3531 Bronxwood Unit 6K · New York, NY 10469

$175,000

2 bd · 1.0 ba · 950 sqft · Condo · 42 Days on market

Built 1962 Fair condition $1192/mo HOA · 44% 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).

• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +7.2/30.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Condition / age +2.2/5.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this wonderful 2 bedroom unit in the desirable Williamsbridge area of the Bronx. The unit has great closets. When you enter there is a huge living room with one bedroom off to the side. Then there is the bathroom, good sized kitchen and the other bedroom. With a little TLC you can make this your home your own. The building has laundry, parking, storage and a community room that can be used by residents along with beautiful outdoor spaces to relax. Transportation, shopping and entertainment are all within walking distance.

Key facts

• Good sized kitchen
• Storage
• Huge living room

Tags

• HUGE LIVING ROOM
• GOOD SIZED KITCHEN
• LAUNDRY
• PARKING
• STORAGE
• COMMUNITY ROOM

Property features AI

Finance

• Other: Entry level unit is listed as level 6
• HOA & community: Has association (Surrey Cooperative); Monthly association fee of $1,192; Association fee includes common area and exterior maintenance, grounds care, heat, hot water, water, and snow removal

Exterior

• Parking: No carport; Parking waitlist
• Utilities: Public sewer; Electricity connected; Water connected
• Home design: Stock cooperative (co-op)
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Freezer; Oven; Range; Refrigerator
• Bedrooms: Bedroom on the first floor
• Bathrooms: One full bathroom
• Heating & cooling: Baseboard heating; Wall/window air conditioning units
• Interior features: First-floor bedroom; First-floor full bathroom; Elevator access; Five total rooms
• Laundry & utility: Laundry room in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $175k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-239 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (19.8% below list).
• Meets the 1% rule at list price ($3k rent vs $175k).
• Recommended offer: $140k (19.8% below list) — sets the bar for cash-flow.
• Cap rate 4.7% 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 (+4.3%/yr); 200 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 6,929 units permitted in Bronx County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 43% of the median local income ($76k/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 $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

• It's been on market 42 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: HOA is 44% of rent.
• Climate carrying-cost: major 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 $140,400 (19.8% 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 42 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.56% ✓
• Cap rate: 4.65%
• Cash-on-cash: -5.86%
• DSCR: 0.74
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.33% rent growth · sell at horizon

5-year hold

• IRR: -22.5%
• Equity multiple: 0.20×
• Total profit: $-39,102
• Equity at exit: $26,093

10-year hold

• IRR: -10.3%
• Equity multiple: 0.29×
• Total profit: $-34,869
• Equity at exit: $15,131

Cash invested: $49,000 (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 10469

• Rents YoY: 4.3%
• Active inventory: 200
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $2,737 medium
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$1,192
• Vacancy / Maint / Mgmt: −$575
• Net cashflow: $-239

Break-even live

Break-even rent $3,040

Max offer price $140,400

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1250 Pelham Pkwy S Unit B Bronx, NY	1.0	1.0	725	$2,850	$3.93	24d	1	1.39mi

HOA detail condo

• Monthly dues: $1,192 · $14,304/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $175,000 Active 42 DOM
2. 2026-06-17
   days on market $175,000 Active 41 DOM
3. 2026-06-16
   days on market $175,000 Active 40 DOM
4. 2026-06-15
   days on market $175,000 Active 39 DOM
5. 2026-06-13
   days on market $175,000 Active 37 DOM
6. 2026-06-10
   days on market $175,000 Active 33 DOM
7. 2026-06-08
   days on market $175,000 Active 32 DOM
8. 2026-06-08
   days on market $175,000 Active 31 DOM
9. 2026-06-04
   days on market $175,000 Active 28 DOM
10. 2026-06-03
    days on market $175,000 Active 27 DOM
11. 2026-06-01
    days on market $175,000 Active 25 DOM
12. 2026-05-31
    days on market $175,000 Active 24 DOM
13. 2026-04-22
    listed $175,000 Active
14. 2026-03-31
    historical
15. 2025-10-02
    status Active
16. 2025-03-25
    listed $155,000 Active

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 27% 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,845
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$2,628
• − Management: −$2,628
• − HOA: −$14,304
• − Depreciation: −$5,091
• Taxable loss: −$5,108
• Est. tax savings @ 24.0%: +$1,226
• After-tax cash flow: $-1,643/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.

Condition & rehab AI · 11 photos

Fair 45/100 Moderate rehab

This property requires significant exterior and interior renovations to improve its condition and appeal to potential buyers and renters. The most impactful updates would be exterior painting, kitchen and bathroom renovations.

Repairs flagged

• Major exterior paint — The brick facade and exterior walls show significant wear and tear, indicating a need for repainting or possibly a new coat of paint.
• Major roof — The roof is not visible, but given the exterior condition, it is likely in need of repair or replacement.
• Major kitchen cabinetry — The kitchen cabinetry is dated and in poor condition, indicating a need for replacement or renovation.
• Major bathroom tiles — The pink tiles in the bathroom are dated and in poor condition, indicating a need for replacement or renovation.

Value-add opportunities

• Both exterior paint — Repainting the exterior can significantly improve the curb appeal and overall condition of the property, making it more attractive to potential buyers and renters.
• Both kitchen renovation — Updating the kitchen with new cabinetry and appliances can increase the property's value and make it more appealing to potential buyers and renters.
• Both bathroom renovation — Renovating the bathroom with new fixtures and tiles can improve the property's value and make it more attractive to potential buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior paint · The brick facade and exterior walls show significant wear and tear, indicating a need for repainting or possibly a new coat of paint.	Major	$15,000–50,000
roof · The roof is not visible, but given the exterior condition, it is likely in need of repair or replacement.	Major	$15,000–50,000
kitchen cabinetry · The kitchen cabinetry is dated and in poor condition, indicating a need for replacement or renovation.	Major	$15,000–50,000
bathroom tiles · The pink tiles in the bathroom are dated and in poor condition, indicating a need for replacement or renovation.	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both exterior paint — Repainting the exterior can significantly improve the curb appeal and overall condition of the property, making it more attractive to potential buyers and renters. ↑
• Both kitchen renovation — Updating the kitchen with new cabinetry and appliances can increase the property's value and make it more appealing to potential buyers and renters. ↑
• Both bathroom renovation — Renovating the bathroom with new fixtures and tiles can improve the property's value and make it more attractive to potential buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 68,521
• Household income: $76,020
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 3706.0

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: Black 54% Hispanic / Latino 27% White 8% Two or more races 8% Asian 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 11% Dominican 9%
• Foreign-born: 37% · Canada, Vietnam, China
• Languages at home: 62% English-only · Spanish 22% Other Indo-European 5% French/Haitian/Cajun 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: ▼ -524.76%
• Current HPI: 321.9213
• Rent YoY: ▲ 4.33%
• 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

+12.9% since first listed

4 events — show timeline

• 2026-04-22 Listed $175,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-10-02 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-03-25 Listed $155,000 OneKey® MLS as Distributed by MLS Grid