1922 Mcgraw Ave Unit 1H · New York, NY 10462

$165,000

1 bd · 1.0 ba · 700 sqft · Condo · 35 Days on market

Built 1929

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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 +29.9/30.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +4.9/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Immaculate renovation with no expense spared. Triple mint over-sized ground level 1 bedroom with eat in kitchen and dining bar. All new doors, trim, baseboards and LED lighting, Kitchen features high end stainless steel appliances, marble counter-tops and under cabinet lighting. All new bathroom with marble flooring and countertop and Moen fixtures. Building features live in super, elevator, package boxes for USPS, bike room, storage room and laundry room. This apartment is a must see and won't last.

Key facts

• Custom cabinetry
• Marble countertops
• Renovated co-op

Tags

• RENOVATED CO-OP
• UPDATED EAT-IN KITCHEN
• MARBLE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• CUSTOM CABINETRY
• BREAKFAST BAR

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Electric service: Con Edison; Public sewer
• Home design: Stock cooperative; Entry level: 1
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Bedrooms: 3 rooms total (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating; Steam heating; Wall/window air conditioning units
• Interior features: Eat-in kitchen; Elevator
• Laundry & utility: Common area laundry; Laundry in basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $165k.

Deal economics

• At list price, monthly cash flow is $613 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $160k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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; 6,929 units permitted in Bronx County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 44% of the median local income ($61k/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 $5k 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 $46k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 16y 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 $140k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1929 — 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 $160,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1929 — 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: 1.34% ✓
• Cap rate: 10.75%
• Cash-on-cash: 15.92%
• DSCR: 1.71
• GRM: 6.2

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: 12.4%
• Equity multiple: 1.52×
• Total profit: $24,062
• Equity at exit: $24,602

10-year hold

• IRR: 24.9%
• Equity multiple: 3.70×
• Total profit: $124,737
• Equity at exit: $14,266

Cash invested: $46,200 (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 10462

• Home prices YoY: -10.4%
• Rents YoY: 9.4%
• Active inventory: 189
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,219 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $613

Break-even live

Break-even rent $1,443

Max offer price $165,000

Occupancy floor 67%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

HOA detail condo

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

Listing history 46 events

1. 2026-06-18
   days on market $165,000 Active 35 DOM
2. 2026-06-17
   days on market $165,000 Active 34 DOM
3. 2026-06-16
   days on market $165,000 Active 33 DOM
4. 2026-06-15
   days on market $165,000 Active 32 DOM
5. 2026-06-13
   days on market $165,000 Active 30 DOM
6. 2026-06-10
   days on market $165,000 Active 26 DOM
7. 2026-06-08
   days on market $165,000 Active 25 DOM
8. 2026-06-08
   days on market $165,000 Active 24 DOM
9. 2026-06-04
   days on market $165,000 Active 21 DOM
10. 2026-06-03
    days on market $165,000 Active 20 DOM
11. 2026-06-02
    days on market $165,000 Active 19 DOM
12. 2026-06-01
    days on market $165,000 Active 18 DOM
13. 2026-05-31
    days on market $165,000 Active 17 DOM
14. 2026-05-08
    listed $165,000 Active
15. 2025-07-09
    price $165,000
16. 2025-06-13
    price $190,000
17. 2025-05-15
    price $197,500
18. 2017-03-02
    price $140,000 505-char remark

    Show marketing remark (505 chars)

    Immaculate renovation with no expense spared. Triple mint over-sized ground level 1 bedroom with eat in kitchen and dining bar. All new doors, trim, baseboards and LED lighting, Kitchen features high end stainless steel appliances, marble counter-tops and under cabinet lighting. All new bathroom with marble flooring and countertop and Moen fixtures. Building features live in super, elevator, package boxes for USPS, bike room, storage room and laundry room. This apartment is a must see and won't last.

19. 2017-03-02
    soldstatus $140,000 Sold 505-char remark

    Show marketing remark (505 chars)

    Immaculate renovation with no expense spared. Triple mint over-sized ground level 1 bedroom with eat in kitchen and dining bar. All new doors, trim, baseboards and LED lighting, Kitchen features high end stainless steel appliances, marble counter-tops and under cabinet lighting. All new bathroom with marble flooring and countertop and Moen fixtures. Building features live in super, elevator, package boxes for USPS, bike room, storage room and laundry room. This apartment is a must see and won't last.

20. 2017-02-24
    soldstatus $140,000
21. 2017-01-04
    historical Pending 505-char remark

    Show marketing remark (505 chars)

    Immaculate renovation with no expense spared. Triple mint over-sized ground level 1 bedroom with eat in kitchen and dining bar. All new doors, trim, baseboards and LED lighting, Kitchen features high end stainless steel appliances, marble counter-tops and under cabinet lighting. All new bathroom with marble flooring and countertop and Moen fixtures. Building features live in super, elevator, package boxes for USPS, bike room, storage room and laundry room. This apartment is a must see and won't last.

22. 2017-01-04
    price $149,000 505-char remark

    Show marketing remark (505 chars)

    Immaculate renovation with no expense spared. Triple mint over-sized ground level 1 bedroom with eat in kitchen and dining bar. All new doors, trim, baseboards and LED lighting, Kitchen features high end stainless steel appliances, marble counter-tops and under cabinet lighting. All new bathroom with marble flooring and countertop and Moen fixtures. Building features live in super, elevator, package boxes for USPS, bike room, storage room and laundry room. This apartment is a must see and won't last.

23. 2016-10-14
    listed $149,000 Active 505-char remark

    Show marketing remark (505 chars)

    Immaculate renovation with no expense spared. Triple mint over-sized ground level 1 bedroom with eat in kitchen and dining bar. All new doors, trim, baseboards and LED lighting, Kitchen features high end stainless steel appliances, marble counter-tops and under cabinet lighting. All new bathroom with marble flooring and countertop and Moen fixtures. Building features live in super, elevator, package boxes for USPS, bike room, storage room and laundry room. This apartment is a must see and won't last.

24. 2016-10-14
    listed $149,000

    Show marketing remark (505 chars)

    Immaculate renovation with no expense spared. Triple mint over-sized ground level 1 bedroom with eat in kitchen and dining bar. All new doors, trim, baseboards and LED lighting, Kitchen features high end stainless steel appliances, marble counter-tops and under cabinet lighting. All new bathroom with marble flooring and countertop and Moen fixtures. Building features live in super, elevator, package boxes for USPS, bike room, storage room and laundry room. This apartment is a must see and won't last.

25. 2014-09-26
    historical Expired
26. 2014-09-25
    historical
27. 2014-09-15
    status Active
28. 2014-03-15
    historical Pending
29. 2014-03-07
    historical
30. 2014-02-25
    historical Pending
31. 2014-02-06
    price
32. 2014-01-30
    status Active
33. 2014-01-09
    historical Pending
34. 2013-12-23
    price
35. 2013-11-20
    price
36. 2013-10-23
    price
37. 2013-09-19
    listed Active
38. 2013-09-19
    listed $40,000
39. 2013-09-12
    historical Cancelled
40. 2013-09-12
    historical
41. 2013-04-04
    listed Active
42. 2013-04-04
    listed $80,000
43. 2012-05-15
    historical
44. 2011-11-15
    listed
45. 2010-12-12
    historical
46. 2010-06-24
    listed

ⓘ 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: $26,631
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$2,130
• − Management: −$2,130
• − Depreciation: −$4,800
• Taxable income: $5,027
• Est. tax owed @ 24.0%: −$1,207
• After-tax cash flow: $6,149/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

+106.2% since first listed

33 events — show timeline

• 2026-05-08 Listed $165,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-09 Price Changed $165,000 RLS at REBNY
• 2025-06-13 Price Changed $190,000 RLS at REBNY
• 2025-05-15 Price Changed $197,500 RLS at REBNY
• 2017-03-02 Sold (MLS) $140,000 HGMLS
• 2017-03-02 Price Changed $140,000 HGMLS
• 2017-02-24 Sold (MLS) $140,000 OneKey® MLS as Distributed by MLS Grid
• 2017-01-04 Contingent — HGMLS
• 2017-01-04 Price Changed $149,000 HGMLS
• 2016-10-14 Listed $149,000 HGMLS
• 2016-10-14 Listed $149,000 OneKey® MLS as Distributed by MLS Grid
• 2014-09-26 Delisted — HGMLS
• 2014-09-25 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2014-09-15 Relisted — HGMLS
• 2014-03-15 Contingent — HGMLS
• 2014-03-07 Delisted — HGMLS
• 2014-02-25 Contingent — HGMLS
• 2014-02-06 Price Changed — HGMLS
• 2014-01-30 Relisted — HGMLS
• 2014-01-09 Contingent — HGMLS
• 2013-12-23 Price Changed — HGMLS
• 2013-11-20 Price Changed — HGMLS
• 2013-10-23 Price Changed — HGMLS
• 2013-09-19 Listed — HGMLS
• 2013-09-19 Listed $40,000 OneKey® MLS as Distributed by MLS Grid
• 2013-09-12 Delisted — HGMLS
• 2013-09-12 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2013-04-04 Listed — HGMLS
• 2013-04-04 Listed $80,000 OneKey® MLS as Distributed by MLS Grid
• 2012-05-15 Delisted — HGMLS
• 2011-11-15 Listed — HGMLS
• 2010-12-12 Delisted — HGMLS
• 2010-06-24 Listed — HGMLS