8 Fordham Hill Oval Unit 10B · New York, NY 10468

$260,000

2 bd · 1.0 ba · 975 sqft · Condo · 56 Days on market

Built 1950 ↓ 3% 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
• Cash flow +5.9/30.0
• 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
• DSCR +0.2/10.0

Listing remarks MLS

SHOWINGS ARE BY APPOINTMENT ONLY! TEXT CALL OR EMAIL for an appointment within the time slot indicated. Enter this apartment and be dazzled by the sunlight and the view! The apartment features an entry foyer with double closets, L-shaped living room with picture window facing East with endless views all the way to Queens and beyond, 2 king size bedroom and a deep galley kitchen. The renovated has a shower stall with glass doors. Hardwood floors are throughout the apartment. Ample closets for all your storage need. The co-operative located in the Fordham Manor area of the Bronx, also known as University Heights, is in a gated community with 24-hour attendant, beautiful gardens, a lounge room that can be reserved for private events, a receiving for packages and private garage available at $220/month, if desired. The maintenance includes all the utilities and is 47% tax deductible. Manhattan is easily accessible with the #1, #4, A, or D trains, SBSBx12, BMx3 buses and Metro North. The express bus to Manhattan is at the main gate. On West Fordham Road, around the corner from the complex, are shops and restaurants. The Fordham Hill Oval Community is a short distance of Fordham University, the VA Hospital, and the Bronx Botanical Garden.

Key facts

• Major transportation
• Open kitchen concept
• Recreational areas

Tags

• OPEN KITCHEN CONCEPT
• FORDHAM HILL GATED COMMUNITY
• MAJOR TRANSPORTATION
• RECREATIONAL AREAS
• SHOPPING AREAS
• OPEN SKY VIEW

Property features AI

Finance

• HOA & community: Managed by Fordham Hill Owners Corp.

Exterior

• Parking: Off-site parking
• Utilities: Public sewer; Cable available and connected; Electricity available and connected; Natural gas connected; Public trash collection
• Home design: Stock cooperative
• Construction: Brick construction
• Exterior features: Brick exterior; No waterfront

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: Unit located on entry level 10
• Flooring: Hardwood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Wall / window AC unit(s)
• Interior features: Elevator; Galley-style kitchen; High-speed internet; Kitchen island; Open kitchen; Quartz/quartzite countertops

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $260k.

Deal economics

• At list price, monthly cash flow is $-514 ($-6k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $260k).
• Recommended offer: $252k (3.0% below list) — sets the bar for market timing.
• Cap rate 3.9% 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 ($2k 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.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 4 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: HOA is 47% 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 $252,200 (3.0% 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 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.55% ✓
• Cap rate: 3.92%
• Cash-on-cash: -8.47%
• DSCR: 0.62
• GRM: 5.4

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: -4.7%
• Equity multiple: 0.76×
• Total profit: $-17,334
• Equity at exit: $82,110

10-year hold

• IRR: 5.8%
• Equity multiple: 1.80×
• Total profit: $57,979
• Equity at exit: $104,147

Cash invested: $72,800 (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: 5.4×

Monthly cashflow live

• Estimated rent: $4,032 medium
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,900/yr
• Insurance: −$108
• HOA est. from 1 same-building comp: −$1,903
• Vacancy / Maint / Mgmt: −$847
• Net cashflow: $-514

Break-even live

Break-even rent $4,683

Max offer price $185,604

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: $65,000
• Closing costs: $7,800
• 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	24d	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	24d	1	1.46mi

HOA detail condo

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

Listing history 22 events

1. 2026-06-18
   days on market $260,000 Active 56 DOM
2. 2026-06-17
   days on market $260,000 Active 55 DOM
3. 2026-06-16
   days on market $260,000 Active 54 DOM
4. 2026-06-15
   days on market $260,000 Active 53 DOM
5. 2026-06-13
   days on market $260,000 Active 51 DOM
6. 2026-06-10
   days on market $260,000 Active 47 DOM
7. 2026-06-08
   days on market $260,000 Active 46 DOM
8. 2026-06-08
   days on market $260,000 Active 45 DOM
9. 2026-06-04
   days on market $260,000 Active 42 DOM
10. 2026-06-03
    days on market $260,000 Active 41 DOM
11. 2026-06-01
    days on market $260,000 Active 39 DOM
12. 2026-05-31
    days on market $260,000 Active 38 DOM
13. 2026-05-06
    price $260,000
14. 2026-04-23
    listed $266,000 Active
15. 2019-11-21
    price $260,000 1253-char remark

    Show marketing remark (1253 chars)

    SHOWINGS ARE BY APPOINTMENT ONLY! TEXT CALL OR EMAIL for an appointment within the time slot indicated. Enter this apartment and be dazzled by the sunlight and the view! The apartment features an entry foyer with double closets, L-shaped living room with picture window facing East with endless views all the way to Queens and beyond, 2 king size bedroom and a deep galley kitchen. The renovated has a shower stall with glass doors. Hardwood floors are throughout the apartment. Ample closets for all your storage need. The co-operative located in the Fordham Manor area of the Bronx, also known as University Heights, is in a gated community with 24-hour attendant, beautiful gardens, a lounge room that can be reserved for private events, a receiving for packages and private garage available at $220/month, if desired. The maintenance includes all the utilities and is 47% tax deductible. Manhattan is easily accessible with the #1, #4, A, or D trains, SBSBx12, BMx3 buses and Metro North. The express bus to Manhattan is at the main gate. On West Fordham Road, around the corner from the complex, are shops and restaurants. The Fordham Hill Oval Community is a short distance of Fordham University, the VA Hospital, and the Bronx Botanical Garden.

16. 2019-11-20
    soldstatus $267,500 Closed 1253-char remark

    Show marketing remark (1253 chars)

    SHOWINGS ARE BY APPOINTMENT ONLY! TEXT CALL OR EMAIL for an appointment within the time slot indicated. Enter this apartment and be dazzled by the sunlight and the view! The apartment features an entry foyer with double closets, L-shaped living room with picture window facing East with endless views all the way to Queens and beyond, 2 king size bedroom and a deep galley kitchen. The renovated has a shower stall with glass doors. Hardwood floors are throughout the apartment. Ample closets for all your storage need. The co-operative located in the Fordham Manor area of the Bronx, also known as University Heights, is in a gated community with 24-hour attendant, beautiful gardens, a lounge room that can be reserved for private events, a receiving for packages and private garage available at $220/month, if desired. The maintenance includes all the utilities and is 47% tax deductible. Manhattan is easily accessible with the #1, #4, A, or D trains, SBSBx12, BMx3 buses and Metro North. The express bus to Manhattan is at the main gate. On West Fordham Road, around the corner from the complex, are shops and restaurants. The Fordham Hill Oval Community is a short distance of Fordham University, the VA Hospital, and the Bronx Botanical Garden.

17. 2019-11-19
    historical Permanently Off Market 1253-char remark

    Show marketing remark (1253 chars)

    SHOWINGS ARE BY APPOINTMENT ONLY! TEXT CALL OR EMAIL for an appointment within the time slot indicated. Enter this apartment and be dazzled by the sunlight and the view! The apartment features an entry foyer with double closets, L-shaped living room with picture window facing East with endless views all the way to Queens and beyond, 2 king size bedroom and a deep galley kitchen. The renovated has a shower stall with glass doors. Hardwood floors are throughout the apartment. Ample closets for all your storage need. The co-operative located in the Fordham Manor area of the Bronx, also known as University Heights, is in a gated community with 24-hour attendant, beautiful gardens, a lounge room that can be reserved for private events, a receiving for packages and private garage available at $220/month, if desired. The maintenance includes all the utilities and is 47% tax deductible. Manhattan is easily accessible with the #1, #4, A, or D trains, SBSBx12, BMx3 buses and Metro North. The express bus to Manhattan is at the main gate. On West Fordham Road, around the corner from the complex, are shops and restaurants. The Fordham Hill Oval Community is a short distance of Fordham University, the VA Hospital, and the Bronx Botanical Garden.

18. 2019-11-06
    soldstatus $260,000 1253-char remark

    Show marketing remark (1253 chars)

    SHOWINGS ARE BY APPOINTMENT ONLY! TEXT CALL OR EMAIL for an appointment within the time slot indicated. Enter this apartment and be dazzled by the sunlight and the view! The apartment features an entry foyer with double closets, L-shaped living room with picture window facing East with endless views all the way to Queens and beyond, 2 king size bedroom and a deep galley kitchen. The renovated has a shower stall with glass doors. Hardwood floors are throughout the apartment. Ample closets for all your storage need. The co-operative located in the Fordham Manor area of the Bronx, also known as University Heights, is in a gated community with 24-hour attendant, beautiful gardens, a lounge room that can be reserved for private events, a receiving for packages and private garage available at $220/month, if desired. The maintenance includes all the utilities and is 47% tax deductible. Manhattan is easily accessible with the #1, #4, A, or D trains, SBSBx12, BMx3 buses and Metro North. The express bus to Manhattan is at the main gate. On West Fordham Road, around the corner from the complex, are shops and restaurants. The Fordham Hill Oval Community is a short distance of Fordham University, the VA Hospital, and the Bronx Botanical Garden.

19. 2019-08-27
    status Contract Signed 1253-char remark

    Show marketing remark (1253 chars)

    SHOWINGS ARE BY APPOINTMENT ONLY! TEXT CALL OR EMAIL for an appointment within the time slot indicated. Enter this apartment and be dazzled by the sunlight and the view! The apartment features an entry foyer with double closets, L-shaped living room with picture window facing East with endless views all the way to Queens and beyond, 2 king size bedroom and a deep galley kitchen. The renovated has a shower stall with glass doors. Hardwood floors are throughout the apartment. Ample closets for all your storage need. The co-operative located in the Fordham Manor area of the Bronx, also known as University Heights, is in a gated community with 24-hour attendant, beautiful gardens, a lounge room that can be reserved for private events, a receiving for packages and private garage available at $220/month, if desired. The maintenance includes all the utilities and is 47% tax deductible. Manhattan is easily accessible with the #1, #4, A, or D trains, SBSBx12, BMx3 buses and Metro North. The express bus to Manhattan is at the main gate. On West Fordham Road, around the corner from the complex, are shops and restaurants. The Fordham Hill Oval Community is a short distance of Fordham University, the VA Hospital, and the Bronx Botanical Garden.

20. 2019-08-24
    historical Permanently Off Market 1253-char remark

    Show marketing remark (1253 chars)

    SHOWINGS ARE BY APPOINTMENT ONLY! TEXT CALL OR EMAIL for an appointment within the time slot indicated. Enter this apartment and be dazzled by the sunlight and the view! The apartment features an entry foyer with double closets, L-shaped living room with picture window facing East with endless views all the way to Queens and beyond, 2 king size bedroom and a deep galley kitchen. The renovated has a shower stall with glass doors. Hardwood floors are throughout the apartment. Ample closets for all your storage need. The co-operative located in the Fordham Manor area of the Bronx, also known as University Heights, is in a gated community with 24-hour attendant, beautiful gardens, a lounge room that can be reserved for private events, a receiving for packages and private garage available at $220/month, if desired. The maintenance includes all the utilities and is 47% tax deductible. Manhattan is easily accessible with the #1, #4, A, or D trains, SBSBx12, BMx3 buses and Metro North. The express bus to Manhattan is at the main gate. On West Fordham Road, around the corner from the complex, are shops and restaurants. The Fordham Hill Oval Community is a short distance of Fordham University, the VA Hospital, and the Bronx Botanical Garden.

21. 2019-08-06
    listed $267,500 Active 1253-char remark

    Show marketing remark (1253 chars)

    SHOWINGS ARE BY APPOINTMENT ONLY! TEXT CALL OR EMAIL for an appointment within the time slot indicated. Enter this apartment and be dazzled by the sunlight and the view! The apartment features an entry foyer with double closets, L-shaped living room with picture window facing East with endless views all the way to Queens and beyond, 2 king size bedroom and a deep galley kitchen. The renovated has a shower stall with glass doors. Hardwood floors are throughout the apartment. Ample closets for all your storage need. The co-operative located in the Fordham Manor area of the Bronx, also known as University Heights, is in a gated community with 24-hour attendant, beautiful gardens, a lounge room that can be reserved for private events, a receiving for packages and private garage available at $220/month, if desired. The maintenance includes all the utilities and is 47% tax deductible. Manhattan is easily accessible with the #1, #4, A, or D trains, SBSBx12, BMx3 buses and Metro North. The express bus to Manhattan is at the main gate. On West Fordham Road, around the corner from the complex, are shops and restaurants. The Fordham Hill Oval Community is a short distance of Fordham University, the VA Hospital, and the Bronx Botanical Garden.

22. 2019-08-06
    listed $267,500 1253-char remark

    Show marketing remark (1253 chars)

    SHOWINGS ARE BY APPOINTMENT ONLY! TEXT CALL OR EMAIL for an appointment within the time slot indicated. Enter this apartment and be dazzled by the sunlight and the view! The apartment features an entry foyer with double closets, L-shaped living room with picture window facing East with endless views all the way to Queens and beyond, 2 king size bedroom and a deep galley kitchen. The renovated has a shower stall with glass doors. Hardwood floors are throughout the apartment. Ample closets for all your storage need. The co-operative located in the Fordham Manor area of the Bronx, also known as University Heights, is in a gated community with 24-hour attendant, beautiful gardens, a lounge room that can be reserved for private events, a receiving for packages and private garage available at $220/month, if desired. The maintenance includes all the utilities and is 47% tax deductible. Manhattan is easily accessible with the #1, #4, A, or D trains, SBSBx12, BMx3 buses and Metro North. The express bus to Manhattan is at the main gate. On West Fordham Road, around the corner from the complex, are shops and restaurants. The Fordham Hill Oval Community is a short distance of Fordham University, the VA Hospital, and the Bronx Botanical Garden.

ⓘ 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: −$14,564
• − Property taxes: −$3,900
• − Insurance: −$1,300
• − Repairs & maintenance: −$3,871
• − Management: −$3,871
• − HOA: −$22,836
• − Depreciation: −$7,564
• Taxable loss: −$9,516
• Est. tax savings @ 24.0%: +$2,284
• After-tax cash flow: $-3,886/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

-2.8% since first listed

10 events — show timeline

• 2026-05-06 Price Changed $260,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-23 Listed $266,000 OneKey® MLS as Distributed by MLS Grid
• 2019-11-21 Price Changed $260,000 RLS at REBNY
• 2019-11-20 Sold (MLS) $267,500 RLS at REBNY
• 2019-11-19 Delisted — RLS at REBNY
• 2019-11-06 Sold (MLS) $260,000 RLS at REBNY
• 2019-08-27 Relisted — RLS at REBNY
• 2019-08-24 Delisted — RLS at REBNY
• 2019-08-06 Listed $267,500 RLS at REBNY
• 2019-08-06 Listed $267,500 RLS at REBNY