758 Brady Ave #411 · New York, NY 10462

$195,000

2 bd · 1.0 ba · 750 sqft · Townhouse · 62 Days on market

Built 1932 Est $173k · 13% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.0/10.0
• Rent growth +4.9/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• ARV discount +1.9/15.0
• Appreciation +0.0/10.0

Listing remarks

Available - Available - Available Welcome to 758 Brady Ave – A Classic Tudor-style Apartment for sale is nestled in the historic Pelham Parkway area of the Bronx. This unique and renovated apartment offers a 2-Bedroom + an additional Home Office Space, Newly Installed Appliances, Kitchen & Bath. Situated in a well-maintained elevator building, and welcoming lobby, it also boast on-site laundry facilities, a professional management company, and responsive board. A pet-friendly building, this apartment is perfect anyone seeking comfort and tranquility. It is conveniently located near major Public Transportation while boasting neighborhood amenities like shops, parks, restaurants,

Key facts

• Tudor style
• Renovated apartment
• Built 1932

Tags

• TUDOR STYLE
• HISTORIC PELHAM PARKWAY
• RENOVATED APARTMENT
• ON-SITE LAUNDRY FACILITIES
• PET FRIENDLY BUILDING
• MAJOR PUBLIC TRANSPORTATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $195k.

Deal economics

• At list price, monthly cash flow is $987 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $195k).
• Recommended offer: $183k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.4% 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: Rents rising fast (+9.4%/yr); 189 active listings in the ZIP; 3 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 $2,956/mo this rent would consume 58% of the median local household income ($61k/yr) (locally 7650% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 $55k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $22k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1932 — 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 $183,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 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 1932 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.52% ✓
• Cap rate: 12.37%
• Cash-on-cash: 21.70%
• DSCR: 1.97
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $173,250
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2102 Holland Ave Unit 6A	0.09mi	1/1.0 (-1)	750 (0%)	8mo	$155,000	$207	85
762 Brady Ave #221	0.04mi	1/1.0 (-1)	800 (+7%)	0mo	$190,000	$238	82
2104 Holland Ave Unit 4H	0.09mi	1/1.0 (-1)	800 (+7%)	2mo	$185,000	$231	78
2102 Holland Ave Unit 1E	0.09mi	1/1.0 (-1)	700 (-7%)	2mo	$153,000	$219	78
2165 Matthews Ave Unit 1G	0.26mi	1/1.0 (-1)	750 (0%)	7mo	$140,000	$187	77
2190 Boston Rd Unit 3F	0.35mi	1/1.0 (-1)	750 (0%)	5mo	$200,000	$267	74
760 Brady Ave #117	0.01mi	2/1.0	850 (+13%)	4mo	$195,000	$229	74
2090 Barnes Ave Unit 6A	0.11mi	1/1.0 (-1)	800 (+7%)	6mo	$185,000	$231	74
2165 Matthews Ave Unit 2G	0.26mi	1/1.0 (-1)	800 (+7%)	7mo	$150,000	$188	66
2080 Barnes Ave Unit 3H	0.10mi	1/1.0 (-1)	850 (+13%)	4mo	$160,000	$188	65
601 Pelham Pkwy N #514	0.47mi	1/1.0 (-1)	795 (+6%)	7mo	$239,000	$301	58
610 Waring Ave Unit 2H	0.67mi	2/1.0	857 (+14%)	0mo	$358,000	$418	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 19.9%
• Equity multiple: 1.86×
• Total profit: $46,946
• Equity at exit: $29,075

10-year hold

• IRR: 31.4%
• Equity multiple: 4.54×
• Total profit: $193,119
• Equity at exit: $16,860

Cash invested: $54,600 (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 10462

• Home prices YoY: -10.4%
• Rents YoY: 9.4%
• Active inventory: 189
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,956 medium
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$621
• Net cashflow: $987

Break-even live

Break-even rent $1,706

Max offer price $195,000

Occupancy floor 62%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1250 Pelham Pkwy S Unit B Bronx, NY	1.0	1.0	725	$2,850	$3.93	24d	1	0.84mi
2311 Crotona Ave Apt 2 Bronx, NY	3.0	1.0	950	$3,350	$3.53	24d	1	1.03mi
2311 Crotona Ave Apt 1 Bronx, NY	3.0	1.0	950	$3,350	$3.53	20d	1	1.03mi

Listing history 18 events

1. 2026-02-19
   status Pending
2. 2026-02-12
   price $195,000
3. 2026-02-12
   status Active
4. 2025-10-30
   status Pending
5. 2025-10-21
   price $197,000
6. 2025-10-11
   status Active
7. 2025-10-11
   price $200,000
8. 2025-09-23
   status Pending
9. 2025-09-18
   price $203,000
10. 2025-09-14
    price $205,000
11. 2025-09-02
    price $207,000
12. 2025-08-30
    price $210,000
13. 2025-08-28
    price $207,000
14. 2025-08-26
    price $210,000
15. 2025-08-25
    price $213,000
16. 2025-08-18
    listed $217,000 Active
17. 2024-11-01
    historical $2,200
18. 2024-10-17
    listed $2,200

ⓘ 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: $35,466
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$975
• − Repairs & maintenance: −$2,837
• − Management: −$2,837
• − Depreciation: −$5,673
• Taxable income: $9,296
• Est. tax owed @ 24.0%: −$2,231
• After-tax cash flow: $9,616/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): 76,320
• Household income: $60,966
• Rent vs Own: 76.5% rent · 23.5% own
• Severe rent burden: 7650.0

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 0.70)
• Race & ethnicity: Hispanic / Latino 46% Black 22% Asian 18% White 10% Two or more races 9% Native American 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 17% Dominican 15%
• Foreign-born: 34% · Canada, China, Vietnam
• Languages at home: 39% English-only · Spanish 36% Other Indo-European 16% Arabic 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: ▼ -41.59%
• Current HPI: 356.326
• Rent YoY: ▲ 9.43%
• 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

+8763.6% since first listed

18 events — show timeline

• 2026-02-19 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-02-12 Price Changed $195,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-12 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-10-30 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-10-21 Price Changed $197,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-11 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-10-11 Price Changed $200,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-23 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-09-18 Price Changed $203,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-14 Price Changed $205,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-02 Price Changed $207,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-30 Price Changed $210,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-28 Price Changed $207,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-26 Price Changed $210,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-25 Price Changed $213,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-18 Listed $217,000 OneKey® MLS as Distributed by MLS Grid
• 2024-11-01 Rental Removed $2,200 ONEKEY
• 2024-10-17 Listed for Rent $2,200 ONEKEY