5235 Post Rd Unit 2C · New York, NY 10471

$165,000

1 bd · 1.0 ba · 750 sqft · Condo · 3 Days on market

Built 1964 $877/mo HOA · 37% of rent

---

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).

• 1% rule +9.2/10.0
• Cash flow +8.1/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Introducing your personal haven of tranquility, a secluded retreat offering serenity and modern elegance. Step into a world of culinary delight with the newly renovated kitchen, adorned with expansive windows that flood the space with natural light. Discover a suite of top-tier appliances, sleek contemporary cabinets, and lustrous quartz countertops that redefine culinary excellence. The living room boasts the timeless appeal of hardwood floors, creating an inviting ambiance that complements the seamless flow of the space. Rest and rejuvenate in the generously sized bedroom, thoughtfully designed for comfort, and complete with ample closet space to cater to your storage needs. Beyond the

Key facts

• $877 HOA
• Built 1964
• Listed 2 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $165k.

Deal economics

• At list price, monthly cash flow is $-162 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (14.2% below list).
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $142k (14.2% below list) — sets the bar for cash-flow.
• Cap rate 5.1% 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: 200 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $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.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 20 sale attempts since 18y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 37% 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 $141,593 (14.2% 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. Built in 1964 — 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. 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: 1.42% ✓
• Cap rate: 5.12%
• Cash-on-cash: -4.20%
• DSCR: 0.81
• GRM: 5.9

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: -22.9%
• Equity multiple: 0.21×
• Total profit: $-36,465
• Equity at exit: $24,602

10-year hold

• IRR: -16.2%
• Equity multiple: 0.08×
• Total profit: $-42,686
• Equity at exit: $14,266

Cash invested: $46,200 (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: 200
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,349 high
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$877
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $-162

Break-even live

Break-even rent $2,554

Max offer price $141,593

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	18d	1	1.06mi
57 Putnam Ave Yonkers, NY	2.0	1.0	900	$3,000	$3.33	22d	1	1.28mi
57 Putnam Ave Yonkers, NY	2.0	1.0	900	$3,000	$3.33	12d	1	1.28mi
36 Bruce Ave Yonkers, NY	1.0	1.0	625	$1,785	$2.86	44d	1	1.29mi
675 McLean Ave Unit 006H Yonkers, NY	1.0	1.0	577	$2,071	$3.59	5d	1	1.37mi
130 Harrison Ave Yonkers, NY	1.0	1.0	650	$1,900	$2.92	44d	1	1.47mi

HOA detail condo

• Monthly dues: $877 · $10,524/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-06-04
   remarks 699-char remark
2. 2026-06-04
   listed $165,000 Active 3 DOM

ⓘ 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 2/10 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: $28,185
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$2,255
• − Management: −$2,255
• − HOA: −$10,524
• − Depreciation: −$4,800
• Taxable loss: −$4,191
• Est. tax savings @ 24.0%: +$1,006
• After-tax cash flow: $-935/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

+13.1% since first listed

39 events — show timeline

• 2026-04-10 Price Changed $164,000 RLS at REBNY
• 2026-04-10 Price Changed $165,000 RLS at REBNY
• 2026-02-24 Price Changed $165,000 RLS at REBNY
• 2023-05-04 Listed $175,000 RLS at REBNY
• 2023-01-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2022-02-10 Listed $175,000 RLS at REBNY
• 2022-02-10 Listed $175,000 OneKey® MLS as Distributed by MLS Grid
• 2019-09-06 Sold (MLS) $160,000 OneKey® MLS as Distributed by MLS Grid
• 2019-05-21 Pending — OneKey® MLS as Distributed by MLS Grid
• 2019-04-18 Listed $160,000 RLS at REBNY
• 2019-04-18 Listed $160,000 RLS at REBNY
• 2019-04-18 Listed $160,000 OneKey® MLS as Distributed by MLS Grid
• 2018-06-29 Price Changed $139,999 RLS at REBNY
• 2017-10-23 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2017-09-23 Price Changed $139,999 OneKey® MLS as Distributed by MLS Grid
• 2017-07-12 Price Changed $145,000 RLS at REBNY
• 2017-07-05 Price Changed $145,000 OneKey® MLS as Distributed by MLS Grid
• 2017-06-23 Listed $135,000 RLS at REBNY
• 2017-04-23 Listed $139,999 RLS at REBNY
• 2017-04-22 Listed $135,000 OneKey® MLS as Distributed by MLS Grid
• 2016-10-20 Delisted — HGMLS
• 2016-10-19 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2016-05-12 Listed $139,999 RLS at REBNY
• 2016-05-12 Listed $139,999 RLS at REBNY
• 2016-04-20 Listed — HGMLS
• 2016-04-19 Listed $139,999 OneKey® MLS as Distributed by MLS Grid
• 2015-11-16 Delisted — HGMLS
• 2015-11-15 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2015-09-28 Price Changed — HGMLS
• 2015-06-30 Listed $148,500 RLS at REBNY
• 2015-06-30 Listed $148,500 RLS at REBNY
• 2015-05-27 Listed — HGMLS
• 2015-05-25 Listed $145,000 OneKey® MLS as Distributed by MLS Grid
• 2011-02-28 Delisted — HGMLS
• 2010-09-08 Listed — HGMLS
• 2009-09-30 Delisted — HGMLS
• 2009-02-17 Listed — HGMLS
• 2008-06-15 Delisted — HGMLS
• 2008-04-26 Listed — HGMLS