fitness center, pool
• HOA & community: Association: Elliman; Monthly association fee; Association amenities include elevator, fitness center, pool, and doorman; Association fees cover air conditioning, cable TV, common area maintenance, electricity, exterior maintenance, gas, grounds care, heat, and hot water

Exterior

• Parking: No carport; Parking waitlist
• Security: Doorman (building amenity)
• Utilities: Con-Edison electric service; Public sewer; Cable available and connected; Electricity available; Natural gas connected
• Home design: Stock cooperative; Entry level: 16; Property condition: Actual
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Cooktop; Dishwasher; Refrigerator; Stainless steel appliances
• Bedrooms: 3 rooms total (includes first-floor bedroom)
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Heat pump; Ductless cooling
• Interior features: First-floor bedroom; First-floor full bath; Chandelier; Open floor plan; Quartz/Quartzite counters; Common basement
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $259k.

Deal economics

• At list price, monthly cash flow is $-814 ($-10k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $255k (1.6% below list).
• Recommended offer: $228k (12.0% 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 41% 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 $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 348 days — a 12% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y 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 $215k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 41% 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 $227,920 (12.0% 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 348 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.98% ✗
• Cap rate: 2.52%
• Cash-on-cash: -13.48%
• DSCR: 0.40
• GRM: 8.5

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: -31.3%
• Equity multiple: -0.10×
• Total profit: $-79,701
• Equity at exit: $38,618

10-year hold

• IRR: -12.6%
• Equity multiple: 0.00×
• Total profit: $-72,175
• Equity at exit: $22,394

Cash invested: $72,520 (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: 8.5×

Monthly cashflow live

• Estimated rent: $2,547 medium
• Mortgage (P&I): −$1,358
• Tax est. 1.5%: −$324 /mo · $3,885/yr
• Insurance: −$108
• HOA est. from 2 same-building comps: −$1,037
• Vacancy / Maint / Mgmt: −$535
• Net cashflow: $-814

Break-even live

Break-even rent $3,578

Max offer price $141,153

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: $64,750
• Closing costs: $7,770
• 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	0.12mi

HOA detail condo

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

Listing history 28 events

1. 2026-06-18
   days on market $259,000 Active 348 DOM
2. 2026-06-17
   days on market $259,000 Active 347 DOM
3. 2026-06-15
   days on market $259,000 Active 345 DOM
4. 2026-06-13
   days on market $259,000 Active 343 DOM
5. 2026-06-10
   days on market $259,000 Active 339 DOM
6. 2026-06-08
   days on market $259,000 Active 338 DOM
7. 2026-06-03
   days on market $259,000 Active 333 DOM
8. 2026-06-01
   days on market $259,000 Active 331 DOM
9. 2026-05-31
   days on market $259,000 Active 330 DOM
10. 2026-01-27
    status Active
11. 2025-05-15
    listed $259,000 Active
12. 2024-01-26
    soldstatus $215,000 Closed 505-char remark

    Show marketing remark (505 chars)

    Handyman Special! Don't miss this opportunity to own your own apartment in a luxury building in the Spuyten Duyvil section of Riverdale. Building offers a 24 hour doorman, outdoor pool, fitness room and children's playground. Maintenance includes electric, gas, heat, hot water and cable. Apartment boasts an amazing river view and tons of natural light but needs some TLC. CASH DEALS ONLY (Please note that some of the photos have been digitally enhanced) Parking is available at garage nearby for a fee.

13. 2023-11-07
    status Pending 505-char remark

    Show marketing remark (505 chars)

    Handyman Special! Don't miss this opportunity to own your own apartment in a luxury building in the Spuyten Duyvil section of Riverdale. Building offers a 24 hour doorman, outdoor pool, fitness room and children's playground. Maintenance includes electric, gas, heat, hot water and cable. Apartment boasts an amazing river view and tons of natural light but needs some TLC. CASH DEALS ONLY (Please note that some of the photos have been digitally enhanced) Parking is available at garage nearby for a fee.

14. 2023-10-31
    status Active 505-char remark

    Show marketing remark (505 chars)

    Handyman Special! Don't miss this opportunity to own your own apartment in a luxury building in the Spuyten Duyvil section of Riverdale. Building offers a 24 hour doorman, outdoor pool, fitness room and children's playground. Maintenance includes electric, gas, heat, hot water and cable. Apartment boasts an amazing river view and tons of natural light but needs some TLC. CASH DEALS ONLY (Please note that some of the photos have been digitally enhanced) Parking is available at garage nearby for a fee.

15. 2023-10-31
    price $215,000 505-char remark

    Show marketing remark (505 chars)

    Handyman Special! Don't miss this opportunity to own your own apartment in a luxury building in the Spuyten Duyvil section of Riverdale. Building offers a 24 hour doorman, outdoor pool, fitness room and children's playground. Maintenance includes electric, gas, heat, hot water and cable. Apartment boasts an amazing river view and tons of natural light but needs some TLC. CASH DEALS ONLY (Please note that some of the photos have been digitally enhanced) Parking is available at garage nearby for a fee.

16. 2023-10-31
    historical 505-char remark

    Show marketing remark (505 chars)

    Handyman Special! Don't miss this opportunity to own your own apartment in a luxury building in the Spuyten Duyvil section of Riverdale. Building offers a 24 hour doorman, outdoor pool, fitness room and children's playground. Maintenance includes electric, gas, heat, hot water and cable. Apartment boasts an amazing river view and tons of natural light but needs some TLC. CASH DEALS ONLY (Please note that some of the photos have been digitally enhanced) Parking is available at garage nearby for a fee.

17. 2023-07-19
    price $150,000 505-char remark

    Show marketing remark (505 chars)

    Handyman Special! Don't miss this opportunity to own your own apartment in a luxury building in the Spuyten Duyvil section of Riverdale. Building offers a 24 hour doorman, outdoor pool, fitness room and children's playground. Maintenance includes electric, gas, heat, hot water and cable. Apartment boasts an amazing river view and tons of natural light but needs some TLC. CASH DEALS ONLY (Please note that some of the photos have been digitally enhanced) Parking is available at garage nearby for a fee.

18. 2023-05-12
    price $200,000 505-char remark

    Show marketing remark (505 chars)

    Handyman Special! Don't miss this opportunity to own your own apartment in a luxury building in the Spuyten Duyvil section of Riverdale. Building offers a 24 hour doorman, outdoor pool, fitness room and children's playground. Maintenance includes electric, gas, heat, hot water and cable. Apartment boasts an amazing river view and tons of natural light but needs some TLC. CASH DEALS ONLY (Please note that some of the photos have been digitally enhanced) Parking is available at garage nearby for a fee.

19. 2023-05-04
    status Active 505-char remark

    Show marketing remark (505 chars)

    Handyman Special! Don't miss this opportunity to own your own apartment in a luxury building in the Spuyten Duyvil section of Riverdale. Building offers a 24 hour doorman, outdoor pool, fitness room and children's playground. Maintenance includes electric, gas, heat, hot water and cable. Apartment boasts an amazing river view and tons of natural light but needs some TLC. CASH DEALS ONLY (Please note that some of the photos have been digitally enhanced) Parking is available at garage nearby for a fee.

20. 2023-04-30
    historical 505-char remark

    Show marketing remark (505 chars)

    Handyman Special! Don't miss this opportunity to own your own apartment in a luxury building in the Spuyten Duyvil section of Riverdale. Building offers a 24 hour doorman, outdoor pool, fitness room and children's playground. Maintenance includes electric, gas, heat, hot water and cable. Apartment boasts an amazing river view and tons of natural light but needs some TLC. CASH DEALS ONLY (Please note that some of the photos have been digitally enhanced) Parking is available at garage nearby for a fee.

21. 2023-02-03
    listed $189,000 Active 505-char remark

    Show marketing remark (505 chars)

    Handyman Special! Don't miss this opportunity to own your own apartment in a luxury building in the Spuyten Duyvil section of Riverdale. Building offers a 24 hour doorman, outdoor pool, fitness room and children's playground. Maintenance includes electric, gas, heat, hot water and cable. Apartment boasts an amazing river view and tons of natural light but needs some TLC. CASH DEALS ONLY (Please note that some of the photos have been digitally enhanced) Parking is available at garage nearby for a fee.

22. 2023-01-26
    historical
23. 2023-01-20
    historical
24. 2022-11-07
    listed $199,000 Active
25. 2022-11-01
    price $199,000
26. 2022-11-01
    status Active
27. 2022-07-19
    historical
28. 2022-07-05
    historical

ⓘ 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: $30,569
• − Mortgage interest: −$14,508
• − Property taxes: −$3,885
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,446
• − Management: −$2,446
• − HOA: −$12,444
• − Depreciation: −$7,535
• Taxable loss: −$13,988
• Est. tax savings @ 24.0%: +$3,357
• After-tax cash flow: $-6,416/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

+30.2% since first listed

19 events — show timeline

• 2026-01-27 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-05-15 Listed $259,000 OneKey® MLS as Distributed by MLS Grid
• 2024-01-26 Sold (MLS) $215,000 OneKey® MLS as Distributed by MLS Grid
• 2023-11-07 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-10-31 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2023-10-31 Price Changed $215,000 OneKey® MLS as Distributed by MLS Grid
• 2023-10-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2023-07-19 Price Changed $150,000 OneKey® MLS as Distributed by MLS Grid
• 2023-05-12 Price Changed $200,000 OneKey® MLS as Distributed by MLS Grid
• 2023-05-04 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2023-04-30 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2023-02-03 Listed $189,000 OneKey® MLS as Distributed by MLS Grid
• 2023-01-26 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2023-01-20 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2022-11-07 Listed $199,000 OneKey® MLS as Distributed by MLS Grid
• 2022-11-01 Price Changed $199,000 OneKey® MLS as Distributed by MLS Grid
• 2022-11-01 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2022-07-19 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2022-07-05 Coming Soon — OneKey® MLS as Distributed by MLS Grid