1 Fordham Hill Oval Unit 12D · New York, NY 10468

$135,000

1 bd · 1.0 ba · 800 sqft · Condo · 27 Days on market

Built 1950 Good condition ↓ 25% since listing

---

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 +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• Schools +5.0/10.0
• Rent growth +4.2/5.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Cash flow +3.0/30.0
• DSCR +0.0/10.0

Listing remarks

Auction Property, Submit offers on , Auction. con . Fordham Hill Oval, a freshly renovated one-bedroom gem in the heart of The Bronx Welcome to 1 Fordham Hill Oval, a freshly renovated one-bedroom gem in the heart of The Bronx. This residence offers a blend of comfort, style, and convenience, creating an impeccable urban living experience. Genuine hardwood floors with an intricate herringbone A culinary haven, the kitchen is appointed with pristine white cabinetry offering ample storage. Coupled with the sleek countertops and subway tile backsplash. New appliances, including a gas stove and a stainless-steel sink with a professional faucet, make meal preparation both convenient and enjoy

Key facts

• Sleek countertops
• Freshly renovated
• Ample storage

Tags

• FRESHLY RENOVATED
• GENUINE HARDWOOD FLOORS
• PRISTINE WHITE CABINETRY
• AMPLE STORAGE
• SLEEK COUNTERTOPS
• SUBWAY TILE BACKSPLASH

Property features AI

Finance

• HOA & community: Association managed by First Service; Building amenities include a park and elevators; Association fees include gas, heat, hot water, sewer, and water

Exterior

• Parking: Off-street parking; No carport
• Utilities: Con Edison electric service; Public sewer; Private trash collection
• Home design: Stock cooperative; High-rise building with 17 total stories; Unit located on the 12th entry level; Not waterfront
• Construction: Brick and other construction materials; Other foundation details; Built (year not provided)
• Exterior features: Courtyard; Near public transit; Near shops; Near schools; Cul-de-sac

Interior

• Kitchen: Galley-style layout; Granite counters
• Bedrooms: Located on entry level 12
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating; Radiant heat; No central cooling
• Interior features: Elevator; Galley-style kitchen; Granite counters; Dining area
• Laundry & utility: Common area laundry; Oil water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $135k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-439 ($-5k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.

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; 1 comparable units currently listed for rent nearby; 6,929 units permitted in Bronx County in 2024 (6,829 in 5+ unit buildings).
• At $2,150/mo this rent would consume 56% 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 ($933 loan paydown + $680 appreciation (0.5% local appreciation)).
• 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 27 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 2y 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 56% 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 $132,975 (1.5% 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. 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
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: 1.59% ✓
• Cap rate: 2.39%
• Cash-on-cash: -13.93%
• DSCR: 0.38
• GRM: 5.2

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: -10.2%
• Equity multiple: 0.48×
• Total profit: $-19,587
• Equity at exit: $42,634

10-year hold

• IRR: 1.6%
• Equity multiple: 1.22×
• Total profit: $8,302
• Equity at exit: $54,076

Cash invested: $37,800 (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: 5.2×

Monthly cashflow live

• Estimated rent: $2,150 medium
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA est. from 2 same-building comps: −$1,204
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $-439

Break-even live

Break-even rent $2,705

Max offer price $71,524

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2600 Netherland Ave Bronx, NY	1.0–3.0	1.0–2.5	1132	$2,775	$2.45	22d	3	1.08mi

HOA detail condo

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

Listing history 34 events

1. 2026-06-18
   days on market $135,000 Active 27 DOM
2. 2026-06-17
   days on market $135,000 Active 26 DOM
3. 2026-06-16
   days on market $135,000 Active 25 DOM
4. 2026-06-15
   days on market $135,000 Active 24 DOM
5. 2026-06-13
   days on market $135,000 Active 22 DOM
6. 2026-06-10
   days on market $135,000 Active 18 DOM
7. 2026-06-08
   days on market $135,000 Active 17 DOM
8. 2026-06-08
   days on market $135,000 Active 16 DOM
9. 2026-06-04
   days on market $135,000 Active 13 DOM
10. 2026-06-03
    days on market $135,000 Active 12 DOM
11. 2026-06-02
    days on market $135,000 Active 11 DOM
12. 2026-06-01
    days on market $135,000 Active 10 DOM
13. 2026-05-31
    days on market $135,000 Active 9 DOM
14. 2026-05-22
    listed $135,000 Active
15. 2026-03-15
    historical
16. 2026-01-28
    status Active
17. 2026-01-24
    historical
18. 2025-12-26
    status Active
19. 2025-12-25
    historical
20. 2025-12-15
    price $145,000
21. 2025-12-02
    status Active
22. 2025-08-26
    status Pending
23. 2025-07-14
    status Active
24. 2025-06-27
    historical
25. 2025-03-19
    status Active
26. 2025-02-28
    status Pending
27. 2024-10-29
    status Active
28. 2024-10-27
    historical
29. 2024-10-11
    price $149,900
30. 2024-09-13
    price $148,900
31. 2024-08-16
    price $154,900
32. 2024-07-15
    price $159,900
33. 2024-06-17
    price $169,900
34. 2024-05-18
    listed $179,900 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: $25,797
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$2,064
• − Management: −$2,064
• − HOA: −$14,448
• − Depreciation: −$3,927
• Taxable loss: −$6,968
• Est. tax savings @ 24.0%: +$1,672
• After-tax cash flow: $-3,592/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.

Condition & rehab AI · 3 photos

Good 80/100 Cosmetic rehab

This freshly renovated one-bedroom condo in Fordham Hill Oval is in excellent condition with no visible repairs needed. It offers a blend of comfort, style, and convenience, making it an impeccable urban living experience.

Value-add opportunities

• Both New flooring — Hardwood flooring enhances the aesthetic and value of the home.
• Both Painting — Fresh paint can make the home look more inviting and increase its value.
• Both Landscaping — Well-maintained landscaping can improve curb appeal and attract potential buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both New flooring — Hardwood flooring enhances the aesthetic and value of the home. ↑
• Both Painting — Fresh paint can make the home look more inviting and increase its value. ↑
• Both Landscaping — Well-maintained landscaping can improve curb appeal and attract potential buyers/tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-25.0% since first listed

21 events — show timeline

• 2026-05-22 Listed $135,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-15 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-01-28 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-01-24 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-12-26 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-12-25 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-12-15 Price Changed $145,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-02 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-08-26 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-07-14 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-06-27 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-03-19 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-02-28 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-10-29 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2024-10-27 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-10-11 Price Changed $149,900 OneKey® MLS as Distributed by MLS Grid
• 2024-09-13 Price Changed $148,900 OneKey® MLS as Distributed by MLS Grid
• 2024-08-16 Price Changed $154,900 OneKey® MLS as Distributed by MLS Grid
• 2024-07-15 Price Changed $159,900 OneKey® MLS as Distributed by MLS Grid
• 2024-06-17 Price Changed $169,900 OneKey® MLS as Distributed by MLS Grid
• 2024-05-18 Listed $179,900 OneKey® MLS as Distributed by MLS Grid