620 West 239th Unit 4A · New York, NY 10463

$239,000

1 bd · 1.0 ba · 900 sqft · Condo · 55 Days on market

Built 1953 Good condition

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Why this score? — see what drove the C+ 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 +23.2/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Immaculate Move In ready 1Bedroom 1 Bath Co-op unit with beautiful natural hardwood floors throughout, walk-in closets, sun drenched throughout, spacious living room, formal dining, kitchen and huge bedroom. Conveniently located steps away from shopping hubs, restaurants, public transportation, #1 Subway station, Manhattan College, Van Cortlandt Park, and major highways

Key facts

• Italian tilework
• Renovated kitchen
• Windowed bathroom

Tags

• RENOVATED KITCHEN
• GRANITE COUNTERTOPS
• SEPARATE DINING AREA
• WINDOWED BATHROOM
• ITALIAN TILEWORK
• EXTRA LARGE WALK-IN CLOSET

Property features AI

Finance

• HOA & community: Association: 620 Tenants Corp; Additional fees include a $47 special assessment

Exterior

• Parking: On-street parking; Has garage
• Security: Building security; Smoke detector(s); Video cameras
• Utilities: Con Edison electric; Natural gas connected; Public sewer; Public water; Trash collection (public); Underground utilities; Electricity connected; Sewer connected; Water connected
• Home design: Stock cooperative; Six-story building; Entry on level 4
• Construction: Block and brick construction; Full basement
• Exterior features: No waterfront; Measured living area

Interior

• Kitchen: Dishwasher; Gas oven; Microwave; Refrigerator
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Radiant heating; Wall/window air conditioning unit(s)
• Interior features: Ceiling fan(s); Chef's kitchen; Elevator access; Granite counters; Storage

🏢 Co-op / cooperative unit. The $239,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $239k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $433 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $239k).
• Recommended offer: $232k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: Rents rising fast (+11.6%/yr); 345 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 6,929 units permitted in Bronx County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 42% 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 $2k of loan paydown is wiped out by about $7k 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 $67k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($232k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $195k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $231,830 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.10% ✓
• Cap rate: 8.47%
• Cash-on-cash: 7.77%
• DSCR: 1.35
• GRM: 7.5

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: 1.1%
• Equity multiple: 1.04×
• Total profit: $2,844
• Equity at exit: $35,636

10-year hold

• IRR: 15.2%
• Equity multiple: 2.52×
• Total profit: $101,635
• Equity at exit: $20,664

Cash invested: $66,920 (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: 7.5×

Monthly cashflow live

• Estimated rent: $2,639 medium
• Mortgage (P&I): −$1,253
• Tax est. 1.5%: −$299 /mo · $3,585/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$554
• Net cashflow: $433

Break-even live

Break-even rent $2,091

Max offer price $239,000

Occupancy floor 79%

Sensitivity live

Price	-10% $598	-5% $516	+0% $433	+5% $351	+10% $268
Rent	-10% $225	-5% $329	+0% $433	+5% $537	+10% $642
Rate	-1.0pp $553	-0.5pp $494	base $433	+0.5pp $371	+1.0pp $308

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2600 Netherland Ave Bronx, NY	1.0–3.0	1.0–2.5	1132	$2,775	$2.45	24d	3	0.72mi

HOA detail condo

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

Listing history 17 events

1. 2026-06-10
   statusdays on market $239,000 Pending 55 DOM
2. 2026-06-08
   days on market $239,000 Active 54 DOM
3. 2026-06-08
   days on market $239,000 Active 53 DOM
4. 2026-06-04
   days on market $239,000 Active 50 DOM
5. 2026-06-03
   days on market $239,000 Active 49 DOM
6. 2026-06-01
   days on market $239,000 Active 47 DOM
7. 2026-05-31
   days on market $239,000 Active 46 DOM
8. 2026-04-29
   price $239,000
9. 2026-04-15
   price $249,000
10. 2026-04-14
    listed $239,000 Active
11. 2022-10-31
    soldstatus $195,000 Closed 372-char remark

    Show marketing remark (372 chars)

    Immaculate Move In ready 1Bedroom 1 Bath Co-op unit with beautiful natural hardwood floors throughout, walk-in closets, sun drenched throughout, spacious living room, formal dining, kitchen and huge bedroom. Conveniently located steps away from shopping hubs, restaurants, public transportation, #1 Subway station, Manhattan College, Van Cortlandt Park, and major highways

12. 2022-08-11
    status Pending 372-char remark

    Show marketing remark (372 chars)

    Immaculate Move In ready 1Bedroom 1 Bath Co-op unit with beautiful natural hardwood floors throughout, walk-in closets, sun drenched throughout, spacious living room, formal dining, kitchen and huge bedroom. Conveniently located steps away from shopping hubs, restaurants, public transportation, #1 Subway station, Manhattan College, Van Cortlandt Park, and major highways

13. 2022-07-11
    historical

    Show marketing remark (372 chars)

    Immaculate Move In ready 1Bedroom 1 Bath Co-op unit with beautiful natural hardwood floors throughout, walk-in closets, sun drenched throughout, spacious living room, formal dining, kitchen and huge bedroom. Conveniently located steps away from shopping hubs, restaurants, public transportation, #1 Subway station, Manhattan College, Van Cortlandt Park, and major highways

14. 2022-07-11
    listed $199,000 Active 372-char remark

    Show marketing remark (372 chars)

    Immaculate Move In ready 1Bedroom 1 Bath Co-op unit with beautiful natural hardwood floors throughout, walk-in closets, sun drenched throughout, spacious living room, formal dining, kitchen and huge bedroom. Conveniently located steps away from shopping hubs, restaurants, public transportation, #1 Subway station, Manhattan College, Van Cortlandt Park, and major highways

15. 2022-05-04
    status Pending
16. 2022-04-07
    price $199,000
17. 2022-03-02
    listed $209,000 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 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 · 13 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: $31,668
• − Mortgage interest: −$13,388
• − Property taxes: −$3,585
• − Insurance: −$1,195
• − Repairs & maintenance: −$2,533
• − Management: −$2,533
• − Depreciation: −$6,953
• Taxable income: $1,480
• Est. tax owed @ 24.0%: −$355
• After-tax cash flow: $4,842/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 80/100 Cosmetic rehab

This beautifully renovated 1-bedroom, 1-bath co-op unit is move-in ready with modern finishes and ample natural light. The well-maintained exterior and interior make it an attractive investment.

Value-add opportunities

• Both Painting the exterior brick facade — Enhances curb appeal and value
• Both Reorganizing the living room furniture — Maximizes space and aesthetics
• Resale Upgrading the kitchen appliances — Modernizes the kitchen and attracts buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior brick facade — Enhances curb appeal and value ↑
• Both Reorganizing the living room furniture — Maximizes space and aesthetics ↑
• Resale Upgrading the kitchen appliances — Modernizes the kitchen and attracts buyers ↑

ⓘ 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

+14.4% since first listed

10 events — show timeline

• 2026-04-29 Price Changed $239,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-15 Price Changed $249,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-14 Listed $239,000 OneKey® MLS as Distributed by MLS Grid
• 2022-10-31 Sold (MLS) $195,000 OneKey® MLS as Distributed by MLS Grid
• 2022-08-11 Pending — OneKey® MLS as Distributed by MLS Grid
• 2022-07-11 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2022-07-11 Listed $199,000 OneKey® MLS as Distributed by MLS Grid
• 2022-05-04 Pending — OneKey® MLS as Distributed by MLS Grid
• 2022-04-07 Price Changed $199,000 OneKey® MLS as Distributed by MLS Grid
• 2022-03-02 Listed $209,000 OneKey® MLS as Distributed by MLS Grid