1015 Anderson Ave Unit 4C · New York, NY 10452

$115,000

1 bd · 1.0 ba · 780 sqft · Condo · 74 Days on market

Built 1922 ↓ 15% 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 +29.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Affordable HDFC Junior 4, 1-bedroom co-op in Highbridge, priced with its condition in mind. 1015 Anderson Ave #4C is a spacious, well-lit 1BR/1BA with a bonus room on the 4th floor of a walk-up, offering a great opportunity to customize and make it your own. Monthly maintenance is $903, with limited financing available. Pet friendly, too. Conveniently located near Yankee Stadium and the 4 train, the home is also close to Macombs Dam Park, which offers basketball, soccer, and baseball fields, tennis courts, and walking paths. Approximately a 15-minute walk to the Macombs Dam Bridge for easy access into Upper Manhattan/Sugar Hill, and near Bronx Terminal Market with Burlington, Home Depot, BJ

Key facts

• Built 1922
• Listed 73 days

Property features AI

Finance

• HOA & community: Association: 1015 ANDERSON AVENUE HDFC

Exterior

• Parking: No carport; No dedicated parking
• Utilities: Con Edison electric service; Public sewer; Electricity and natural gas connected
• Home design: Stock cooperative; Entry level: 4; Total stories in building: 6; Located between 3rd and 5th floors
• Construction: Brick construction; Brick/mortar foundation
• Exterior features: Not waterfront; Building located on Anderson Ave between W 164th St. and W 165th St.

Interior

• Kitchen: Gas range; Microwave
• Bedrooms: Located between the 3rd and 5th floors; Pets allowed
• Flooring: Ceramic tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Radiant heating; Wall/window air conditioning units
• Interior features: Built-in features; Entrance foyer; Aluminum-framed windows; No basement
• Laundry & utility: Utilities connected: electricity and natural gas

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $115k.

Deal economics

• At list price, monthly cash flow is $393 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $115k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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: 42 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 6,929 units permitted in Bronx County in 2024 (6,829 in 5+ unit buildings).
• At $2,617/mo this rent would consume 76% of the median local household income ($41k/yr) (locally 10080% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $5k of equity ($795 loan paydown + $4k appreciation (3.5% local appreciation)).
• Bronx County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.5% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y 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: HOA is 34% of rent; built in 1922 — 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 $108,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 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 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 2.28% ✓
• Cap rate: 10.39%
• Cash-on-cash: 14.64%
• DSCR: 1.65
• GRM: 3.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.51% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.6%
• Equity multiple: 2.32×
• Total profit: $42,584
• Equity at exit: $55,044

10-year hold

• IRR: 23.3%
• Equity multiple: 4.53×
• Total profit: $113,551
• Equity at exit: $87,518

Cash invested: $32,200 (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 10452

• Home prices YoY: 2.4%
• Active inventory: 42
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $2,617 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA est. from 1 same-building comp: −$880
• Vacancy / Maint / Mgmt: −$550
• Net cashflow: $393

Break-even live

Break-even rent $2,120

Max offer price $115,000

Occupancy floor 80%

Sensitivity live

Price	-10% $472	-5% $433	+0% $393	+5% $353	+10% $313
Rent	-10% $186	-5% $289	+0% $393	+5% $496	+10% $600
Rate	-1.0pp $451	-0.5pp $422	base $393	+0.5pp $363	+1.0pp $333

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
40 Pinehurst Ave Ph 7B New York, NY	2.0	2.0	1043	$5,200	$4.99	12d	1	1.34mi

HOA detail condo

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

Listing history 25 events

1. 2026-06-21
   days on market $115,000 Active 74 DOM
2. 2026-06-18
   days on market $115,000 Active 71 DOM
3. 2026-06-17
   days on market $115,000 Active 70 DOM
4. 2026-06-15
   days on market $115,000 Active 68 DOM
5. 2026-06-13
   days on market $115,000 Active 66 DOM
6. 2026-06-10
   days on market $115,000 Active 62 DOM
7. 2026-06-08
   days on market $115,000 Active 61 DOM
8. 2026-06-08
   days on market $115,000 Active 60 DOM
9. 2026-06-04
   days on market $115,000 Active 57 DOM
10. 2026-06-03
    days on market $115,000 Active 56 DOM
11. 2026-06-01
    days on market $115,000 Active 54 DOM
12. 2026-05-31
    days on market $115,000 Active 53 DOM
13. 2026-04-09
    listed $115,000 Active
14. 2026-04-01
    historical $115,000
15. 2024-05-02
    price $85,000
16. 2024-04-11
    price $99,000
17. 2024-03-05
    listed $109,000 Active
18. 2023-10-04
    historical $2,000
19. 2023-09-13
    listed $2,000
20. 2023-09-12
    price $99,000
21. 2023-08-13
    listed $119,000 Active
22. 2019-07-27
    historical
23. 2019-03-13
    price $109,000
24. 2018-12-09
    price $120,000
25. 2018-11-12
    listed $135,000 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 · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,405
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$2,512
• − Management: −$2,512
• − HOA: −$10,560
• − Depreciation: −$3,345
• Taxable income: $3,733
• Est. tax owed @ 24.0%: −$896
• After-tax cash flow: $3,817/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): 75,682
• Household income: $41,288
• Rent vs Own: 96.7% rent · 3.3% own
• Severe rent burden: 10080.0

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: Predominantly Hispanic (65%)
• Race & ethnicity: Hispanic / Latino 65% Black 28% Two or more races 14% White 3%
• Hispanic origin (detail): Mexican 8% Puerto Rican 15% Dominican 34%
• Foreign-born: 37% · Canada
• Languages at home: 32% English-only · Spanish 58% French/Haitian/Cajun 2% Other Indo-European 1%

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: ▲ 3.51%
• Current HPI: 153.1372
• 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

-14.8% since first listed

13 events — show timeline

• 2026-04-09 Listed $115,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-01 Coming Soon $115,000 OneKey® MLS as Distributed by MLS Grid
• 2024-05-02 Price Changed $85,000 OneKey® MLS as Distributed by MLS Grid
• 2024-04-11 Price Changed $99,000 OneKey® MLS as Distributed by MLS Grid
• 2024-03-05 Listed $109,000 OneKey® MLS as Distributed by MLS Grid
• 2023-10-04 Rental Removed $2,000 ONEKEY
• 2023-09-13 Listed for Rent $2,000 ONEKEY
• 2023-09-12 Price Changed $99,000 OneKey® MLS as Distributed by MLS Grid
• 2023-08-13 Listed $119,000 OneKey® MLS as Distributed by MLS Grid
• 2019-07-27 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2019-03-13 Price Changed $109,000 OneKey® MLS as Distributed by MLS Grid
• 2018-12-09 Price Changed $120,000 OneKey® MLS as Distributed by MLS Grid
• 2018-11-12 Listed $135,000 OneKey® MLS as Distributed by MLS Grid