3410 de Reimer Ave Unit 12D · New York, NY 10475

$310,000

3 bd · 1.5 ba · 1,144 sqft · Condo · 163 Days on market

Built 1965

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +1.5/30.0
• DSCR +0.0/10.0

Listing remarks

Spacious and well-maintained, this three-bedroom, one-and-a-half-bath co-op located in the prime area of Baychester. The unit features a large living room with hardwood floors, a kitchen with a separate dining area, and a private terrace with stunning city views. Each of the three generously sized bedrooms includes a full-sized closet, providing plenty of storage space. The building is secure, with 16-hour daily security and a live-in superintendent, as well as amenities like a community room and an outdoor seating area. Maintenance includes gas, electricity, heat, hot water, and property taxes, and the monthly STAR deduction reduces the cost by $149.10. Only a 10% down payment is required,

Key facts

• 2 garage spots
• Built 1965
• Listed 163 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $310k.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $310k).
• Recommended offer: $273k (12.0% below list) — sets the bar for market timing.
• Cap rate 1.6% vs local median 2.6% in New York — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 8 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 6,929 units permitted in Bronx County in 2024 (6,829 in 5+ unit buildings).

Forward outlook

• In year one you build about $33k of equity ($2k loan paydown + $31k appreciation (10.0% local appreciation)).
• Bronx County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 11y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $180k; list at $310k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 52% of rent.
• Climate carrying-cost: severe flood risk; major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $272,800 (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 163 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 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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?
11. 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?
12. 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.
13. 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.
14. 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: 1.11% ✓
• Cap rate: 1.62%
• Cash-on-cash: -16.69%
• DSCR: 0.26
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.3%
• Equity multiple: 2.02×
• Total profit: $88,894
• Equity at exit: $279,273

10-year hold

• IRR: 12.9%
• Equity multiple: 4.78×
• Total profit: $327,925
• Equity at exit: $602,262

Cash invested: $86,800 (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 10475

• Home prices YoY: 12.1%
• Active inventory: 8
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $3,429 high
• Mortgage (P&I): −$1,626
• Tax est. 1.5%: −$388 /mo · $4,650/yr
• Insurance: −$129
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA est. from 2 same-building comps: −$1,774
• Vacancy / Maint / Mgmt: −$720
• Net cashflow: $-1,274

Break-even live

Break-even rent $5,042

Max offer price $125,693

Occupancy floor —

Sensitivity live

Price	-10% $-1,059	-5% $-1,167	+0% $-1,274	+5% $-1,381	+10% $-1,488
Rent	-10% $-1,545	-5% $-1,409	+0% $-1,274	+5% $-1,138	+10% $-1,003
Rate	-1.0pp $-1,118	-0.5pp $-1,195	base $-1,274	+0.5pp $-1,354	+1.0pp $-1,436

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
60 Saint Pauls Pl Mount Vernon, NY	3.0	1.0	1100	$3,000	$2.73	25d	1	0.94mi
641 S 5th Ave Unit 1ST Mt Vernon, NY	3.0	1.5	1300	$3,600	$2.77	5d	1	1.09mi
607 S 5th Ave Unit 2ND Mt Vernon, NY	3.0	1.0	1200	$3,400	$2.83	25d	1	1.17mi
421 S 10th Ave Mount Vernon, NY	3.0	1.0	1200	$3,500	$2.92	25d	1	1.40mi
356 S Tenth Ave Unit 2nd Floor Mt Vernon, NY	3.0	2.0	1100	$3,850	$3.50	25d	1	1.46mi

HOA detail condo

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

Listing history 27 events

1. 2026-05-04
   status Pending
2. 2026-04-06
   status Pending
3. 2026-04-06
   status Active
4. 2026-04-05
   historical
5. 2026-01-28
   price $310,000
6. 2025-11-17
   price $320,000
7. 2025-10-25
   listed $330,000 Active
8. 2025-10-20
   historical $330,000
9. 2025-09-01
   historical
10. 2025-03-24
    price $320,000
11. 2025-03-24
    status Active
12. 2025-03-16
    historical
13. 2024-12-08
    status Active
14. 2024-10-02
    listed $339,000 Active
15. 2021-12-31
    historical
16. 2021-05-18
    listed $310,000 Active
17. 2020-11-06
    historical
18. 2020-10-21
    historical
19. 2020-07-11
    listed $300,000 Active
20. 2020-07-10
    listed $300,000
21. 2016-02-17
    soldstatus $180,000 Sold
22. 2016-02-17
    price $180,000
23. 2016-02-16
    soldstatus $180,000
24. 2015-10-23
    historical Pending
25. 2015-10-22
    price $183,795
26. 2015-08-27
    listed $183,795 Active
27. 2015-08-27
    listed $183,795

ⓘ 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 8/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,151
• − Mortgage interest: −$17,365
• − Property taxes: −$4,650
• − Insurance: −$2,348
• − Repairs & maintenance: −$3,292
• − Management: −$3,292
• − HOA: −$21,288
• − Depreciation: −$9,018
• Taxable loss: −$20,102
• Est. tax savings @ 24.0%: +$4,824
• After-tax cash flow: $-10,460/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
• City population: 7,731,280
• Population (ZIP): 42,771

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 Black (60%)
• Race & ethnicity: Black 60% Hispanic / Latino 30% Two or more races 9% White 5% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 18% Dominican 7%
• Common ancestry: Scotch-Irish 1% Lithuanian 1%
• Foreign-born: 25% · Canada
• Languages at home: 68% English-only · Spanish 23% Russian/Polish/Slavic 1% French/Haitian/Cajun 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: ▲ 20.24%
• Current HPI: 187.68
• Rent YoY: —
• Metro: —
• 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

+68.7% since first listed

27 events — show timeline

• 2026-05-04 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-06 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-06 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-04-05 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-01-28 Price Changed $310,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-17 Price Changed $320,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-25 Listed $330,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-20 Coming Soon $330,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-03-24 Price Changed $320,000 OneKey® MLS as Distributed by MLS Grid
• 2025-03-24 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-03-16 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-12-08 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2024-10-02 Listed $339,000 OneKey® MLS as Distributed by MLS Grid
• 2021-12-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-05-18 Listed $310,000 OneKey® MLS as Distributed by MLS Grid
• 2020-11-06 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-10-21 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-07-11 Listed $300,000 OneKey® MLS as Distributed by MLS Grid
• 2020-07-10 Listed $300,000 OneKey® MLS as Distributed by MLS Grid
• 2016-02-17 Price Changed $180,000 HGMLS
• 2016-02-17 Sold (MLS) $180,000 HGMLS
• 2016-02-16 Sold (MLS) $180,000 OneKey® MLS as Distributed by MLS Grid
• 2015-10-23 Contingent — HGMLS
• 2015-10-22 Price Changed $183,795 HGMLS
• 2015-08-27 Listed $183,795 HGMLS
• 2015-08-27 Listed $183,795 OneKey® MLS as Distributed by MLS Grid