8 Fordham Hill Oval Unit 6B · New York, NY 10468

$170,000

2 bd · 1.0 ba · 863 sqft · Condo · 150 Days on market

Built 1950 $1684/mo HOA · 41% of rent ↓ 35% 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 +25.0/30.0
• 1% rule +10.0/10.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• Schools +5.0/10.0
• Rent growth +4.2/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0

Listing remarks

Fordham Hill Oval Cooperatives – A Rare Opportunity in University Heights! Discover this spacious 2-bedroom, 1-bath residence in the highly sought-after Fordham Hill Oval community. Unit 6B is attractively priced and offers a blank canvas for buyers eager to create a home tailored to their style. Enjoy the convenience of all-inclusive maintenance, covering heat, hot water, electricity, cooking gas, and taxes—an exceptional value rarely found. The community features 24/7 gated security, a fitness center, onsite management, laundry facilities, playground, garden seating, and a community room, providing comfort and peace of mind. Perfectly situated near Fordham Road shopping and di

Key facts

• Laundry facilities
• Fitness center
• Garden seating

Tags

• 24 7 GATED SECURITY
• FITNESS CENTER
• ONSITE MANAGEMENT
• LAUNDRY FACILITIES
• PLAYGROUND
• GARDEN SEATING

Property features AI

Finance

• HOA & community: Has association (Fordham Hill Oval Corp); Monthly association fee of $1,684.44; Association fee covers common area maintenance, electricity, gas, grounds care, heat, hot water, sewer, snow removal, trash and water; Community amenities include clubhouse, fitness center, gated entry, and playground

Exterior

• Parking: On-street parking
• Utilities: Public sewer; Cable available; Electricity connected; Natural gas connected; Public trash collection; Water connected
• Home design: Stock cooperative
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Refrigerator
• Bedrooms: Entry at level 6
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Other heating; Wall/window air conditioning units
• Interior features: Cathedral ceilings; Double vanity; Elevator access; Galley-style kitchen; High ceilings; Walk-through kitchen; Outdoor space
• Laundry & utility: No basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $372 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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: Rents rising fast (+6.7%/yr); 122 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 6,929 units permitted in Bronx County in 2024 (6,829 in 5+ unit buildings).
• At $4,090/mo this rent would consume 106% of the median local household income ($46k/yr) (locally 9659% 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 $2k of equity ($1k loan paydown + $856 appreciation (0.5% local appreciation)).
• Bronx County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.5% appreciation + 6.7% rent growth), your $48k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $69k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 41% of rent; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $149,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 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 1950 — 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: 2.41% ✓
• Cap rate: 8.92%
• Cash-on-cash: 9.38%
• DSCR: 1.42
• GRM: 3.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.5% appreciation · 6.7% rent growth · sell at horizon

5-year hold

• IRR: 15.8%
• Equity multiple: 1.83×
• Total profit: $39,664
• Equity at exit: $53,688

10-year hold

• IRR: 24.2%
• Equity multiple: 4.50×
• Total profit: $166,415
• Equity at exit: $68,096

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 10468

• Home prices YoY: 0.2%
• Rents YoY: 6.7%
• Active inventory: 122
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $4,090 medium
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,550/yr
• Insurance: −$71
• HOA: −$1,684
• Vacancy / Maint / Mgmt: −$859
• Net cashflow: $372

Break-even live

Break-even rent $3,619

Max offer price $170,000

Occupancy floor 86%

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 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
405 W 206th St Unit 1202E New York, NY	3.0	2.0	900	$6,250	$6.94	24d	1	0.50mi
2600 Netherland Ave Bronx, NY	1.0–3.0	1.0–2.5	1132	$3,938	$3.48	22d	3	1.08mi
2311 Crotona Ave Apt 1 Bronx, NY	3.0	1.0	950	$3,350	$3.53	20d	1	1.46mi
2311 Crotona Ave Apt 2 Bronx, NY	3.0	1.0	950	$3,350	$3.53	24d	1	1.46mi

HOA detail condo

• Monthly dues: $1,684 · $20,208/yr
• Likely covers: watergaselectricgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-15
   days on market $170,000 Active 150 DOM
2. 2026-06-13
   days on market $170,000 Active 148 DOM
3. 2026-06-10
   days on market $170,000 Active 144 DOM
4. 2026-06-08
   days on market $170,000 Active 143 DOM
5. 2026-06-04
   days on market $170,000 Active 139 DOM
6. 2026-06-03
   days on market $170,000 Active 138 DOM
7. 2026-06-01
   days on market $170,000 Active 136 DOM
8. 2026-05-31
   days on market $170,000 Active 135 DOM
9. 2026-05-11
   price $170,000
10. 2026-04-10
    price $189,000
11. 2026-03-16
    price $200,000
12. 2026-02-16
    price $225,000
13. 2026-01-16
    listed $239,000 Active
14. 2024-09-19
    status Pending
15. 2024-09-19
    historical
16. 2024-03-20
    listed $199,000 Active
17. 2023-11-25
    historical
18. 2023-07-14
    status Active
19. 2023-06-30
    historical
20. 2023-04-04
    status Active
21. 2023-03-31
    historical
22. 2023-01-30
    price $215,000
23. 2022-11-30
    price $240,000
24. 2022-10-26
    listed $260,000 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 · 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: $49,074
• − Mortgage interest: −$9,523
• − Property taxes: −$2,550
• − Insurance: −$850
• − Repairs & maintenance: −$3,926
• − Management: −$3,926
• − HOA: −$20,208
• − Depreciation: −$4,945
• Taxable income: $3,146
• Est. tax owed @ 24.0%: −$755
• After-tax cash flow: $3,707/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): 75,557
• Household income: $46,233
• Rent vs Own: 91.5% rent · 8.5% own
• Severe rent burden: 9659.0

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 (76%)
• Race & ethnicity: Hispanic / Latino 76% Black 17% Two or more races 15% White 3% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 10% Puerto Rican 11% Dominican 45%
• Common ancestry: Hispanic 1%
• Foreign-born: 46% · Canada, Vietnam, Jamaica
• Languages at home: 22% English-only · Spanish 69% French/Haitian/Cajun 1% 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: ▲ 0.50%
• Current HPI: 249.8923
• Rent YoY: ▲ 6.70%
• 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

-34.6% since first listed

16 events — show timeline

• 2026-05-11 Price Changed $170,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-10 Price Changed $189,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-16 Price Changed $200,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-16 Price Changed $225,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-16 Listed $239,000 OneKey® MLS as Distributed by MLS Grid
• 2024-09-19 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-09-19 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-03-20 Listed $199,000 OneKey® MLS as Distributed by MLS Grid
• 2023-11-25 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2023-07-14 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2023-06-30 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2023-04-04 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2023-03-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2023-01-30 Price Changed $215,000 OneKey® MLS as Distributed by MLS Grid
• 2022-11-30 Price Changed $240,000 OneKey® MLS as Distributed by MLS Grid
• 2022-10-26 Listed $260,000 OneKey® MLS as Distributed by MLS Grid