2135 Crotona Ave Unit 2B · New York, NY 10457

$330,000

2 bd · 1.0 ba · 771 sqft · Condo public records · 146 Days on market

Built 2006 $635/mo HOA · 20% of rent

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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).

• ARV discount +7.5/15.0
• Cash flow +7.1/30.0
• Appreciation +7.1/10.0
• Schools +5.0/10.0
• 1% rule +4.4/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0

Listing remarks MLS

An ideal entry point into New York City homeownership, this well maintained two bedroom condo offers a rare combination of affordability, flexibility, and peace of mind. Located in a smaller, well run condominium with only 16 units, the building provides a quieter, more residential living experience than larger developments. Fewer neighbors and consistent upkeep create a sense of stability that first time buyers often seek but rarely find. Inside, the apartment is clean, comfortable, and easy to live in, with a practical layout that works equally well for everyday living, working from home, or hosting friends and family. There is nothing overdone here, just a solid, thoughtfully maintained space that feels calm and functional. A standout feature is the low monthly common charges, which help keep overall ownership costs predictable and manageable. The location near Crotona Park and convenient transportation options adds everyday value, whether commuting to Manhattan or enjoying nearby green space. Whether you are purchasing your first home or looking for a smart, low maintenance ownership opportunity, Unit 2B presents a balanced, practical choice in today’s market!

Key facts

• Well maintained
• Two bedroom condo
• $635 HOA

Tags

• TWO BEDROOM CONDO
• WELL MAINTAINED
• LOW MONTHLY COMMON CHARGES
• LOCATION NEAR CROTONA PARK

Property features AI

Finance

• HOA & community: Has association (Crotona Towers Condo Associates); Monthly association fee of $577; Association fee includes utilities, gas, and heat

Exterior

• Parking: On-street parking
• Utilities: Electric service by Con Edison; Natural gas connected; Public sewer; Water connected; Electricity connected
• Home design: Condominium
• Construction: Block construction
• Exterior features: Block construction; Not waterfront

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: Entry level: 2
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Wall/window air conditioning unit(s)
• Interior features: Ceiling fan(s)
• Laundry & utility: Pets: contact association

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $330k.

Deal economics

• At list price, monthly cash flow is $-466 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $263k (20.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $310k (6.0% below list).
• Recommended offer: $263k (20.4% below list) — sets the bar for cash-flow.
• Cap rate 4.6% 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: Ps 214 (math 30% / reading 50%, grade F, #1,418 of 2,108 statewide, top 68%, 836 students, 92% 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: 49 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 6,929 units permitted in Bronx County in 2024 (6,829 in 5+ unit buildings).
• At $3,101/mo this rent would consume 87% of the median local household income ($43k/yr) (locally 8573% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $16k of equity ($2k loan paydown + $14k appreciation (4.3% local appreciation)).
• Bronx County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y 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 $250k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 20% 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 $262,622 (20.4% 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 146 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
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. 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: 0.94% ✗
• Cap rate: 4.60%
• Cash-on-cash: -6.05%
• DSCR: 0.73
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.3% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.9%
• Equity multiple: 1.37×
• Total profit: $33,731
• Equity at exit: $173,060

10-year hold

• IRR: 8.4%
• Equity multiple: 2.46×
• Total profit: $135,231
• Equity at exit: $287,736

Cash invested: $92,400 (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 10457

• Home prices YoY: 2.8%
• Active inventory: 49
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $3,101 medium
• Mortgage (P&I): −$1,731
• Tax est. 1.5%: −$412 /mo · $4,950/yr
• Insurance: −$138
• HOA: −$635
• Vacancy / Maint / Mgmt: −$651
• Net cashflow: $-466

Break-even live

Break-even rent $3,691

Max offer price $262,622

Occupancy floor —

Sensitivity live

Price	-10% $-238	-5% $-352	+0% $-466	+5% $-580	+10% $-694
Rent	-10% $-711	-5% $-588	+0% $-466	+5% $-343	+10% $-221
Rate	-1.0pp $-299	-0.5pp $-382	base $-466	+0.5pp $-551	+1.0pp $-638

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
784 Garden St Unit 2 Bronx, NY	3.0	1.0	900	$3,399	$3.78	1d	1	0.22mi
2311 Crotona Ave Apt 1 Bronx, NY	3.0	1.0	950	$3,350	$3.53	22d	1	0.30mi
2311 Crotona Ave Apt 2 Bronx, NY	3.0	1.0	950	$3,350	$3.53	26d	1	0.30mi

HOA detail condo

• Monthly dues: $635 · $7,620/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-21
   days on market $330,000 Active 146 DOM
2. 2026-06-18
   days on market $330,000 Active 143 DOM
3. 2026-06-17
   days on market $330,000 Active 142 DOM
4. 2026-06-15
   days on market $330,000 Active 140 DOM
5. 2026-06-13
   days on market $330,000 Active 138 DOM
6. 2026-06-10
   days on market $330,000 Active 134 DOM
7. 2026-06-08
   days on market $330,000 Active 133 DOM
8. 2026-06-04
   days on market $330,000 Active 129 DOM
9. 2026-06-03
   days on market $330,000 Active 128 DOM
10. 2026-06-01
    days on market $330,000 Active 126 DOM
11. 2026-05-31
    days on market $330,000 Active 125 DOM
12. 2026-04-28
    status Active
13. 2026-04-27
    status Active 1188-char remark

    Show marketing remark (1188 chars)

    An ideal entry point into New York City homeownership, this well maintained two bedroom condo offers a rare combination of affordability, flexibility, and peace of mind. Located in a smaller, well run condominium with only 16 units, the building provides a quieter, more residential living experience than larger developments. Fewer neighbors and consistent upkeep create a sense of stability that first time buyers often seek but rarely find. Inside, the apartment is clean, comfortable, and easy to live in, with a practical layout that works equally well for everyday living, working from home, or hosting friends and family. There is nothing overdone here, just a solid, thoughtfully maintained space that feels calm and functional. A standout feature is the low monthly common charges, which help keep overall ownership costs predictable and manageable. The location near Crotona Park and convenient transportation options adds everyday value, whether commuting to Manhattan or enjoying nearby green space. Whether you are purchasing your first home or looking for a smart, low maintenance ownership opportunity, Unit 2B presents a balanced, practical choice in today’s market!

14. 2026-03-19
    historical 1188-char remark

    Show marketing remark (1188 chars)

    An ideal entry point into New York City homeownership, this well maintained two bedroom condo offers a rare combination of affordability, flexibility, and peace of mind. Located in a smaller, well run condominium with only 16 units, the building provides a quieter, more residential living experience than larger developments. Fewer neighbors and consistent upkeep create a sense of stability that first time buyers often seek but rarely find. Inside, the apartment is clean, comfortable, and easy to live in, with a practical layout that works equally well for everyday living, working from home, or hosting friends and family. There is nothing overdone here, just a solid, thoughtfully maintained space that feels calm and functional. A standout feature is the low monthly common charges, which help keep overall ownership costs predictable and manageable. The location near Crotona Park and convenient transportation options adds everyday value, whether commuting to Manhattan or enjoying nearby green space. Whether you are purchasing your first home or looking for a smart, low maintenance ownership opportunity, Unit 2B presents a balanced, practical choice in today’s market!

15. 2025-12-17
    listed $330,000 Active

    Show marketing remark (1188 chars)

    An ideal entry point into New York City homeownership, this well maintained two bedroom condo offers a rare combination of affordability, flexibility, and peace of mind. Located in a smaller, well run condominium with only 16 units, the building provides a quieter, more residential living experience than larger developments. Fewer neighbors and consistent upkeep create a sense of stability that first time buyers often seek but rarely find. Inside, the apartment is clean, comfortable, and easy to live in, with a practical layout that works equally well for everyday living, working from home, or hosting friends and family. There is nothing overdone here, just a solid, thoughtfully maintained space that feels calm and functional. A standout feature is the low monthly common charges, which help keep overall ownership costs predictable and manageable. The location near Crotona Park and convenient transportation options adds everyday value, whether commuting to Manhattan or enjoying nearby green space. Whether you are purchasing your first home or looking for a smart, low maintenance ownership opportunity, Unit 2B presents a balanced, practical choice in today’s market!

16. 2025-12-17
    listed $330,000 Active 1188-char remark

    Show marketing remark (1188 chars)

    An ideal entry point into New York City homeownership, this well maintained two bedroom condo offers a rare combination of affordability, flexibility, and peace of mind. Located in a smaller, well run condominium with only 16 units, the building provides a quieter, more residential living experience than larger developments. Fewer neighbors and consistent upkeep create a sense of stability that first time buyers often seek but rarely find. Inside, the apartment is clean, comfortable, and easy to live in, with a practical layout that works equally well for everyday living, working from home, or hosting friends and family. There is nothing overdone here, just a solid, thoughtfully maintained space that feels calm and functional. A standout feature is the low monthly common charges, which help keep overall ownership costs predictable and manageable. The location near Crotona Park and convenient transportation options adds everyday value, whether commuting to Manhattan or enjoying nearby green space. Whether you are purchasing your first home or looking for a smart, low maintenance ownership opportunity, Unit 2B presents a balanced, practical choice in today’s market!

17. 2018-04-11
    soldstatus $250,000
18. 2018-04-10
    soldstatus $250,000 Sold 248-char remark

    Show marketing remark (248 chars)

    Updated spacious 2 bedroom condo, on the second floor, open concept living room, eat in kitchen, full bathroom. Very well maintained building. Low monthly maintenance and tax abatement until 2020. Near all shops, transportation and major highways.

19. 2017-11-11
    historical Pending 248-char remark

    Show marketing remark (248 chars)

    Updated spacious 2 bedroom condo, on the second floor, open concept living room, eat in kitchen, full bathroom. Very well maintained building. Low monthly maintenance and tax abatement until 2020. Near all shops, transportation and major highways.

20. 2017-08-15
    price $252,000 248-char remark

    Show marketing remark (248 chars)

    Updated spacious 2 bedroom condo, on the second floor, open concept living room, eat in kitchen, full bathroom. Very well maintained building. Low monthly maintenance and tax abatement until 2020. Near all shops, transportation and major highways.

21. 2017-07-20
    listed $260,000 Active 248-char remark

    Show marketing remark (248 chars)

    Updated spacious 2 bedroom condo, on the second floor, open concept living room, eat in kitchen, full bathroom. Very well maintained building. Low monthly maintenance and tax abatement until 2020. Near all shops, transportation and major highways.

ⓘ 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 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,214
• − Mortgage interest: −$18,485
• − Property taxes: −$4,950
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,977
• − Management: −$2,977
• − HOA: −$7,620
• − Depreciation: −$9,600
• Taxable loss: −$11,045
• Est. tax savings @ 24.0%: +$2,651
• After-tax cash flow: $-2,937/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): 79,543
• Household income: $42,683
• Rent vs Own: 94.8% rent · 5.2% own
• Severe rent burden: 8573.0

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: Majority Hispanic (63%)
• Race & ethnicity: Hispanic / Latino 63% Black 32% Two or more races 19% White 2% Native American 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 16% Dominican 31%
• Common ancestry: Hispanic 1%
• Foreign-born: 39% · Canada, United Kingdom, Jamaica
• Languages at home: 33% English-only · Spanish 54% French/Haitian/Cajun 2% Arabic 1%

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: ▲ 4.30%
• Current HPI: 160.6434
• 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

+26.9% since first listed

10 events — show timeline

• 2026-04-28 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-04-27 Relisted — BNYMLS
• 2026-03-19 Delisted — BNYMLS
• 2025-12-17 Listed $330,000 BNYMLS
• 2025-12-17 Listed $330,000 OneKey® MLS as Distributed by MLS Grid
• 2018-04-11 Sold (Public Records) $250,000 Public Records
• 2018-04-10 Sold (MLS) $250,000 OneKey® MLS as Distributed by MLS Grid
• 2017-11-11 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2017-08-15 Price Changed $252,000 OneKey® MLS as Distributed by MLS Grid
• 2017-07-20 Listed $260,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

-11.0%/yr

Latest (2025): $13 · +0.0% YoY. Source: county tax records.