1075 Grand Concourse Unit 3C · New York, NY 10452

$175,000

1 bd · 1.0 ba · 700 sqft · Condo · 33 Days on market

Built 1928 ↓ 23% since listing

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Why this score? — see what drove the C+ 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 +22.4/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• Appreciation +6.8/10.0
• 1% rule +5.9/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming pre-war apartment located in the desirable Concourse section of the Bronx. This spacious one-bedroom home is in excellent condition just move in and unpack! The well-maintained building features an elevator, on-site laundry room, and beautiful pre-war architectural details throughout. Conveniently situated just a 4-minute walk to the B and D subway lines, making commuting a breeze. This is a Fannie Mae HomePath property.

Key facts

• Pre-war apartment
• On-site laundry room
• Elevator

Tags

• PRE-WAR APARTMENT
• WELL-MAINTAINED BUILDING
• ELEVATOR
• ON-SITE LAUNDRY ROOM
• 4-MINUTE WALK TO SUBWAY

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $291 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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: 41 active listings in the ZIP; lower-income renter base — watch delinquency; 6,929 units permitted in Bronx County in 2024 (6,829 in 5+ unit buildings).
• At $1,899/mo this rent would consume 55% of the median local household income ($41k/yr) (locally 10080% 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 $7k of equity ($1k loan paydown + $6k appreciation (3.5% local appreciation)).
• Bronx County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.5% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 7y 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 1928 — 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 $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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 1928 — 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: 1.09% ✓
• Cap rate: 8.29%
• Cash-on-cash: 7.13%
• DSCR: 1.32
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.51% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.4%
• Equity multiple: 1.91×
• Total profit: $44,411
• Equity at exit: $83,762

10-year hold

• IRR: 16.8%
• Equity multiple: 3.58×
• Total profit: $126,412
• Equity at exit: $133,180

Cash invested: $49,000 (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 10452

• Home prices YoY: 2.4%
• Active inventory: 41
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,899 medium
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $291

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 80%

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: $43,750
• Closing costs: $5,250
• 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 43 events

1. 2026-04-01
   status Pending
2. 2026-02-27
   listed $175,000 Active
3. 2026-02-23
   historical
4. 2025-12-08
   price $183,000
5. 2025-10-28
   price $183,500
6. 2025-05-29
   price $184,000
7. 2023-04-07
   price $184,500
8. 2023-03-08
   price $189,500
9. 2023-02-03
   price $199,900
10. 2023-01-04
    price $214,900
11. 2022-12-02
    price $219,900
12. 2022-11-04
    listed $224,900 Active
13. 2021-08-10
    status Active
14. 2021-08-10
    historical
15. 2021-04-15
    status Pending
16. 2021-03-03
    price $169,900
17. 2021-01-25
    price $174,900
18. 2020-12-16
    price $179,900
19. 2020-11-12
    price $184,900
20. 2020-10-12
    price $189,950
21. 2020-09-12
    price $195,900
22. 2020-08-12
    price $199,900
23. 2020-07-15
    listed $209,900 Active
24. 2020-04-08
    historical
25. 2020-04-08
    historical
26. 2020-02-29
    price $192,900
27. 2020-02-28
    price $192,900
28. 2020-01-02
    price $194,900
29. 2020-01-02
    price $194,900
30. 2019-11-27
    status Active
31. 2019-11-27
    status Back On Market
32. 2019-10-14
    status Pending
33. 2019-10-14
    status Active
34. 2019-10-07
    status Pending
35. 2019-10-07
    status Under Contract
36. 2019-09-05
    price $199,900
37. 2019-09-05
    price $199,900
38. 2019-08-07
    price $209,900
39. 2019-08-07
    price $209,900
40. 2019-07-08
    price $215,900
41. 2019-07-08
    price $215,900
42. 2019-06-06
    listed $225,900 Active
43. 2019-06-05
    listed $225,900 New

ⓘ 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 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,790
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$1,823
• − Management: −$1,823
• − Depreciation: −$5,091
• Taxable income: $750
• Est. tax owed @ 24.0%: −$180
• After-tax cash flow: $3,311/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): 75,682
• Household income: $41,288
• Rent vs Own: 96.7% rent · 3.3% own
• Severe rent burden: 10080.0

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 (65%)
• Race & ethnicity: Hispanic / Latino 65% Black 28% Two or more races 14% White 3%
• Hispanic origin (detail): Mexican 8% Puerto Rican 15% Dominican 34%
• Foreign-born: 37% · Canada
• Languages at home: 32% English-only · Spanish 58% French/Haitian/Cajun 2% 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: ▲ 3.51%
• Current HPI: 153.1372
• Rent YoY: —
• 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

-22.5% since first listed

43 events — show timeline

• 2026-04-01 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-02-27 Listed $175,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-23 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-12-08 Price Changed $183,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-28 Price Changed $183,500 OneKey® MLS as Distributed by MLS Grid
• 2025-05-29 Price Changed $184,000 OneKey® MLS as Distributed by MLS Grid
• 2023-04-07 Price Changed $184,500 OneKey® MLS as Distributed by MLS Grid
• 2023-03-08 Price Changed $189,500 OneKey® MLS as Distributed by MLS Grid
• 2023-02-03 Price Changed $199,900 OneKey® MLS as Distributed by MLS Grid
• 2023-01-04 Price Changed $214,900 OneKey® MLS as Distributed by MLS Grid
• 2022-12-02 Price Changed $219,900 OneKey® MLS as Distributed by MLS Grid
• 2022-11-04 Listed $224,900 OneKey® MLS as Distributed by MLS Grid
• 2021-08-10 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2021-08-10 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-04-15 Pending — OneKey® MLS as Distributed by MLS Grid
• 2021-03-03 Price Changed $169,900 OneKey® MLS as Distributed by MLS Grid
• 2021-01-25 Price Changed $174,900 OneKey® MLS as Distributed by MLS Grid
• 2020-12-16 Price Changed $179,900 OneKey® MLS as Distributed by MLS Grid
• 2020-11-12 Price Changed $184,900 OneKey® MLS as Distributed by MLS Grid
• 2020-10-12 Price Changed $189,950 OneKey® MLS as Distributed by MLS Grid
• 2020-09-12 Price Changed $195,900 OneKey® MLS as Distributed by MLS Grid
• 2020-08-12 Price Changed $199,900 OneKey® MLS as Distributed by MLS Grid
• 2020-07-15 Listed $209,900 OneKey® MLS as Distributed by MLS Grid
• 2020-04-08 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-04-08 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-02-29 Price Changed $192,900 OneKey® MLS as Distributed by MLS Grid
• 2020-02-28 Price Changed $192,900 OneKey® MLS as Distributed by MLS Grid
• 2020-01-02 Price Changed $194,900 OneKey® MLS as Distributed by MLS Grid
• 2020-01-02 Price Changed $194,900 OneKey® MLS as Distributed by MLS Grid
• 2019-11-27 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2019-11-27 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2019-10-14 Pending — OneKey® MLS as Distributed by MLS Grid
• 2019-10-14 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2019-10-07 Pending — OneKey® MLS as Distributed by MLS Grid
• 2019-10-07 Pending — OneKey® MLS as Distributed by MLS Grid
• 2019-09-05 Price Changed $199,900 OneKey® MLS as Distributed by MLS Grid
• 2019-09-05 Price Changed $199,900 OneKey® MLS as Distributed by MLS Grid
• 2019-08-07 Price Changed $209,900 OneKey® MLS as Distributed by MLS Grid
• 2019-08-07 Price Changed $209,900 OneKey® MLS as Distributed by MLS Grid
• 2019-07-08 Price Changed $215,900 OneKey® MLS as Distributed by MLS Grid
• 2019-07-08 Price Changed $215,900 OneKey® MLS as Distributed by MLS Grid
• 2019-06-06 Listed $225,900 OneKey® MLS as Distributed by MLS Grid
• 2019-06-05 Listed $225,900 OneKey® MLS as Distributed by MLS Grid