60 Knolls Cres Unit 4H · New York, NY 10463

$182,367

2 bd · 1.0 ba · 823 sqft · Condo · 96 Days on market

Built 1954 Good condition

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

Listing remarks MLS

Two-bedroom front view conveniently located in Spuyten Duyvil with updated bathroom and windowed kitchen. Parquet floors throughout. Maintenance includes electricity and taxes. Yearly fee for each AC. Outdoor parking immediately available without a wait. Waitlist for indoor parking. Live-in super, onsite laundry, storage and bike room available for a fee. Outdoor sitting and play area, convenient to many stores. Local and express buses a short walk away. Close to major highways and walking distance to Metro North for a 26-minute ride to GCS.

Key facts

• Onsite laundry
• Storage
• Parquet floors

Tags

• UPDATED BATHROOM
• WINDOWED KITCHEN
• PARQUET FLOORS
• OUTDOOR PARKING
• ONSITE LAUNDRY
• STORAGE

Property features AI

Exterior

• Parking: Assigned parking spaces in a parking lot; Waitlist for parking; Total parking spaces: 80
• Utilities: Public sewer; Electricity available; Natural gas available; Public trash collection
• Home design: Stock cooperative
• Construction: Brick construction
• Exterior features: Brick exterior; Not waterfront

Interior

• Kitchen: Oven; Refrigerator
• Bedrooms: 4 total rooms (see floor plan for bedroom breakdown); Entry level: level 4
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Other heating; Wall/window air conditioning units
• Interior features: Eat-in kitchen; Entrance foyer; Other interior features; No dogs allowed
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $182k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $182k).
• Recommended offer: $166k (9.0% below list) — sets the bar for market timing.
• Cap rate 16.7% 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); 345 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 6,929 units permitted in Bronx County in 2024 (6,829 in 5+ unit buildings).
• At $3,594/mo this rent would consume 58% of the median local household income ($75k/yr) (locally 5586% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $51k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 2 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: built in 1954 — 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 $165,953 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.97% ✓
• Cap rate: 16.68%
• Cash-on-cash: 37.11%
• DSCR: 2.65
• GRM: 4.2

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: 38.6%
• Equity multiple: 2.76×
• Total profit: $90,072
• Equity at exit: $27,192

10-year hold

• IRR: 47.5%
• Equity multiple: 6.77×
• Total profit: $294,611
• Equity at exit: $15,768

Cash invested: $51,063 (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: 345
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $3,594 medium
• Mortgage (P&I): −$956
• Tax est. 1.5%: −$228 /mo · $2,736/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$755
• Net cashflow: $1,579

Break-even live

Break-even rent $1,595

Max offer price $182,367

Occupancy floor 51%

Sensitivity live

Price	-10% $1,705	-5% $1,642	+0% $1,579	+5% $1,516	+10% $1,453
Rent	-10% $1,295	-5% $1,437	+0% $1,579	+5% $1,721	+10% $1,863
Rate	-1.0pp $1,671	-0.5pp $1,625	base $1,579	+0.5pp $1,532	+1.0pp $1,484

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: $45,592
• Closing costs: $5,471
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2600 Netherland Ave Bronx, NY	1.0–3.0	1.0–2.5	1132	$3,938	$3.48	23d	3	0.16mi
405 W 206th St Unit 1202E New York, NY	3.0	2.0	900	$6,250	$6.94	25d	1	1.09mi

HOA detail condo

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

Listing history 14 events

1. 2026-06-21
   days on market $182,367 Active 96 DOM
2. 2026-06-18
   days on market $182,367 Active 93 DOM
3. 2026-06-17
   days on market $182,367 Active 92 DOM
4. 2026-06-15
   days on market $182,367 Active 90 DOM
5. 2026-06-13
   days on market $182,367 Active 88 DOM
6. 2026-06-10
   days on market $182,367 Active 84 DOM
7. 2026-06-08
   days on market $182,367 Active 83 DOM
8. 2026-06-08
   days on market $182,367 Active 82 DOM
9. 2026-06-04
   days on market $182,367 Active 79 DOM
10. 2026-06-03
    days on market $182,367 Active 78 DOM
11. 2026-06-01
    days on market $182,367 Active 76 DOM
12. 2026-05-31
    days on market $182,367 Active 75 DOM
13. 2026-03-18
    listed $182,367 Active 547-char remark

    Show marketing remark (547 chars)

    Two-bedroom front view conveniently located in Spuyten Duyvil with updated bathroom and windowed kitchen. Parquet floors throughout. Maintenance includes electricity and taxes. Yearly fee for each AC. Outdoor parking immediately available without a wait. Waitlist for indoor parking. Live-in super, onsite laundry, storage and bike room available for a fee. Outdoor sitting and play area, convenient to many stores. Local and express buses a short walk away. Close to major highways and walking distance to Metro North for a 26-minute ride to GCS.

14. 2026-03-17
    listed $182,367 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: $43,130
• − Mortgage interest: −$10,215
• − Property taxes: −$2,736
• − Insurance: −$912
• − Repairs & maintenance: −$3,450
• − Management: −$3,450
• − Depreciation: −$5,305
• Taxable income: $17,061
• Est. tax owed @ 24.0%: −$4,095
• After-tax cash flow: $14,855/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 · 12 photos

Good 75/100 Cosmetic rehab

This two-bedroom condo is in good condition with updated kitchen and bathroom. It offers a good investment opportunity with potential for minor cosmetic upgrades to enhance its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Reorganizing furniture for better flow — Improves functionality and visual appeal
• Both Upgrading window treatments — Enhances natural light and privacy

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Reorganizing furniture for better flow — Improves functionality and visual appeal ↑
• Both Upgrading window treatments — Enhances natural light and privacy ↑

ⓘ 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): 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

+0.0% since first listed

2 events — show timeline

• 2026-03-18 Listed $182,367 RLS at REBNY
• 2026-03-17 Listed $182,367 OneKey® MLS as Distributed by MLS Grid