2500 Johnson Ave Unit 5F · New York, NY 10463

$324,000

1 bd · 1.0 ba · 1,050 sqft · Condo · 127 Days on market

Built 1967 ↓ 6% since listing

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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 +11.3/30.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your new home, a simply stunning, high end, stylish one bedroom apartment with open views overlooking the Harlem River! The unique F line layout is the largest one bedroom, one bath line at the luxurious Winston Churchill. The grand living/dining area with a wall of windows offers sweeping southern and eastern views. The separate kitchen is open to the living area and features white cabinets, granite countertops, and a breakfast bar with seating. The open, flexible space can be configured to suit your needs. The spacious bedroom also offers Harlem River views. Other details include custom, built-in bookcases, 2 two walk-in closets, parquet floors, and CAC. Monthly special assessment of $368.83 through February 2030. The Winston Churchill is a full service building featuring a full-time doorman, year round indoor pool, 24 hr. gym with locker rooms and saunas, community room, children's indoor playroom and outdoor playground, storage and bike storage, and 24 hr. laundry, all included with the maintenance. Dogs are welcome. Indoor parking is available for a separate fee. Local and express bus transportation is across the street from the main entrance. Commuting from the Spuyten Duyvil Metro North station is a 25 minute ride to Grand Central. Shops and restaurants are nearby. Make an appointment today to see this lovely home.

Key facts

• Open views
• Two walk-ins
• Separate kitchen

Tags

• OPEN VIEWS
• SEPARATE KITCHEN
• TWO WALK-INS
• FULL SERVICE BUILDING
• YEAR ROUND INDOOR POOL
• GYM WITH LOCKER ROOMS

Property features AI

Finance

• Other: Living area reported from other source
• HOA & community: Monthly additional fee of $368.83; Special assessment in effect through February 2030

Exterior

• Parking: Garage; Off-street parking; Waitlist may apply for parking
• Utilities: Public sewer
• Home design: Stock cooperative
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Dishwasher
• Bedrooms: Entry level: 5
• Bathrooms: 1 full bathroom
• Heating & cooling: Radiant heating; Central air conditioning
• Interior features: Entrance foyer; No basement; Total of 4 rooms; Pets allowed
• Laundry & utility: See remarks for utilities

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $324k.

Deal economics

• At list price, monthly cash flow is $-118 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $307k (5.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $269k (17.1% below list).
• Recommended offer: $269k (17.1% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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).
• This rent runs 43% 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 $10k 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 127 days — a 12% lower offer ($285k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y ago; this cycle's ask has dropped $26k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $268,531 (17.1% 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 127 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1967 — 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. 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: 0.83% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.56%
• DSCR: 0.93
• 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: -13.4%
• Equity multiple: 0.50×
• Total profit: $-45,766
• Equity at exit: $48,309

10-year hold

• IRR: 1.9%
• Equity multiple: 1.17×
• Total profit: $15,250
• Equity at exit: $28,014

Cash invested: $90,720 (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: $2,685 medium
• Mortgage (P&I): −$1,699
• Tax est. 1.5%: −$405 /mo · $4,860/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$564
• Net cashflow: $-118

Break-even live

Break-even rent $2,834

Max offer price $306,969

Occupancy floor 99%

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: $81,000
• Closing costs: $9,720
• 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	0.20mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: poolgymdoorman
• ⚠ Special-assessment mentions:

  …River views. Other details include custom, built-in bookcases, 2 two walk-in closets, parquet floors, and CAC. Monthly special assessment of $368.83 through February 2030. The Winston Churchill is a full service building featuring a full-time doorman, year…

Listing history 28 events

1. 2026-06-18
   days on market $324,000 Active 127 DOM
2. 2026-06-17
   days on market $324,000 Active 126 DOM
3. 2026-06-15
   days on market $324,000 Active 124 DOM
4. 2026-06-13
   days on market $324,000 Active 122 DOM
5. 2026-06-10
   days on market $324,000 Active 118 DOM
6. 2026-06-08
   days on market $324,000 Active 117 DOM
7. 2026-06-04
   days on market $324,000 Active 113 DOM
8. 2026-06-03
   days on market $324,000 Active 112 DOM
9. 2026-06-01
   days on market $324,000 Active 110 DOM
10. 2026-05-31
    pricedays on market $324,000 Active 109 DOM
11. 2026-03-30
    price $329,000 1354-char remark

    Show marketing remark (1354 chars)

    Welcome to your new home, a simply stunning, high end, stylish one bedroom apartment with open views overlooking the Harlem River! The unique F line layout is the largest one bedroom, one bath line at the luxurious Winston Churchill. The grand living/dining area with a wall of windows offers sweeping southern and eastern views. The separate kitchen is open to the living area and features white cabinets, granite countertops, and a breakfast bar with seating. The open, flexible space can be configured to suit your needs. The spacious bedroom also offers Harlem River views. Other details include custom, built-in bookcases, 2 two walk-in closets, parquet floors, and CAC. Monthly special assessment of $368.83 through February 2030. The Winston Churchill is a full service building featuring a full-time doorman, year round indoor pool, 24 hr. gym with locker rooms and saunas, community room, children's indoor playroom and outdoor playground, storage and bike storage, and 24 hr. laundry, all included with the maintenance. Dogs are welcome. Indoor parking is available for a separate fee. Local and express bus transportation is across the street from the main entrance. Commuting from the Spuyten Duyvil Metro North station is a 25 minute ride to Grand Central. Shops and restaurants are nearby. Make an appointment today to see this lovely home.

12. 2026-03-30
    price $329,000

    Show marketing remark (1354 chars)

    Welcome to your new home, a simply stunning, high end, stylish one bedroom apartment with open views overlooking the Harlem River! The unique F line layout is the largest one bedroom, one bath line at the luxurious Winston Churchill. The grand living/dining area with a wall of windows offers sweeping southern and eastern views. The separate kitchen is open to the living area and features white cabinets, granite countertops, and a breakfast bar with seating. The open, flexible space can be configured to suit your needs. The spacious bedroom also offers Harlem River views. Other details include custom, built-in bookcases, 2 two walk-in closets, parquet floors, and CAC. Monthly special assessment of $368.83 through February 2030. The Winston Churchill is a full service building featuring a full-time doorman, year round indoor pool, 24 hr. gym with locker rooms and saunas, community room, children's indoor playroom and outdoor playground, storage and bike storage, and 24 hr. laundry, all included with the maintenance. Dogs are welcome. Indoor parking is available for a separate fee. Local and express bus transportation is across the street from the main entrance. Commuting from the Spuyten Duyvil Metro North station is a 25 minute ride to Grand Central. Shops and restaurants are nearby. Make an appointment today to see this lovely home.

13. 2026-02-11
    listed $350,000 Active

    Show marketing remark (1354 chars)

    Welcome to your new home, a simply stunning, high end, stylish one bedroom apartment with open views overlooking the Harlem River! The unique F line layout is the largest one bedroom, one bath line at the luxurious Winston Churchill. The grand living/dining area with a wall of windows offers sweeping southern and eastern views. The separate kitchen is open to the living area and features white cabinets, granite countertops, and a breakfast bar with seating. The open, flexible space can be configured to suit your needs. The spacious bedroom also offers Harlem River views. Other details include custom, built-in bookcases, 2 two walk-in closets, parquet floors, and CAC. Monthly special assessment of $368.83 through February 2030. The Winston Churchill is a full service building featuring a full-time doorman, year round indoor pool, 24 hr. gym with locker rooms and saunas, community room, children's indoor playroom and outdoor playground, storage and bike storage, and 24 hr. laundry, all included with the maintenance. Dogs are welcome. Indoor parking is available for a separate fee. Local and express bus transportation is across the street from the main entrance. Commuting from the Spuyten Duyvil Metro North station is a 25 minute ride to Grand Central. Shops and restaurants are nearby. Make an appointment today to see this lovely home.

14. 2026-02-11
    listed $350,000 Active 1354-char remark

    Show marketing remark (1354 chars)

    Welcome to your new home, a simply stunning, high end, stylish one bedroom apartment with open views overlooking the Harlem River! The unique F line layout is the largest one bedroom, one bath line at the luxurious Winston Churchill. The grand living/dining area with a wall of windows offers sweeping southern and eastern views. The separate kitchen is open to the living area and features white cabinets, granite countertops, and a breakfast bar with seating. The open, flexible space can be configured to suit your needs. The spacious bedroom also offers Harlem River views. Other details include custom, built-in bookcases, 2 two walk-in closets, parquet floors, and CAC. Monthly special assessment of $368.83 through February 2030. The Winston Churchill is a full service building featuring a full-time doorman, year round indoor pool, 24 hr. gym with locker rooms and saunas, community room, children's indoor playroom and outdoor playground, storage and bike storage, and 24 hr. laundry, all included with the maintenance. Dogs are welcome. Indoor parking is available for a separate fee. Local and express bus transportation is across the street from the main entrance. Commuting from the Spuyten Duyvil Metro North station is a 25 minute ride to Grand Central. Shops and restaurants are nearby. Make an appointment today to see this lovely home.

15. 2024-10-09
    historical
16. 2024-09-13
    status Active
17. 2024-06-26
    status Pending
18. 2024-06-10
    status Active
19. 2024-06-09
    historical
20. 2024-04-22
    price $349,000
21. 2024-04-22
    price $349,000
22. 2024-02-05
    price $379,000
23. 2024-02-05
    price $379,000
24. 2024-01-05
    price $395,000
25. 2024-01-05
    price $395,000
26. 2023-08-09
    listed $415,000 Active
27. 2007-11-26
    soldstatus $349,000
28. 2007-09-18
    listed $349,000

ⓘ 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: $32,224
• − Mortgage interest: −$18,149
• − Property taxes: −$4,860
• − Insurance: −$1,620
• − Repairs & maintenance: −$2,578
• − Management: −$2,578
• − Depreciation: −$9,425
• Taxable loss: −$6,987
• Est. tax savings @ 24.0%: +$1,677
• After-tax cash flow: $264/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

-5.7% since first listed

18 events — show timeline

• 2026-03-30 Price Changed $329,000 RLS at REBNY
• 2026-03-30 Price Changed $329,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-11 Listed $350,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-11 Listed $350,000 RLS at REBNY
• 2024-10-09 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-09-13 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2024-06-26 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-06-10 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2024-06-09 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-04-22 Price Changed $349,000 RLS at REBNY
• 2024-04-22 Price Changed $349,000 OneKey® MLS as Distributed by MLS Grid
• 2024-02-05 Price Changed $379,000 RLS at REBNY
• 2024-02-05 Price Changed $379,000 OneKey® MLS as Distributed by MLS Grid
• 2024-01-05 Price Changed $395,000 RLS at REBNY
• 2024-01-05 Price Changed $395,000 OneKey® MLS as Distributed by MLS Grid
• 2023-08-09 Listed $415,000 OneKey® MLS as Distributed by MLS Grid
• 2007-11-26 Sold (MLS) $349,000 HGMLS
• 2007-09-18 Listed $349,000 HGMLS