3017 Riverdale Ave Unit 1F · New York, NY 10463

$199,999

1 bd · 1.0 ba · 900 sqft · Condo · 72 Days on market

Built 1941 $139/mo HOA · 5% of rent ↓ 16% since listing

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Why this score? — see what drove the B- 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 +27.1/30.0
• DSCR +9.4/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this spacious one-bedroom co-op at 3017 Riverdale Avenue, Unit 1F, in the heart of Riverdale. Featuring tranquil garden views and desirable eastern exposure, this well-maintained residence blends classic character with modern comfort. The apartment showcases high ceilings, beautifully preserved basket-weave hardwood floors, and abundant closet space, creating an airy and inviting atmosphere. The upgraded bathroom offers a Jacuzzi tub, perfect for unwinding after a long day, while the well-kept kitchen enjoys peaceful garden views. Maintenance includes heat and hot water, adding everyday convenience and value. The building is professionally managed and offers recent upgrades, a li

Key facts

• Upgraded bathroom
• Eastern exposure
• Garden views

Tags

• GARDEN VIEWS
• EASTERN EXPOSURE
• BASKET-WEAVE HARDWOOD FLOORS
• ABUNDANT CLOSET SPACE
• UPGRADED BATHROOM
• JACUZZI TUB

Property features AI

Finance

• HOA & community: Has association; Association fee $690 monthly; Association fee includes common area maintenance, exterior maintenance, gas, grounds care, heat, hot water, sewer, snow removal, trash, water and other services

Exterior

• Parking: On-street parking
• Utilities: Con Edison electric; Public sewer; Cable connected; Electricity connected; Natural gas available and connected; Sewer available and connected; Trash collection (public); Water available and connected
• Home design: Stock cooperative; One story; Entry level: 1
• Construction: Brick exterior
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Gas oven; Gas range; Refrigerator; Pantry; Open kitchen with walk-through layout
• Bedrooms: Bedroom on the first floor
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall/window air conditioning units; Heating: see remarks
• Interior features: First floor bedroom; First floor full bathroom; Cathedral ceilings; Ceiling fans; Entrance foyer; Formal dining area; High ceilings; High-speed internet; Open floorplan; Open kitchen; Pantry; Storage; Walk-through kitchen; Walk-in closets; Double-pane windows; Basement (common; see remarks)
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $200k.

Deal economics

• At list price, monthly cash flow is $497 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $188k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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 (+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 42% 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 $1k of loan paydown is wiped out by about $6k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $56k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 16y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; 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 $187,999 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.32% ✓
• Cap rate: 9.67%
• Cash-on-cash: 12.08%
• DSCR: 1.54
• GRM: 6.3

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: 5.8%
• Equity multiple: 1.24×
• Total profit: $13,370
• Equity at exit: $29,821

10-year hold

• IRR: 19.6%
• Equity multiple: 3.08×
• Total profit: $116,568
• Equity at exit: $17,292

Cash invested: $56,000 (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 10463

• Rents YoY: 11.6%
• Active inventory: 342
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,639 medium
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$139
• Vacancy / Maint / Mgmt: −$554
• Net cashflow: $497

Break-even live

Break-even rent $2,010

Max offer price $199,999

Occupancy floor 76%

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: $50,000
• Closing costs: $6,000
• 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	0.30mi

HOA detail condo

• Monthly dues: $139 · $1,668/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-18
   days on market $199,999 Active 72 DOM
2. 2026-06-17
   days on market $199,999 Active 71 DOM
3. 2026-06-15
   days on market $199,999 Active 69 DOM
4. 2026-06-13
   days on market $199,999 Active 67 DOM
5. 2026-06-10
   days on market $199,999 Active 63 DOM
6. 2026-06-08
   days on market $199,999 Active 62 DOM
7. 2026-06-08
   days on market $199,999 Active 61 DOM
8. 2026-06-04
   days on market $199,999 Active 58 DOM
9. 2026-06-03
   days on market $199,999 Active 57 DOM
10. 2026-06-01
    days on market $199,999 Active 55 DOM
11. 2026-05-31
    days on market $199,999 Active 54 DOM
12. 2026-04-07
    historical
13. 2026-04-01
    listed $199,999 Active
14. 2026-03-16
    price $248,999
15. 2026-02-28
    price $249,999
16. 2026-01-20
    listed $265,000 Active
17. 2024-09-26
    historical
18. 2024-04-22
    historical
19. 2024-01-01
    listed $250,000 Active
20. 2024-01-01
    historical
21. 2024-01-01
    listed $250,000 Active
22. 2023-10-30
    status Active
23. 2023-10-24
    price $250,000
24. 2023-10-17
    price $199,999
25. 2023-09-26
    listed $250,000 Active
26. 2023-09-06
    price $274,000
27. 2022-06-23
    price $285,000
28. 2022-02-02
    listed $299,000 Active
29. 2012-11-29
    listed $239,000
30. 2010-10-14
    listed $239,000

ⓘ 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 8/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 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: $31,668
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,797
• − Repairs & maintenance: −$2,533
• − Management: −$2,533
• − HOA: −$1,668
• − Depreciation: −$5,818
• Taxable income: $3,114
• Est. tax owed @ 24.0%: −$747
• After-tax cash flow: $5,219/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

-16.3% since first listed

19 events — show timeline

• 2026-04-07 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-04-01 Listed $199,999 OneKey® MLS as Distributed by MLS Grid
• 2026-03-16 Price Changed $248,999 OneKey® MLS as Distributed by MLS Grid
• 2026-02-28 Price Changed $249,999 OneKey® MLS as Distributed by MLS Grid
• 2026-01-20 Listed $265,000 OneKey® MLS as Distributed by MLS Grid
• 2024-09-26 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-04-22 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-01-01 Listed $250,000 OneKey® MLS as Distributed by MLS Grid
• 2024-01-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-01-01 Listed $250,000 OneKey® MLS as Distributed by MLS Grid
• 2023-10-30 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2023-10-24 Price Changed $250,000 OneKey® MLS as Distributed by MLS Grid
• 2023-10-17 Price Changed $199,999 OneKey® MLS as Distributed by MLS Grid
• 2023-09-26 Listed $250,000 OneKey® MLS as Distributed by MLS Grid
• 2023-09-06 Price Changed $274,000 RLS at REBNY
• 2022-06-23 Price Changed $285,000 RLS at REBNY
• 2022-02-02 Listed $299,000 RLS at REBNY
• 2012-11-29 Listed $239,000 RLS at REBNY
• 2010-10-14 Listed $239,000 RLS at REBNY