6535 Broadway Unit 2E · New York, NY 10471

$170,000

1 bd · 1.0 ba · 750 sqft · Condo · 90 Days on market

Built 1969 ↓ 6% 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 +29.6/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• 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

Enjoy this beautiful 1-bedroom coop in a prime location that perfectly balances city convenience with nature's serenity. From the comfort of your bedroom, you can take in views of Van Cortlandt Park. With public transportation and parkways right at your doorstep, commuting to downtown or escaping to nature for a weekend getaway is effortless. This stunning unit is ready for occupancy, offering the ideal blend of style and functionality. Don't miss this rare opportunity to own your dream home—schedule a viewing today!

Key facts

• Parkways
• Built 1969
• Listed 89 days

Tags

• VIEWS OF VAN CORTLANDT PARK
• PUBLIC TRANSPORTATION
• PARKWAYS

Property features AI

Exterior

• Parking: No carport; Parking: waitlist
• Utilities: Con-Edison electric service; Public sewer; Cable available; Electricity connected; Sewer connected; Trash collection (public); Water connected
• Home design: Stock cooperative; Entry level: 1
• Construction: Brick construction
• Exterior features: Brick exterior; Not waterfront

Interior

• Kitchen: Convection oven; Refrigerator
• Bedrooms: 3 rooms total (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall/window air conditioning units; Heating: see remarks / other
• Interior features: Other interior features; Second floor location
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $545 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $160k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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; 10 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 $48k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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.
• Climate carrying-cost: major flood risk; 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 $159,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 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 1969 — 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. 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. 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.
10. 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.
11. 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: 1.33% ✓
• Cap rate: 10.61%
• Cash-on-cash: 15.41%
• DSCR: 1.69
• GRM: 6.3

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: $7,239
• Equity at exit: $25,348

10-year hold

• IRR: 13.5%
• Equity multiple: 2.08×
• Total profit: $51,304
• Equity at exit: $14,698

Cash invested: $47,600 (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: 6.3×

Monthly cashflow live

• Estimated rent: $2,261 high
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,550/yr
• Insurance: −$71
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $545

Break-even live

Break-even rent $1,571

Max offer price $170,000

Occupancy floor 71%

Sensitivity live

Price	-10% $662	-5% $604	+0% $545	+5% $486	+10% $428
Rent	-10% $366	-5% $456	+0% $545	+5% $634	+10% $724
Rate	-1.0pp $631	-0.5pp $588	base $545	+0.5pp $501	+1.0pp $456

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 10 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	0.49mi
36 Bruce Ave Yonkers, NY	1.0	1.0	625	$1,785	$2.86	45d	1	0.66mi
57 Putnam Ave Yonkers, NY	2.0	1.0	900	$3,000	$3.33	23d	1	0.76mi
57 Putnam Ave Yonkers, NY	2.0	1.0	900	$3,000	$3.33	13d	1	0.76mi
130 Harrison Ave Yonkers, NY	1.0	1.0	650	$1,900	$2.92	45d	1	0.95mi
675 McLean Ave Unit 006H Yonkers, NY	1.0	1.0	577	$2,071	$3.59	6d	1	1.07mi
117 Morris St Yonkers, NY	1.0	1.0	700	$2,000	$2.86	6d	1	1.09mi
280 Hawthorne Ave Yonkers, NY	1.0	1.0	700	$2,100	$3.00	8d	2	1.12mi
14 Highland Ave Unit 2A Yonkers, NY	1.0	1.0	1000	$1,500	$1.50	20d	1	1.20mi
212 Buena Vista Ave Unit 3F Yonkers, NY	1.0	1.0	800	$2,100	$2.62	20d	1	1.48mi

HOA detail condo

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

Listing history 23 events

1. 2026-06-21
   days on market $170,000 Active 90 DOM
2. 2026-06-18
   days on market $170,000 Active 87 DOM
3. 2026-06-17
   days on market $170,000 Active 86 DOM
4. 2026-06-15
   days on market $170,000 Active 84 DOM
5. 2026-06-13
   days on market $170,000 Active 82 DOM
6. 2026-06-10
   days on market $170,000 Active 78 DOM
7. 2026-06-08
   days on market $170,000 Active 77 DOM
8. 2026-06-08
   days on market $170,000 Active 76 DOM
9. 2026-06-04
   days on market $170,000 Active 73 DOM
10. 2026-06-03
    days on market $170,000 Active 72 DOM
11. 2026-06-01
    days on market $170,000 Active 70 DOM
12. 2026-05-31
    days on market $170,000 Active 69 DOM
13. 2026-03-23
    listed $170,000 Active
14. 2026-03-23
    historical
15. 2025-11-17
    listed $170,000 Active
16. 2025-07-26
    historical
17. 2025-03-13
    status Active
18. 2025-03-08
    historical
19. 2025-02-27
    price $169,999
20. 2024-10-09
    status Active
21. 2024-09-22
    historical
22. 2024-08-05
    price $179,000
23. 2023-09-22
    listed $180,000 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 7/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $27,133
• − Mortgage interest: −$9,523
• − Property taxes: −$2,550
• − Insurance: −$1,648
• − Repairs & maintenance: −$2,171
• − Management: −$2,171
• − Depreciation: −$4,945
• Taxable income: $4,126
• Est. tax owed @ 24.0%: −$990
• After-tax cash flow: $5,550/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

-5.6% since first listed

11 events — show timeline

• 2026-03-23 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-03-23 Listed $170,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-17 Listed $170,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-26 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-03-13 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-03-08 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-02-27 Price Changed $169,999 OneKey® MLS as Distributed by MLS Grid
• 2024-10-09 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2024-09-22 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-08-05 Price Changed $179,000 OneKey® MLS as Distributed by MLS Grid
• 2023-09-22 Listed $180,000 OneKey® MLS as Distributed by MLS Grid