2385 Barker Ave Unit 6S · New York, NY 10467

$315,000

1 bd · 1.0 ba · 816 sqft · Condo public records · 34 Days on market

Built 1960

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.6/30.0
• Schools +5.0/10.0
• Rent growth +4.8/5.0
• Livability +3.8/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this bright and spacious Junior 4 apartment with south facing exposure and abundant natural light. The 910 sq ft home has a natural flow. The bright sun drenched living room with gleaming refinished hardwood floors offers an open layout. Access to the bonus room through the living room offers the flexibility to have a formal dining area, home office, or nursery. Recently refreshed, the kitchen features stainless steel appliances (refrigerator, dishwasher and microwave), granite countertop, and coordinating backsplash. The generously sized primary bedroom easily accommodates a king bed with plenty of additional room for additional furniture. Barker Hall is FIOS-ready with a live-i

Key facts

• Bonus room
• Open layout
• Granite countertop

Tags

• ABUNDANT NATURAL LIGHT
• OPEN LAYOUT
• BONUS ROOM
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOP
• COORDINATING BACKSPLASH

Property features AI

Finance

• Other: Living area measured at 910 (unit not shown per instructions)
• Financial info: Financial details not provided
• HOA & community: HOA/community details not provided

Exterior

• Parking: Assigned parking; Includes a garage
• Security: Security details not provided
• Utilities: Public sewer; Cable available; Electricity available; Natural gas available; Phone service available; Water available
• Home design: Condominium; Single-level entry
• Construction: Brick construction
• Exterior features: Brick exterior; Not waterfront

Interior

• Kitchen: Gas cooktop; Gas oven; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: Includes a home office
• Flooring: Flooring details not provided
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Wall/window air conditioning units
• Interior features: Galley kitchen layout; Granite counters; High-speed internet available; Primary bathroom
• Laundry & utility: Washer/dryer details not provided

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $315k.

Deal economics

• At list price, monthly cash flow is $-517 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $311k (1.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (21.9% below list).
• Recommended offer: $246k (21.9% below list) — sets the bar for 1% rule.
• Cap rate 4.3% 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: Rents rising fast (+9.2%/yr); 131 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 $2,462/mo this rent would consume 60% of the median local household income ($49k/yr) (locally 10930% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($306k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 9y 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 $250k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.
• 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 $246,162 (21.9% 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 34 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — 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: 0.78% ✗
• Cap rate: 4.32%
• Cash-on-cash: -7.03%
• DSCR: 0.69
• GRM: 10.7

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: -22.2%
• Equity multiple: 0.20×
• Total profit: $-70,743
• Equity at exit: $46,968

10-year hold

• IRR: -6.3%
• Equity multiple: 0.50×
• Total profit: $-43,922
• Equity at exit: $27,235

Cash invested: $88,200 (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 10467

• Home prices YoY: -32.8%
• Rents YoY: 9.2%
• Active inventory: 131
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,462 medium
• Mortgage (P&I): −$1,652
• Tax from tax record: −$185 /mo · $2,225/yr
• Insurance: −$131
• HOA est. from 14 same-building comps: −$493
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $-517

Break-even live

Break-even rent $3,116

Max offer price $223,689

Occupancy floor —

Sensitivity live

Price	-10% $-339	-5% $-428	+0% $-517	+5% $-606	+10% $-695
Rent	-10% $-711	-5% $-614	+0% $-517	+5% $-420	+10% $-322
Rate	-1.0pp $-358	-0.5pp $-437	base $-517	+0.5pp $-599	+1.0pp $-682

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1250 Pelham Pkwy S Unit B Bronx, NY	1.0	1.0	725	$2,850	$3.93	25d	1	1.06mi

HOA detail condo

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

Listing history 20 events

1. 2026-05-21
   status Pending
2. 2026-04-07
   listed $315,000 Active
3. 2022-01-05
   status Active
4. 2019-02-27
   soldstatus $250,000
5. 2019-01-10
   historical Permanently Off Market
6. 2018-10-23
   price $269,500
7. 2018-09-21
   status Active
8. 2018-09-18
   historical Permanently Off Market
9. 2018-06-29
   status Active
10. 2018-06-09
    historical Permanently Off Market
11. 2018-02-27
    listed $269,500
12. 2018-02-27
    listed $269,500
13. 2018-02-27
    listed $279,000 Active
14. 2018-01-27
    soldstatus $205,000 Sold
15. 2017-06-13
    historical Pending
16. 2017-04-22
    price $219,000
17. 2017-03-03
    listed $225,000 Active
18. 2004-04-12
    soldstatus $93,000
19. 1988-04-22
    soldstatus $86,500
20. 1986-06-06
    soldstatus $53,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $2,225 · $185/mo
• Projected year-2 tax: $3,774 · $315/mo
• Expected delta: +$1,549/yr (+$129/mo · 69.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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: $29,539
• − Mortgage interest: −$17,645
• − Property taxes: −$2,225
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,363
• − Management: −$2,363
• − HOA: −$5,916
• − Depreciation: −$9,164
• Taxable loss: −$11,712
• Est. tax savings @ 24.0%: +$2,811
• After-tax cash flow: $-3,392/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): 96,421
• Household income: $49,330
• Rent vs Own: 85.8% rent · 14.2% own
• Severe rent burden: 10930.0

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 0.62)
• Race & ethnicity: Hispanic / Latino 53% Black 28% Two or more races 11% White 9% Asian 6% Native American 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 16% Dominican 22%
• Foreign-born: 39% · Canada, Jamaica
• Languages at home: 41% English-only · Spanish 45% Other Indo-European 7% French/Haitian/Cajun 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: ▼ -112.76%
• Current HPI: 231.537
• Rent YoY: ▲ 9.23%
• 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

+488.8% since first listed

20 events — show timeline

• 2026-05-21 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-07 Listed $315,000 OneKey® MLS as Distributed by MLS Grid
• 2022-01-05 Relisted — RLS at REBNY
• 2019-02-27 Sold (Public Records) $250,000 Public Records
• 2019-01-10 Delisted — RLS at REBNY
• 2018-10-23 Price Changed $269,500 RLS at REBNY
• 2018-09-21 Relisted — RLS at REBNY
• 2018-09-18 Delisted — RLS at REBNY
• 2018-06-29 Relisted — RLS at REBNY
• 2018-06-09 Delisted — RLS at REBNY
• 2018-02-27 Listed $279,000 RLS at REBNY
• 2018-02-27 Listed $269,500 RLS at REBNY
• 2018-02-27 Listed $269,500 RLS at REBNY
• 2018-01-27 Sold (MLS) $205,000 OneKey® MLS as Distributed by MLS Grid
• 2017-06-13 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2017-04-22 Price Changed $219,000 OneKey® MLS as Distributed by MLS Grid
• 2017-03-03 Listed $225,000 OneKey® MLS as Distributed by MLS Grid
• 2004-04-12 Sold (Public Records) $93,000 Public Records
• 1988-04-22 Sold (Public Records) $86,500 Public Records
• 1986-06-06 Sold (Public Records) $53,500 Public Records

Property tax history

+0.7%/yr

Latest (2025): $2,225 · -1.0% YoY. Source: county tax records.