5500 Fieldston Rd Unit 5AA · New York, NY 10471

$425,000

3 bd · 2.0 ba · 1,100 sqft · Condo · 181 Days on market

Built 1960

---

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 +12.1/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This expansive 3-bed, 2-bath, terraced, corner coop unit will spoil residents. The unit boasts a large entrance foyer, a large living room, a separate dining area, a generous master bedroom, and 2 good-sized guest bedrooms. Galley Kitchen with updated appliances, hardwood floors throughout, a large terrace, and eastern exposure that allows for an day sunny and airy living experience. Located close to all transportation, including local and express buses, the Rail-Link to Metro North train stations, and all major highways. Close to Van Cortlandt Park, The Riverdale Y, all shops, restaurants, Schools, Houses of Worship, and more. Additional Information: Amenities: Storage, a common laundry ro

Key facts

• Updated appliances
• Large entrance foyer
• Galley kitchen

Tags

• LARGE ENTRANCE FOYER
• SEPARATE DINING AREA
• GALLEY KITCHEN
• UPDATED APPLIANCES
• HARDWOOD FLOORS
• LARGE TERRACE

Property features AI

Finance

• HOA & community: Additional monthly fee of $65 for A/C units

Exterior

• Parking: Garage; Off-street parking; Waitlist for parking
• Utilities: Con-Edison electric service; Public sewer; Cable available and connected; Electricity available and connected; Natural gas available and connected; Phone service available
• Home design: Stock cooperative; Updated / remodeled condition; One story (single-level unit)
• Construction: Block and brick construction
• Exterior features: Courtyard

Interior

• Kitchen: Convection oven; Gas oven and gas range; Dishwasher; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: One-level unit; entry level is floor 5
• Flooring: Hardwood; Ceramic tile
• Bathrooms: Two full bathrooms
• Heating & cooling: Hot water heating; Natural gas heating; Steam heating; Wall/window air conditioning units
• Interior features: Galley-style kitchen with granite counters; Double-pane windows; Terrace; Pets allowed (cats and dogs permitted; no restrictions listed)
• Laundry & utility: No basement

🏢 Co-op / cooperative unit. The $425,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $425k.

Deal economics

• At list price, monthly cash flow is $-90 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $412k (3.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $360k (15.2% below list).
• Recommended offer: $360k (15.2% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 6,929 units permitted in Bronx County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 42% of the median local income ($103k/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 $3k of loan paydown is wiped out by about $13k 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 181 days — a 12% lower offer ($374k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 12y 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.
• Current owner paid $300k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: 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 $360,380 (15.2% 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. It's been on market 181 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — 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: 0.85% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.91%
• DSCR: 0.96
• GRM: 9.8

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: -17.8%
• Equity multiple: 0.37×
• Total profit: $-74,551
• Equity at exit: $63,369

10-year hold

• IRR: -9.9%
• Equity multiple: 0.39×
• Total profit: $-72,084
• Equity at exit: $36,746

Cash invested: $119,000 (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 10471

• Active inventory: 200
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $3,604 high
• Mortgage (P&I): −$2,229
• Tax est. 1.5%: −$531 /mo · $6,375/yr
• Insurance: −$177
• HOA: −$0
• Vacancy / Maint / Mgmt: −$757
• Net cashflow: $-90

Break-even live

Break-even rent $3,718

Max offer price $411,966

Occupancy floor 98%

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
497 Van Cortlandt Park Ave Yonkers, NY	4.0	1.0	1200	$3,500	$2.92	43d	1	0.96mi
52 Lewis Pkwy Unit 1545731P Yonkers, NY	3.0	2.0	1496	$5,806	$3.88	15d	1	1.01mi
57 Putnam Ave Yonkers, NY	2.0	1.0	900	$3,000	$3.33	11d	1	1.06mi
57 Putnam Ave Yonkers, NY	2.0	1.0	900	$3,000	$3.33	22d	1	1.06mi
106 McLean Ave Yonkers, NY	3.0	1.0	1000	$3,200	$3.20	43d	1	1.10mi
80 Elliott Ave Unit 3rd Floor Yonkers, NY	4.0	1.0	1500	$4,100	$2.73	43d	1	1.24mi
16 Pier St Yonkers, NY	3.0	1.0	1000	$3,200	$3.20	16d	1	1.40mi

HOA detail condo

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

Listing history 30 events

1. 2026-06-10
   days on market $425,000 Active 181 DOM
2. 2026-06-08
   days on market $425,000 Active 180 DOM
3. 2026-06-04
   days on market $425,000 Active 176 DOM
4. 2026-06-03
   days on market $425,000 Active 175 DOM
5. 2026-06-01
   days on market $425,000 Active 173 DOM
6. 2026-05-31
   days on market $425,000 Active 172 DOM
7. 2025-12-10
   listed $425,000 Active
8. 2023-04-02
   status Active
9. 2023-03-24
   historical
10. 2022-09-25
    listed $425,000 Active
11. 2015-11-04
    soldstatus $300,000 Sold
12. 2015-11-04
    price $300,000
13. 2015-11-03
    soldstatus $300,000
14. 2015-06-30
    historical Pending
15. 2015-06-30
    price $310,000
16. 2015-06-30
    price $310,000
17. 2015-05-28
    status Active
18. 2015-05-21
    historical Expired
19. 2015-04-18
    price $310,000
20. 2014-11-20
    listed $324,500 Active
21. 2014-11-20
    listed $310,000
22. 2014-11-11
    historical Withdrawn
23. 2014-11-11
    historical
24. 2014-07-09
    price
25. 2014-02-27
    listed Active
26. 2014-02-27
    listed $335,000
27. 2014-02-27
    listed $300,000
28. 2014-02-27
    listed $335,000
29. 2014-02-27
    listed $310,000
30. 2014-02-27
    listed $335,000

ⓘ 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 · 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: $43,246
• − Mortgage interest: −$23,807
• − Property taxes: −$6,375
• − Insurance: −$2,125
• − Repairs & maintenance: −$3,460
• − Management: −$3,460
• − Depreciation: −$12,364
• Taxable loss: −$8,344
• Est. tax savings @ 24.0%: +$2,003
• After-tax cash flow: $922/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

+26.9% since first listed

24 events — show timeline

• 2025-12-10 Listed $425,000 OneKey® MLS as Distributed by MLS Grid
• 2023-04-02 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2023-03-24 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2022-09-25 Listed $425,000 OneKey® MLS as Distributed by MLS Grid
• 2015-11-04 Price Changed $300,000 HGMLS
• 2015-11-04 Sold (MLS) $300,000 HGMLS
• 2015-11-03 Sold (MLS) $300,000 OneKey® MLS as Distributed by MLS Grid
• 2015-06-30 Contingent — HGMLS
• 2015-06-30 Price Changed $310,000 RLS at REBNY
• 2015-06-30 Price Changed $310,000 HGMLS
• 2015-05-28 Relisted — HGMLS
• 2015-05-21 Delisted — HGMLS
• 2015-04-18 Price Changed $310,000 HGMLS
• 2014-11-20 Listed $324,500 HGMLS
• 2014-11-20 Listed $310,000 OneKey® MLS as Distributed by MLS Grid
• 2014-11-11 Delisted — HGMLS
• 2014-11-11 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2014-07-09 Price Changed — HGMLS
• 2014-02-27 Listed — HGMLS
• 2014-02-27 Listed $335,000 RLS at REBNY
• 2014-02-27 Listed $310,000 RLS at REBNY
• 2014-02-27 Listed $335,000 OneKey® MLS as Distributed by MLS Grid
• 2014-02-27 Listed $300,000 RLS at REBNY
• 2014-02-27 Listed $335,000 RLS at REBNY