1010 Sherman Ave Unit 1F · New York, NY 10456

$195,000

1 bd · 1.0 ba · 721 sqft · Condo · 54 Days on market

Built 1957

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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).

• Appreciation +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Cash flow +5.0/30.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0

Listing remarks MLS

Beautiful and spacious 1 bedroom unit on the 1st floor of well maintained building in the NY Yankee stadium proximity. Hardwood floors, plenty of closet space. Maintenance of $607/month includes ALL UTILITIES (a rare find)

Key facts

• Garage
• Built 1957
• Listed 53 days

Property features AI

Finance

• Other: Living area measured at 721 sq ft
• HOA & community: Association: Total Realty Associates Inc.

Exterior

• Parking: Has garage; Carport: none; Waiting list for parking
• Security: Security system; Video cameras
• Utilities: Public sewer; Cable available; Electricity connected; Natural gas connected; Sewer connected; Water connected
• Home design: Stock cooperative; 6-story building; Entry level: 1
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Microwave; Oven; Range; Refrigerator
• Bedrooms: Includes a first-floor bedroom
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Radiant heating; Wall/window air conditioning units
• Interior features: First-floor bedroom; Elevator; Entrance foyer; Galley-style kitchen; High ceilings; Recessed lighting; Basement (see remarks); Basement present; LEED for Homes certification; Solar energy generation; Pets allowed (size limit)
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $195k.

Deal economics

• At list price, monthly cash flow is $-461 ($-6k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $189k (3.0% below list) — sets the bar for market timing.
• Cap rate 3.5% 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.
• Zoned schools: Elm Tree Elementary School (math 27% / reading 52%, grade F, #1,444 of 2,108 statewide, top 71%, 806 students, 94% FRL); Jhs 383 Philippa Schuyler (math 32% / reading 67%, grade C, #280 of 729 statewide, top 40%, 822 students, 85% FRL); Midwood High School (math 94% / reading 96%, grade A+, #83 of 1,100 statewide, top 8%, 4,062 students, 73% FRL).
• Market conditions: 52 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 $2,231/mo this rent would consume 77% of the median local household income ($35k/yr) (locally 11195% 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 $18k of equity ($1k loan paydown + $17k appreciation (8.6% local appreciation)).
• Bronx County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y 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 $95k; list at $195k implies a 105% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 39% of rent; built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,150 (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 54 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 1957 — 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: 1.14% ✓
• Cap rate: 3.45%
• Cash-on-cash: -10.14%
• DSCR: 0.55
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.55% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.9%
• Equity multiple: 2.07×
• Total profit: $58,451
• Equity at exit: $155,525

10-year hold

• IRR: 14.0%
• Equity multiple: 4.54×
• Total profit: $193,100
• Equity at exit: $316,031

Cash invested: $54,600 (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 10456

• Home prices YoY: 3.0%
• Active inventory: 52
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,231 medium
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• HOA est. from 1 same-building comp: −$876
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $-461

Break-even live

Break-even rent $2,815

Max offer price $128,238

Occupancy floor —

Sensitivity live

Price	-10% $-327	-5% $-394	+0% $-461	+5% $-529	+10% $-596
Rent	-10% $-638	-5% $-549	+0% $-461	+5% $-373	+10% $-285
Rate	-1.0pp $-363	-0.5pp $-412	base $-461	+0.5pp $-512	+1.0pp $-563

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: $48,750
• Closing costs: $5,850
• 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 26 events

1. 2026-06-21
   days on market $195,000 Active 54 DOM
2. 2026-06-18
   days on market $195,000 Active 51 DOM
3. 2026-06-17
   days on market $195,000 Active 50 DOM
4. 2026-06-16
   days on market $195,000 Active 49 DOM
5. 2026-06-15
   days on market $195,000 Active 48 DOM
6. 2026-06-13
   days on market $195,000 Active 46 DOM
7. 2026-06-10
   days on market $195,000 Active 42 DOM
8. 2026-06-08
   days on market $195,000 Active 41 DOM
9. 2026-06-08
   days on market $195,000 Active 40 DOM
10. 2026-06-04
    days on market $195,000 Active 37 DOM
11. 2026-06-03
    days on market $195,000 Active 36 DOM
12. 2026-06-01
    days on market $195,000 Active 34 DOM
13. 2026-05-31
    days on market $195,000 Active 33 DOM
14. 2026-04-29
    listed $195,000 Active
15. 2026-04-28
    historical $195,000
16. 2014-03-15
    price $95,000 222-char remark

    Show marketing remark (222 chars)

    Beautiful and spacious 1 bedroom unit on the 1st floor of well maintained building in the NY Yankee stadium proximity. Hardwood floors, plenty of closet space. Maintenance of $607/month includes ALL UTILITIES (a rare find)

17. 2011-06-23
    historical 222-char remark

    Show marketing remark (222 chars)

    Beautiful and spacious 1 bedroom unit on the 1st floor of well maintained building in the NY Yankee stadium proximity. Hardwood floors, plenty of closet space. Maintenance of $607/month includes ALL UTILITIES (a rare find)

18. 2011-05-18
    soldstatus $95,000 222-char remark

    Show marketing remark (222 chars)

    Beautiful and spacious 1 bedroom unit on the 1st floor of well maintained building in the NY Yankee stadium proximity. Hardwood floors, plenty of closet space. Maintenance of $607/month includes ALL UTILITIES (a rare find)

19. 2010-10-15
    historical
20. 2010-05-21
    listed
21. 2010-03-16
    price $125,000 222-char remark

    Show marketing remark (222 chars)

    Beautiful and spacious 1 bedroom unit on the 1st floor of well maintained building in the NY Yankee stadium proximity. Hardwood floors, plenty of closet space. Maintenance of $607/month includes ALL UTILITIES (a rare find)

22. 2009-12-16
    listed $125,000 222-char remark

    Show marketing remark (222 chars)

    Beautiful and spacious 1 bedroom unit on the 1st floor of well maintained building in the NY Yankee stadium proximity. Hardwood floors, plenty of closet space. Maintenance of $607/month includes ALL UTILITIES (a rare find)

23. 2007-11-27
    historical
24. 2007-10-09
    listed
25. 2007-01-31
    historical
26. 2006-08-30
    listed

ⓘ 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 · 15 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: $26,768
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$975
• − Repairs & maintenance: −$2,141
• − Management: −$2,141
• − HOA: −$10,512
• − Depreciation: −$5,673
• Taxable loss: −$8,523
• Est. tax savings @ 24.0%: +$2,045
• After-tax cash flow: $-3,491/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): 87,533
• Household income: $34,954
• Rent vs Own: 93.1% rent · 6.9% own
• Severe rent burden: 11195.0

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 0.56)
• Race & ethnicity: Hispanic / Latino 52% Black 41% Two or more races 14% White 3% Native American 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 15% Dominican 26%
• Foreign-born: 30% · Canada, Jamaica
• Languages at home: 44% English-only · Spanish 44% French/Haitian/Cajun 3% 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: ▲ 8.55%
• Current HPI: 293.766
• 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

+56.0% since first listed

13 events — show timeline

• 2026-04-29 Listed $195,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-28 Coming Soon $195,000 OneKey® MLS as Distributed by MLS Grid
• 2014-03-15 Price Changed $95,000 HGMLS
• 2011-06-23 Delisted — HGMLS
• 2011-05-18 Sold (MLS) $95,000 HGMLS
• 2010-10-15 Delisted — HGMLS
• 2010-05-21 Listed — HGMLS
• 2010-03-16 Price Changed $125,000 HGMLS
• 2009-12-16 Listed $125,000 HGMLS
• 2007-11-27 Delisted — HGMLS
• 2007-10-09 Listed — HGMLS
• 2007-01-31 Delisted — HGMLS
• 2006-08-30 Listed — HGMLS