9 Fordham Hill Oval Unit 4F · New York, NY 10468

$210,000

2 bd · 1.0 ba · 975 sqft · Condo · 27 Days on market

Built 1950

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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
• 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

Auction Property Submit offers on Auction.com 9 Fordham Hill Oval Scheduled to be included online marketing event with auction.com 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 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 enjoyable. The breathtaking v

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

• Other: Living area reported from public records
• HOA & community: Association managed by First Service; Association fee includes heat, hot water, water and sewer

Exterior

• Parking: Parking lot (no carport)
• Utilities: Electric service: Con-Edison; Public sewer; Trash collection (public)
• Home design: Stock cooperative; Estimated condition; Entry level: 4; 20-story building
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront; No additional parcels

Interior

• Kitchen: Galley layout; Granite countertops
• Bedrooms: Total rooms: 4
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Wall/window air conditioning units
• Interior features: Galley-style kitchen; Granite counters; Located between 3rd and 5th floors
• Laundry & utility: Oil water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $210k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $210k).
• Recommended offer: $207k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.2% 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 $4,032/mo this rent would consume 105% 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 $3k of equity ($1k loan paydown + $1k 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 $59k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 10y 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: 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 $206,850 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.92% ✓
• Cap rate: 16.20%
• Cash-on-cash: 35.40%
• DSCR: 2.57
• GRM: 4.3

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: 40.5%
• Equity multiple: 3.13×
• Total profit: $124,974
• Equity at exit: $66,320

10-year hold

• IRR: 44.9%
• Equity multiple: 7.01×
• Total profit: $353,614
• Equity at exit: $84,119

Cash invested: $58,800 (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: 4.3×

Monthly cashflow live

• Estimated rent: $4,032 medium
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,150/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$847
• Net cashflow: $1,734

Break-even live

Break-even rent $1,837

Max offer price $210,000

Occupancy floor 52%

Sensitivity live

Price	-10% $1,880	-5% $1,807	+0% $1,734	+5% $1,662	+10% $1,589
Rent	-10% $1,416	-5% $1,575	+0% $1,734	+5% $1,894	+10% $2,053
Rate	-1.0pp $1,840	-0.5pp $1,788	base $1,734	+0.5pp $1,680	+1.0pp $1,625

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: $52,500
• Closing costs: $6,300
• 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	25d	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	25d	1	1.46mi

HOA detail condo

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

Listing history 50 events

1. 2026-06-18
   days on market $210,000 Active 27 DOM
2. 2026-06-17
   days on market $210,000 Active 26 DOM
3. 2026-06-16
   days on market $210,000 Active 25 DOM
4. 2026-06-15
   days on market $210,000 Active 24 DOM
5. 2026-06-13
   days on market $210,000 Active 22 DOM
6. 2026-06-10
   days on market $210,000 Active 18 DOM
7. 2026-06-08
   days on market $210,000 Active 17 DOM
8. 2026-06-08
   days on market $210,000 Active 16 DOM
9. 2026-06-04
   days on market $210,000 Active 13 DOM
10. 2026-06-03
    days on market $210,000 Active 12 DOM
11. 2026-06-02
    days on market $210,000 Active 11 DOM
12. 2026-06-01
    days on market $210,000 Active 10 DOM
13. 2026-05-31
    days on market $210,000 Active 9 DOM
14. 2026-05-22
    listed $210,000 Active
15. 2026-03-28
    historical
16. 2026-01-14
    price $249,000
17. 2025-12-12
    status Active
18. 2025-10-21
    status Pending
19. 2025-10-03
    price $259,900
20. 2025-09-26
    status Active
21. 2025-07-30
    status Pending
22. 2025-07-30
    status Active
23. 2025-02-16
    status Pending
24. 2024-11-25
    price $269,900
25. 2024-10-25
    price $280,000
26. 2024-10-25
    listed $249,900 Active
27. 2024-03-08
    price $239,999
28. 2024-02-19
    status Active
29. 2024-01-31
    historical
30. 2023-10-13
    price $245,000
31. 2023-10-11
    listed $249,000 Active
32. 2023-10-11
    historical
33. 2023-06-19
    status Active
34. 2023-06-10
    price $249,900
35. 2023-06-09
    listed $265,000 Active
36. 2023-06-06
    historical
37. 2023-05-02
    listed $265,000 Active
38. 2017-11-02
    soldstatus $194,738 Sold
39. 2017-08-26
    historical Pending
40. 2017-06-28
    price $195,000
41. 2017-06-16
    status Active
42. 2017-06-09
    historical Pending
43. 2017-06-08
    status Active
44. 2017-06-07
    historical
45. 2017-06-05
    listed $189,000 Active
46. 2017-03-09
    historical Expired
47. 2017-03-08
    price
48. 2017-03-08
    status Active
49. 2017-01-10
    historical
50. 2016-12-08
    historical Pending

ⓘ 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: $48,390
• − Mortgage interest: −$11,763
• − Property taxes: −$3,150
• − Insurance: −$1,050
• − Repairs & maintenance: −$3,871
• − Management: −$3,871
• − Depreciation: −$6,109
• Taxable income: $18,575
• Est. tax owed @ 24.0%: −$4,458
• After-tax cash flow: $16,355/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

+11.1% since first listed

39 events — show timeline

• 2026-05-22 Listed $210,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-28 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-01-14 Price Changed $249,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-12 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-10-21 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-10-03 Price Changed $259,900 OneKey® MLS as Distributed by MLS Grid
• 2025-09-26 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-07-30 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-07-30 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-02-16 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-11-25 Price Changed $269,900 OneKey® MLS as Distributed by MLS Grid
• 2024-10-25 Price Changed $280,000 OneKey® MLS as Distributed by MLS Grid
• 2024-10-25 Listed $249,900 OneKey® MLS as Distributed by MLS Grid
• 2024-03-08 Price Changed $239,999 OneKey® MLS as Distributed by MLS Grid
• 2024-02-19 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2024-01-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2023-10-13 Price Changed $245,000 OneKey® MLS as Distributed by MLS Grid
• 2023-10-11 Listed $249,000 OneKey® MLS as Distributed by MLS Grid
• 2023-10-11 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 2023-06-19 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2023-06-10 Price Changed $249,900 OneKey® MLS as Distributed by MLS Grid
• 2023-06-09 Listed $265,000 OneKey® MLS as Distributed by MLS Grid
• 2023-06-06 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2023-05-02 Listed $265,000 OneKey® MLS as Distributed by MLS Grid
• 2017-11-02 Sold (MLS) $194,738 OneKey® MLS as Distributed by MLS Grid
• 2017-08-26 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2017-06-28 Price Changed $195,000 OneKey® MLS as Distributed by MLS Grid
• 2017-06-16 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2017-06-09 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2017-06-08 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2017-06-07 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2017-06-05 Listed $189,000 OneKey® MLS as Distributed by MLS Grid
• 2017-03-09 Delisted — HGMLS
• 2017-03-08 Price Changed — HGMLS
• 2017-03-08 Relisted — HGMLS
• 2017-01-10 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2016-12-08 Contingent — HGMLS
• 2016-10-12 Listed — HGMLS
• 2016-10-10 Listed $189,000 OneKey® MLS as Distributed by MLS Grid