5639 Netherland Ave Unit 5E · New York, NY 10471

$124,900

1 bd · 1.0 ba · 750 sqft · Condo · 48 Days on market

Built 1949 Poor condition $1054/mo HOA · 47% of rent

---

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
• Cash flow +7.5/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• DSCR +1.7/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Seize the opportunity to own a beautiful one-bedroom apartment in the sought-after Netherland Gardens complex. Enjoy spacious interior with plenty of closet space secure building with a convenient location. Close to shops, parks, schools, places of worship, and major roads. Perfect for buyers looking to add their personal touch, Unit needs a complete renovation. Schedule a viewing today and make this apartment yours!

Key facts

• $1,054 HOA
• Built 1949
• Listed 48 days

Property features AI

Finance

• Other: Community features include playground and sidewalks
• HOA & community: Association: Netherland Garden; Monthly maintenance fee of $1,054 (includes electricity); Additional monthly loan assessment of $58; Association amenities: Elevator(s), landscaping, maintenance (including grounds), security, snow removal, trash

Exterior

• Parking: No carport (carport spaces listed as 0); Waitlist for parking
• Security: Building security system; Video surveillance; Fire escape
• Utilities: Con Edison electric; Public sewer; Water connected; Natural gas available and connected; Cable available and connected; Phone available; Trash collection (public)
• Home design: Stock cooperative; Fixer condition; Located toward rear between 3rd and 5th floors
• Construction: Brick/mortar foundation; Other construction materials
• Exterior features: Building security; Fire escape; Video cameras; No waterfront

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: One-level layout (Listed as one level, entry level 5)
• Flooring: Combination flooring
• Bathrooms: One full bathroom
• Heating & cooling: Steam heating; Wall/window air conditioning units
• Interior features: Entrance foyer; Galley-style kitchen; Original details; Double-pane windows
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $125k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-154 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $103k (17.8% below list).
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $103k (17.8% below list) — sets the bar for cash-flow.
• Cap rate 4.8% 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.
• Zoned schools: Elm Tree Elementary School (math 27% / reading 52%, grade F, #1,444 of 2,108 statewide, top 71%, 806 students, 94% FRL); Jhs 383 Philippa Schuyler (math 32% / reading 67%, grade C, #280 of 729 statewide, top 40%, 822 students, 85% FRL); Midwood High School (math 94% / reading 96%, grade A+, #83 of 1,100 statewide, top 8%, 4,062 students, 73% FRL).
• Market conditions: 201 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 6,929 units permitted in Bronx County in 2024 (6,829 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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 48 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 47% of rent; built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• 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 $102,628 (17.8% 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 48 days. Have you received any prior offers? Is the seller open to a 18% 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 1949 — 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: 1.79% ✓
• Cap rate: 4.81%
• Cash-on-cash: -5.28%
• DSCR: 0.77
• GRM: 4.7

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: -24.5%
• Equity multiple: 0.16×
• Total profit: $-29,361
• Equity at exit: $18,623

10-year hold

• IRR: -18.1%
• Equity multiple: -0.01×
• Total profit: $-35,421
• Equity at exit: $10,799

Cash invested: $34,972 (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: 201
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,232 high
• Mortgage (P&I): −$655
• Tax est. 1.5%: −$156 /mo · $1,874/yr
• Insurance: −$52
• HOA: −$1,054
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $-154

Break-even live

Break-even rent $2,427

Max offer price $102,628

Occupancy floor —

Sensitivity live

Price	-10% $-68	-5% $-111	+0% $-154	+5% $-197	+10% $-240
Rent	-10% $-330	-5% $-242	+0% $-154	+5% $-66	+10% $22
Rate	-1.0pp $-91	-0.5pp $-122	base $-154	+0.5pp $-186	+1.0pp $-219

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36 Bruce Ave Yonkers, NY	1.0	1.0	625	$1,785	$2.86	45d	1	0.95mi
249 McLean Ave Unit 1B Yonkers, NY	1.0	1.0	700	$2,500	$3.57	19d	1	0.96mi
117 Morris St Yonkers, NY	1.0	1.0	700	$2,000	$2.86	6d	1	1.16mi
280 Hawthorne Ave Yonkers, NY	1.0	1.0	700	$2,100	$3.00	9d	2	1.18mi
57 Putnam Ave Yonkers, NY	2.0	1.0	900	$3,000	$3.33	23d	1	1.26mi
57 Putnam Ave Yonkers, NY	2.0	1.0	900	$3,000	$3.33	13d	1	1.26mi
14 Highland Ave Unit 2A Yonkers, NY	1.0	1.0	1000	$1,500	$1.50	20d	1	1.39mi
130 Harrison Ave Yonkers, NY	1.0	1.0	650	$1,900	$2.92	45d	1	1.43mi

HOA detail condo

• Monthly dues: $1,054 · $12,648/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-21
   days on market $124,900 Active 48 DOM
2. 2026-06-18
   days on market $124,900 Active 45 DOM
3. 2026-06-17
   days on market $124,900 Active 44 DOM
4. 2026-06-16
   days on market $124,900 Active 43 DOM
5. 2026-06-15
   days on market $124,900 Active 42 DOM
6. 2026-06-13
   days on market $124,900 Active 40 DOM
7. 2026-06-10
   days on market $124,900 Active 36 DOM
8. 2026-06-08
   days on market $124,900 Active 35 DOM
9. 2026-06-08
   days on market $124,900 Active 34 DOM
10. 2026-06-04
    days on market $124,900 Active 31 DOM
11. 2026-06-03
    days on market $124,900 Active 30 DOM
12. 2026-06-01
    days on market $124,900 Active 28 DOM
13. 2026-05-31
    days on market $124,900 Active 27 DOM
14. 2026-05-04
    listed $124,900 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 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: $26,783
• − Mortgage interest: −$6,996
• − Property taxes: −$1,874
• − Insurance: −$624
• − Repairs & maintenance: −$2,143
• − Management: −$2,143
• − HOA: −$12,648
• − Depreciation: −$3,633
• Taxable loss: −$3,278
• Est. tax savings @ 24.0%: +$787
• After-tax cash flow: $-1,060/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 · 2 photos

Poor 20/100 Extensive rehab

This property requires extensive renovation and improvement to its exterior and interior conditions. Significant updates are needed to increase its resale and rental value.

Repairs flagged

• Major exterior walls — No visible signs of damage, but the lack of photos makes it impossible to assess
• Major interior walls — No visible signs of damage, but the lack of photos makes it impossible to assess
• Major roof — No visible signs of damage, but the lack of photos makes it impossible to assess
• Major HVAC/mechanicals — No visible signs of damage, but the lack of photos makes it impossible to assess

Value-add opportunities

• Both extensive renovation — A complete renovation would significantly improve the home's condition and appeal, making it more attractive for both resale and rental
• Both landscaping and curb appeal — Enhancing the landscaping and curb appeal would improve the home's visual appeal and potentially increase its value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior walls · No visible signs of damage, but the lack of photos makes it impossible to assess	Major	$15,000–50,000
interior walls · No visible signs of damage, but the lack of photos makes it impossible to assess	Major	$15,000–50,000
roof · No visible signs of damage, but the lack of photos makes it impossible to assess	Major	$15,000–50,000
HVAC/mechanicals · No visible signs of damage, but the lack of photos makes it impossible to assess	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both extensive renovation — A complete renovation would significantly improve the home's condition and appeal, making it more attractive for both resale and rental ↑
• Both landscaping and curb appeal — Enhancing the landscaping and curb appeal would improve the home's visual appeal and potentially increase its value ↑

ⓘ 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): 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

1 event — show timeline

• 2026-05-04 Listed $124,900 OneKey® MLS as Distributed by MLS Grid