5640 Netherland Ave Unit 1B · New York, NY 10471

$174,900

1 bd · 1.0 ba · 750 sqft · Condo · 289 Days on market

Built 1949

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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 +28.3/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Netherland Gardens, where charm meets convenience. This sun-filled one-bedroom home blends classic pre-war character with thoughtful modern updates. The spacious living room enjoys serene garden views, while the kitchen offers sleek cabinetry, generous counter space, and room to cook and entertain with ease. The king-sized bedroom is a quiet retreat, complete with ample closets for smart storage. Monthly maintenance is $1,115.05, which covers basic maintenance ($918.85), parking ($100), electricity ($50), and a special assessment ($46.20)—offering exceptional value and peace of mind. Netherland Gardens is a beautifully landscaped, park-like community with on-site management

Key facts

• Garage
• Built 1949
• Listed 288 days

Property features AI

Finance

• HOA & community: Monthly association fee; Association fee includes electricity

Exterior

• Parking: 1-car garage; No carport
• Utilities: Public sewer; Electricity connected; Natural gas connected
• Home design: Stock cooperative
• Construction: Brick exterior
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: Total rooms: 4
• Bathrooms: 1 full bathroom
• Heating & cooling: Steam heating; Wall/window air conditioning units
• Interior features: First-floor bedroom; Finished full basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $559 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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: 201 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $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 + 3.0% rent growth), your $49k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 289 days — a 12% lower offer ($154k) 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: 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 $153,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 289 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — 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: 1.28% ✓
• Cap rate: 10.13%
• Cash-on-cash: 13.71%
• DSCR: 1.61
• GRM: 6.5

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: 3.9%
• Equity multiple: 1.15×
• Total profit: $7,326
• Equity at exit: $26,078

10-year hold

• IRR: 13.4%
• Equity multiple: 2.07×
• Total profit: $52,400
• Equity at exit: $15,122

Cash invested: $48,972 (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: 6.5×

Monthly cashflow live

• Estimated rent: $2,238 high
• Mortgage (P&I): −$917
• Tax est. 1.5%: −$219 /mo · $2,624/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $559

Break-even live

Break-even rent $1,530

Max offer price $174,900

Occupancy floor 70%

Sensitivity live

Price	-10% $680	-5% $620	+0% $559	+5% $499	+10% $439
Rent	-10% $383	-5% $471	+0% $559	+5% $648	+10% $736
Rate	-1.0pp $648	-0.5pp $604	base $559	+0.5pp $514	+1.0pp $468

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
249 McLean Ave Unit 1B Yonkers, NY	1.0	1.0	700	$2,500	$3.57	19d	1	0.95mi
36 Bruce Ave Yonkers, NY	1.0	1.0	625	$1,785	$2.86	44d	1	0.97mi
117 Morris St Yonkers, NY	1.0	1.0	700	$2,000	$2.86	6d	1	1.22mi
280 Hawthorne Ave Yonkers, NY	1.0	1.0	700	$2,100	$3.00	8d	2	1.24mi
57 Putnam Ave Yonkers, NY	2.0	1.0	900	$3,000	$3.33	12d	1	1.24mi
57 Putnam Ave Yonkers, NY	2.0	1.0	900	$3,000	$3.33	23d	1	1.24mi
130 Harrison Ave Yonkers, NY	1.0	1.0	650	$1,900	$2.92	44d	1	1.42mi
14 Highland Ave Unit 2A Yonkers, NY	1.0	1.0	1000	$1,500	$1.50	20d	1	1.43mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: electric
• ⚠ Special-assessment mentions:

  …Monthly maintenance is $1,115.05, which covers basic maintenance ($918.85), parking ($100), electricity ($50), and a special assessment ($46.20)—offering exceptional value and peace of mind. Netherland Gardens is a beautifully landscaped, park-like…

Listing history 17 events

1. 2026-06-21
   days on market $174,900 Active 289 DOM
2. 2026-06-18
   days on market $174,900 Active 286 DOM
3. 2026-06-17
   days on market $174,900 Active 285 DOM
4. 2026-06-15
   days on market $174,900 Active 283 DOM
5. 2026-06-13
   days on market $174,900 Active 281 DOM
6. 2026-06-10
   days on market $174,900 Active 277 DOM
7. 2026-06-08
   days on market $174,900 Active 276 DOM
8. 2026-06-03
   days on market $174,900 Active 271 DOM
9. 2026-06-01
   days on market $174,900 Active 269 DOM
10. 2026-05-31
    days on market $174,900 Active 268 DOM
11. 2026-05-01
    status Active
12. 2026-05-01
    historical
13. 2026-03-10
    status Active
14. 2026-03-01
    historical
15. 2025-08-29
    listed $174,900 Active
16. 2025-08-25
    price $174,900
17. 2025-08-25
    historical $164,900

ⓘ 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: $26,858
• − Mortgage interest: −$9,797
• − Property taxes: −$2,624
• − Insurance: −$874
• − Repairs & maintenance: −$2,149
• − Management: −$2,149
• − Depreciation: −$5,088
• Taxable income: $4,178
• Est. tax owed @ 24.0%: −$1,003
• After-tax cash flow: $5,711/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

+6.1% since first listed

7 events — show timeline

• 2026-05-01 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-05-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-03-10 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-03-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-08-29 Listed $174,900 OneKey® MLS as Distributed by MLS Grid
• 2025-08-25 Price Changed $174,900 OneKey® MLS as Distributed by MLS Grid
• 2025-08-25 Coming Soon $164,900 OneKey® MLS as Distributed by MLS Grid