1910 Pelham Pkwy S Unit 4E · New York, NY 10461

$189,000

1 bd · 1.0 ba · 750 sqft · Condo · 65 Days on market

Built 1964

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Why this score? — see what drove the D- 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 +8.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.5/30.0
• Schools +5.0/10.0
• Rent growth +4.5/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

We are pleased to present this fantastic One Bedroom apartment available for sale in Pelham Bay and conveniently located near the Pelham Bay Park Subway stop. The unit is a spacious One Bedroom located on the 4th floor with a large living room and fantastic natural light. Upon entering you are greeted with a tastefully designed kitchen and large entryway closet. Down the hall is the full bathroom with new tile floors and a deep soaking tub. The bedroom is very spacious, easily fitting a king sized bed, plenty of furniture, space for a home office setup and a large closet for all your storage needs. A well priced option with only 10% down required makes this apartment great for a first time

Key facts

• New tile floors
• Large closet
• Deep soaking tub

Tags

• TASTEFULLY DESIGNED KITCHEN
• LARGE ENTRYWAY CLOSET
• NEW TILE FLOORS
• DEEP SOAKING TUB
• LARGE CLOSET
• MULTIPLE HOSPITALS NEARBY

Property features AI

Exterior

• Parking: No carport; Parking availability: Waitlist
• Utilities: Public sewer; Cable connected; Electricity connected; Natural gas connected; Phone connected; Public trash collection; Water connected
• Home design: Stock cooperative
• Construction: Brick construction
• Exterior features: Brick exterior; Not waterfront

Interior

• Kitchen: Gas oven; Refrigerator
• Bedrooms: 3 total rooms (includes bedrooms and living areas); Entry level: 4
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Wall/window air conditioning units
• Interior features: Elevator; Cats allowed
• Laundry & utility: No basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $189k.

Deal economics

• At list price, monthly cash flow is $-317 ($-4k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Recommended offer: $178k (6.0% below list) — sets the bar for market timing.
• Cap rate 4.3% 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 (+8.0%/yr); 147 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 44% of the median local income ($67k/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 $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.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($178k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y 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 $128k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 39% of rent.
• 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 $177,660 (6.0% 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 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 1.30% ✓
• Cap rate: 4.28%
• Cash-on-cash: -7.19%
• DSCR: 0.68
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.99% rent growth · sell at horizon

5-year hold

• IRR: -18.6%
• Equity multiple: 0.30×
• Total profit: $-37,194
• Equity at exit: $28,181

10-year hold

• IRR: 0.7%
• Equity multiple: 1.06×
• Total profit: $3,301
• Equity at exit: $16,341

Cash invested: $52,920 (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 10461

• Home prices YoY: -28.3%
• Rents YoY: 8.0%
• Active inventory: 147
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,465 medium
• Mortgage (P&I): −$991
• Tax est. 1.5%: −$236 /mo · $2,835/yr
• Insurance: −$79
• HOA est. from 1 same-building comp: −$958
• Vacancy / Maint / Mgmt: −$518
• Net cashflow: $-317

Break-even live

Break-even rent $2,866

Max offer price $143,125

Occupancy floor —

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	1.14mi

HOA detail condo

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

Listing history 23 events

1. 2026-06-18
   days on market $189,000 Active 65 DOM
2. 2026-06-17
   days on market $189,000 Active 64 DOM
3. 2026-06-15
   days on market $189,000 Active 62 DOM
4. 2026-06-13
   days on market $189,000 Active 60 DOM
5. 2026-06-10
   days on market $189,000 Active 56 DOM
6. 2026-06-08
   days on market $189,000 Active 55 DOM
7. 2026-06-08
   days on market $189,000 Active 54 DOM
8. 2026-06-04
   days on market $189,000 Active 51 DOM
9. 2026-06-03
   days on market $189,000 Active 50 DOM
10. 2026-06-01
    days on market $189,000 Active 48 DOM
11. 2026-05-31
    days on market $189,000 Active 47 DOM
12. 2026-04-13
    listed $189,000 Active
13. 2016-08-01
    historical
14. 2016-06-06
    historical Temporarily off Market
15. 2016-02-27
    listed Active
16. 2016-02-26
    listed $129,000
17. 2014-03-15
    price $128,000
18. 2007-11-26
    historical
19. 2007-11-21
    soldstatus $128,000
20. 2007-08-21
    price $135,000
21. 2007-04-27
    listed $135,000
22. 2006-08-17
    soldstatus $125,000
23. 2006-05-19
    listed $125,000

ⓘ 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 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,576
• − Mortgage interest: −$10,587
• − Property taxes: −$2,835
• − Insurance: −$945
• − Repairs & maintenance: −$2,366
• − Management: −$2,366
• − HOA: −$11,496
• − Depreciation: −$5,498
• Taxable loss: −$6,517
• Est. tax savings @ 24.0%: +$1,564
• After-tax cash flow: $-2,240/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): 52,012
• Household income: $67,028
• Rent vs Own: 70.3% rent · 29.7% own
• Severe rent burden: 4430.0

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 0.67)
• Race & ethnicity: Hispanic / Latino 47% White 30% Asian 13% Two or more races 10% Black 7%
• Hispanic origin (detail): Mexican 4% Puerto Rican 20% Cuban 1% Dominican 13%
• Common ancestry: Romanian 1%
• Foreign-born: 30% · Canada, China, Vietnam
• Languages at home: 43% English-only · Spanish 34% Other Indo-European 13% Tagalog/Filipino 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: ▼ -105.06%
• Current HPI: 266.5457
• Rent YoY: ▲ 7.99%
• 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

+51.2% since first listed

12 events — show timeline

• 2026-04-13 Listed $189,000 OneKey® MLS as Distributed by MLS Grid
• 2016-08-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2016-06-06 Delisted — HGMLS
• 2016-02-27 Listed — HGMLS
• 2016-02-26 Listed $129,000 OneKey® MLS as Distributed by MLS Grid
• 2014-03-15 Price Changed $128,000 HGMLS
• 2007-11-26 Delisted — HGMLS
• 2007-11-21 Sold (MLS) $128,000 HGMLS
• 2007-08-21 Price Changed $135,000 HGMLS
• 2007-04-27 Listed $135,000 HGMLS
• 2006-08-17 Sold (MLS) $125,000 HGMLS
• 2006-05-19 Listed $125,000 HGMLS