5645 Netherland Ave Unit 6E · New York, NY 10463

$180,000

1 bd · 1.0 ba · 750 sqft · Condo · 60 Days on market

Built 1949

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Why this score? — see what drove the F 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 +7.6/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Cash flow +3.3/30.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sunny and charming top-floor one-bedroom apartment with open views in North Riverdale! This quiet, top-floor residence features original hardwood floors and classic architectural details. The separate bedroom offers a peaceful retreat, while the open living and dining area creates a comfortable flow for everyday living. Enjoy your morning coffee overlooking treetops and sky. Priced at $180,000, this is a fantastic opportunity to own a co-op near Manhattan. The apartment includes a spacious living room with open views, a windowed, separate kitchen, and a well-proportioned bedroom. Maintenance is $995.74 and includes electricity, taxes, heat, and hot water. This home is located on the top floor of the Netherland Gardens complex. Amenities include on-site laundry, a common outdoor space, storage, and parking (available for a fee, when available), as well as a private children's playground. The beautifully manicured gardens feature benches for relaxing and enjoying the surroundings. A community room is also available for private events. The building does not allow dogs; cats are permitted. A 20% down payment is required, and the maximum debt-to-income ratio is 25%. Conveniently located near local and express buses, Metro-North (approximately 25 minutes to Grand Central), schools, parks, and a variety of shops and restaurants. Don't wait-schedule your appointment today. Why rent when you can own?

Key facts

• Open views
• Separate kitchen
• Manicured gardens

Tags

• TOP FLOOR
• OPEN VIEWS
• ORIGINAL HARDWOOD FLOORS
• CLASSIC ARCHITECTURAL DETAILS
• SEPARATE KITCHEN
• MANICURED GARDENS

Property features AI

Exterior

• Parking: Garage; Off-street parking; Waitlist for parking
• Utilities: Public sewer; Utilities: see remarks
• Home design: Stock cooperative; Entry on 6th level
• Construction: Brick construction
• Exterior features: Brick exterior; Not waterfront

Interior

• Kitchen: Other appliances
• Bedrooms: 3 rooms total (includes bedrooms and living areas)
• Bathrooms: 1 full bathroom
• Heating & cooling: Radiant heating; Wall/Window air conditioning units
• Interior features: Other interior features
• Laundry & utility: See remarks for utilities

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $180k.

Deal economics

• At list price, monthly cash flow is $-557 ($-7k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.

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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 6,929 units permitted in Bronx County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 36% of the median local income ($75k/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 $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.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y 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 $153k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 49% 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 $174,600 (3.0% 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 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
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: 1.26% ✓
• Cap rate: 2.58%
• Cash-on-cash: -13.26%
• DSCR: 0.41
• GRM: 6.6

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: -28.5%
• Equity multiple: -0.03×
• Total profit: $-51,905
• Equity at exit: $26,839

10-year hold

• IRR: -7.4%
• Equity multiple: 0.34×
• Total profit: $-33,254
• Equity at exit: $15,563

Cash invested: $50,400 (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: 6.6×

Monthly cashflow live

• Estimated rent: $2,275 high
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA est. from 2 same-building comps: −$1,110
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $-557

Break-even live

Break-even rent $2,980

Max offer price $99,404

Occupancy floor —

Sensitivity live

Price	-10% $-433	-5% $-495	+0% $-557	+5% $-619	+10% $-681
Rent	-10% $-737	-5% $-647	+0% $-557	+5% $-467	+10% $-377
Rate	-1.0pp $-466	-0.5pp $-511	base $-557	+0.5pp $-604	+1.0pp $-651

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: $45,000
• Closing costs: $5,400
• 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	0.91mi
249 McLean Ave Unit 1B Yonkers, NY	1.0	1.0	700	$2,500	$3.57	19d	1	0.91mi
117 Morris St Yonkers, NY	1.0	1.0	700	$2,000	$2.86	6d	1	1.15mi
280 Hawthorne Ave Yonkers, NY	1.0	1.0	700	$2,100	$3.00	8d	2	1.17mi
57 Putnam Ave Yonkers, NY	2.0	1.0	900	$3,000	$3.33	23d	1	1.21mi
57 Putnam Ave Yonkers, NY	2.0	1.0	900	$3,000	$3.33	12d	1	1.21mi
14 Highland Ave Unit 2A Yonkers, NY	1.0	1.0	1000	$1,500	$1.50	20d	1	1.37mi
130 Harrison Ave Yonkers, NY	1.0	1.0	650	$1,900	$2.92	45d	1	1.38mi

HOA detail condo

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

Listing history 24 events

1. 2026-06-21
   days on market $180,000 Active 60 DOM
2. 2026-06-18
   days on market $180,000 Active 57 DOM
3. 2026-06-17
   days on market $180,000 Active 56 DOM
4. 2026-06-16
   days on market $180,000 Active 55 DOM
5. 2026-06-15
   days on market $180,000 Active 54 DOM
6. 2026-06-13
   days on market $180,000 Active 52 DOM
7. 2026-06-10
   days on market $180,000 Active 48 DOM
8. 2026-06-08
   days on market $180,000 Active 47 DOM
9. 2026-06-08
   days on market $180,000 Active 46 DOM
10. 2026-06-04
    days on market $180,000 Active 43 DOM
11. 2026-06-03
    days on market $180,000 Active 42 DOM
12. 2026-06-01
    days on market $180,000 Active 40 DOM
13. 2026-05-31
    days on market $180,000 Active 39 DOM
14. 2026-04-22
    listed $180,000 Active

    Show marketing remark (1421 chars)

    Sunny and charming top-floor one-bedroom apartment with open views in North Riverdale! This quiet, top-floor residence features original hardwood floors and classic architectural details. The separate bedroom offers a peaceful retreat, while the open living and dining area creates a comfortable flow for everyday living. Enjoy your morning coffee overlooking treetops and sky. Priced at $180,000, this is a fantastic opportunity to own a co-op near Manhattan. The apartment includes a spacious living room with open views, a windowed, separate kitchen, and a well-proportioned bedroom. Maintenance is $995.74 and includes electricity, taxes, heat, and hot water. This home is located on the top floor of the Netherland Gardens complex. Amenities include on-site laundry, a common outdoor space, storage, and parking (available for a fee, when available), as well as a private children's playground. The beautifully manicured gardens feature benches for relaxing and enjoying the surroundings. A community room is also available for private events. The building does not allow dogs; cats are permitted. A 20% down payment is required, and the maximum debt-to-income ratio is 25%. Conveniently located near local and express buses, Metro-North (approximately 25 minutes to Grand Central), schools, parks, and a variety of shops and restaurants. Don't wait-schedule your appointment today. Why rent when you can own?

15. 2026-04-22
    listed $180,000 Active 1421-char remark

    Show marketing remark (1421 chars)

    Sunny and charming top-floor one-bedroom apartment with open views in North Riverdale! This quiet, top-floor residence features original hardwood floors and classic architectural details. The separate bedroom offers a peaceful retreat, while the open living and dining area creates a comfortable flow for everyday living. Enjoy your morning coffee overlooking treetops and sky. Priced at $180,000, this is a fantastic opportunity to own a co-op near Manhattan. The apartment includes a spacious living room with open views, a windowed, separate kitchen, and a well-proportioned bedroom. Maintenance is $995.74 and includes electricity, taxes, heat, and hot water. This home is located on the top floor of the Netherland Gardens complex. Amenities include on-site laundry, a common outdoor space, storage, and parking (available for a fee, when available), as well as a private children's playground. The beautifully manicured gardens feature benches for relaxing and enjoying the surroundings. A community room is also available for private events. The building does not allow dogs; cats are permitted. A 20% down payment is required, and the maximum debt-to-income ratio is 25%. Conveniently located near local and express buses, Metro-North (approximately 25 minutes to Grand Central), schools, parks, and a variety of shops and restaurants. Don't wait-schedule your appointment today. Why rent when you can own?

16. 2017-12-29
    soldstatus $153,000 Sold 125-char remark

    Show marketing remark (125 chars)

    1 bedroom/1bath with north/west views. Top floor unit with hardwood floors, partially renovated kitchen and generous closets.

17. 2017-12-29
    soldstatus Closed

    Show marketing remark (125 chars)

    1 bedroom/1bath with north/west views. Top floor unit with hardwood floors, partially renovated kitchen and generous closets.

18. 2017-12-22
    soldstatus $157,000
19. 2017-11-15
    historical Pending 125-char remark

    Show marketing remark (125 chars)

    1 bedroom/1bath with north/west views. Top floor unit with hardwood floors, partially renovated kitchen and generous closets.

20. 2017-11-14
    historical Contract Signed
21. 2017-11-14
    price $157,000
22. 2017-09-18
    listed $157,000 Active

    Show marketing remark (125 chars)

    1 bedroom/1bath with north/west views. Top floor unit with hardwood floors, partially renovated kitchen and generous closets.

23. 2017-09-18
    listed $157,000 Active 125-char remark

    Show marketing remark (125 chars)

    1 bedroom/1bath with north/west views. Top floor unit with hardwood floors, partially renovated kitchen and generous closets.

24. 2017-09-18
    listed $153,000

    Show marketing remark (125 chars)

    1 bedroom/1bath with north/west views. Top floor unit with hardwood floors, partially renovated kitchen and generous closets.

ⓘ 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: $27,296
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$2,184
• − Management: −$2,184
• − HOA: −$13,320
• − Depreciation: −$5,236
• Taxable loss: −$9,311
• Est. tax savings @ 24.0%: +$2,235
• After-tax cash flow: $-4,449/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): 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

+17.6% since first listed

11 events — show timeline

• 2026-04-22 Listed $180,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-22 Listed $180,000 RLS at REBNY
• 2017-12-29 Sold (MLS) $153,000 OneKey® MLS as Distributed by MLS Grid
• 2017-12-29 Sold (MLS) — RLS at REBNY
• 2017-12-22 Sold (MLS) $157,000 RLS at REBNY
• 2017-11-15 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2017-11-14 Contingent — RLS at REBNY
• 2017-11-14 Price Changed $157,000 RLS at REBNY
• 2017-09-18 Listed $157,000 RLS at REBNY
• 2017-09-18 Listed $157,000 OneKey® MLS as Distributed by MLS Grid
• 2017-09-18 Listed $153,000 RLS at REBNY