766 Brady Ave #538 · New York, NY 10462

$215,000

2 bd · 1.0 ba · 903 sqft · Condo · 25 Days on market

Built 1932 $1100/mo HOA · 36% of rent

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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).

• 1% rule +9.1/10.0
• Cash flow +8.5/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +4.9/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Is A Fannie Mae Home Path Property. Brady Court offers 24 hour security cameras, laundry room with plenty of washers and dryers with well maintained courtyard. Quiet neighborhood is within walking distance to the 2 & 5 trains, Express bus BX M11, local buses BX 12, 22 & 39. Bronx Zoo, Botanical Gardens, shops all nearby. Close to Bronx River Pkwy, shopping and schools. Call now!

Key facts

• Wooden cabinetry
• Gas stove
• Recessed lighting

Tags

• POLISHED HARDWOOD FLOORS
• RECESSED LIGHTING
• WOODEN CABINETRY
• GREEN COUNTERTOP
• STAINLESS STEEL APPLIANCES
• GAS STOVE

Property features AI

Finance

• HOA & community: Has association; Monthly association fee; Association provides elevator(s), gated access, landscaping and grounds maintenance, snow removal and trash service; Association fee includes heat, hot water, sewer, water, common area maintenance and grounds care

Exterior

• Parking: On-street parking; Parking lot
• Security: Gated community; Security gate; Window bars; Smoke detectors
• Utilities: Electricity connected (Con Edison); Natural gas connected; Public sewer; Water connected; Trash collection (public); Underground utilities
• Home design: Stock cooperative; One level
• Construction: Block, brick and stone construction
• Exterior features: Exterior lighting

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: 3 total rooms (includes bedrooms and living spaces); Entry level: 5
• Flooring: Wood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Steam heat; Wall/window air conditioning units
• Interior features: Entrance foyer; Galley-type kitchen; High ceilings; Open floorplan; Original details; Recessed lighting
• Laundry & utility: Basement access with common, partially finished and storage space

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $215k.

Deal economics

• At list price, monthly cash flow is $-189 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $188k (12.8% below list).
• Meets the 1% rule at list price ($3k rent vs $215k).
• Recommended offer: $188k (12.8% below list) — sets the bar for cash-flow.
• Cap rate 5.2% 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.
• 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: Rents rising fast (+9.4%/yr); 192 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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 $3,033/mo this rent would consume 60% of the median local household income ($61k/yr) (locally 7650% 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 $1k of loan paydown is wiped out by about $6k 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 25 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 12y 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 $215k implies a 127% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent; built in 1932 — 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 $187,587 (12.8% 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. Built in 1932 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.41% ✓
• Cap rate: 5.24%
• Cash-on-cash: -3.78%
• DSCR: 0.83
• GRM: 5.9

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: -12.9%
• Equity multiple: 0.50×
• Total profit: $-30,153
• Equity at exit: $32,057

10-year hold

• IRR: 5.6%
• Equity multiple: 1.57×
• Total profit: $34,101
• Equity at exit: $18,589

Cash invested: $60,200 (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 10462

• Home prices YoY: -10.4%
• Rents YoY: 9.4%
• Active inventory: 192
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $3,033 medium
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,225/yr
• Insurance: −$90
• HOA: −$1,100
• Vacancy / Maint / Mgmt: −$637
• Net cashflow: $-189

Break-even live

Break-even rent $3,273

Max offer price $187,587

Occupancy floor —

Sensitivity live

Price	-10% $-41	-5% $-115	+0% $-189	+5% $-264	+10% $-338
Rent	-10% $-429	-5% $-309	+0% $-189	+5% $-70	+10% $50
Rate	-1.0pp $-81	-0.5pp $-135	base $-189	+0.5pp $-245	+1.0pp $-302

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	26d	1	0.89mi
784 Garden St Unit 2 Bronx, NY	3.0	1.0	900	$3,399	$3.78	1d	1	0.95mi
2311 Crotona Ave Apt 1 Bronx, NY	3.0	1.0	950	$3,350	$3.53	22d	1	0.97mi
2311 Crotona Ave Apt 2 Bronx, NY	3.0	1.0	950	$3,350	$3.53	26d	1	0.97mi

HOA detail condo

• Monthly dues: $1,100 · $13,200/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-05-22
   status Pending
2. 2026-04-20
   listed $215,000 Active
3. 2015-02-23
   soldstatus $94,900 Sold 398-char remark

   Show marketing remark (448 chars)

   This Is A Fannie Mae Home Path Property. Brady Court offers 24 hour security cameras, laundry room with plenty of washers and dryers with well maintained courtyard. Quiet neighborhood is within walking distance to the 2 & 5 trains, Express bus BX M11, local buses BX 12, 22 & 39. Bronx Zoo, Botanical Gardens, shops all nearby. Close to Bronx River Pkwy, shopping and schools. Call now! Additional Information: HeatingFuel:Oil Above Ground,

4. 2015-02-23
   soldstatus $94,900 448-char remark

   Show marketing remark (448 chars)

   This Is A Fannie Mae Home Path Property. Brady Court offers 24 hour security cameras, laundry room with plenty of washers and dryers with well maintained courtyard. Quiet neighborhood is within walking distance to the 2 & 5 trains, Express bus BX M11, local buses BX 12, 22 & 39. Bronx Zoo, Botanical Gardens, shops all nearby. Close to Bronx River Pkwy, shopping and schools. Call now! Additional Information: HeatingFuel:Oil Above Ground,

5. 2015-02-23
   soldstatus $94,900 Closed

   Show marketing remark (448 chars)

   This Is A Fannie Mae Home Path Property. Brady Court offers 24 hour security cameras, laundry room with plenty of washers and dryers with well maintained courtyard. Quiet neighborhood is within walking distance to the 2 & 5 trains, Express bus BX M11, local buses BX 12, 22 & 39. Bronx Zoo, Botanical Gardens, shops all nearby. Close to Bronx River Pkwy, shopping and schools. Call now! Additional Information: HeatingFuel:Oil Above Ground,

6. 2015-02-23
   soldstatus $94,900

   Show marketing remark (448 chars)

   This Is A Fannie Mae Home Path Property. Brady Court offers 24 hour security cameras, laundry room with plenty of washers and dryers with well maintained courtyard. Quiet neighborhood is within walking distance to the 2 & 5 trains, Express bus BX M11, local buses BX 12, 22 & 39. Bronx Zoo, Botanical Gardens, shops all nearby. Close to Bronx River Pkwy, shopping and schools. Call now! Additional Information: HeatingFuel:Oil Above Ground,

7. 2014-11-25
   historical Pending 398-char remark

   Show marketing remark (398 chars)

   This Is A Fannie Mae Home Path Property. Brady Court offers 24 hour security cameras, laundry room with plenty of washers and dryers with well maintained courtyard. Quiet neighborhood is within walking distance to the 2 & 5 trains, Express bus BX M11, local buses BX 12, 22 & 39. Bronx Zoo, Botanical Gardens, shops all nearby. Close to Bronx River Pkwy, shopping and schools. Call now!

8. 2014-11-25
   status Under Contract

   Show marketing remark (398 chars)

   This Is A Fannie Mae Home Path Property. Brady Court offers 24 hour security cameras, laundry room with plenty of washers and dryers with well maintained courtyard. Quiet neighborhood is within walking distance to the 2 & 5 trains, Express bus BX M11, local buses BX 12, 22 & 39. Bronx Zoo, Botanical Gardens, shops all nearby. Close to Bronx River Pkwy, shopping and schools. Call now!

9. 2014-11-03
   price $94,900

   Show marketing remark (398 chars)

   This Is A Fannie Mae Home Path Property. Brady Court offers 24 hour security cameras, laundry room with plenty of washers and dryers with well maintained courtyard. Quiet neighborhood is within walking distance to the 2 & 5 trains, Express bus BX M11, local buses BX 12, 22 & 39. Bronx Zoo, Botanical Gardens, shops all nearby. Close to Bronx River Pkwy, shopping and schools. Call now!

10. 2014-11-03
    price $94,900 398-char remark

    Show marketing remark (398 chars)

    This Is A Fannie Mae Home Path Property. Brady Court offers 24 hour security cameras, laundry room with plenty of washers and dryers with well maintained courtyard. Quiet neighborhood is within walking distance to the 2 & 5 trains, Express bus BX M11, local buses BX 12, 22 & 39. Bronx Zoo, Botanical Gardens, shops all nearby. Close to Bronx River Pkwy, shopping and schools. Call now!

11. 2014-10-03
    status Active 398-char remark

    Show marketing remark (398 chars)

    This Is A Fannie Mae Home Path Property. Brady Court offers 24 hour security cameras, laundry room with plenty of washers and dryers with well maintained courtyard. Quiet neighborhood is within walking distance to the 2 & 5 trains, Express bus BX M11, local buses BX 12, 22 & 39. Bronx Zoo, Botanical Gardens, shops all nearby. Close to Bronx River Pkwy, shopping and schools. Call now!

12. 2014-10-03
    status Listing Extended

    Show marketing remark (398 chars)

    This Is A Fannie Mae Home Path Property. Brady Court offers 24 hour security cameras, laundry room with plenty of washers and dryers with well maintained courtyard. Quiet neighborhood is within walking distance to the 2 & 5 trains, Express bus BX M11, local buses BX 12, 22 & 39. Bronx Zoo, Botanical Gardens, shops all nearby. Close to Bronx River Pkwy, shopping and schools. Call now!

13. 2014-08-14
    historical Pending 398-char remark

    Show marketing remark (398 chars)

    This Is A Fannie Mae Home Path Property. Brady Court offers 24 hour security cameras, laundry room with plenty of washers and dryers with well maintained courtyard. Quiet neighborhood is within walking distance to the 2 & 5 trains, Express bus BX M11, local buses BX 12, 22 & 39. Bronx Zoo, Botanical Gardens, shops all nearby. Close to Bronx River Pkwy, shopping and schools. Call now!

14. 2014-08-14
    status Under Contract

    Show marketing remark (398 chars)

    This Is A Fannie Mae Home Path Property. Brady Court offers 24 hour security cameras, laundry room with plenty of washers and dryers with well maintained courtyard. Quiet neighborhood is within walking distance to the 2 & 5 trains, Express bus BX M11, local buses BX 12, 22 & 39. Bronx Zoo, Botanical Gardens, shops all nearby. Close to Bronx River Pkwy, shopping and schools. Call now!

15. 2014-07-10
    price $104,900 Price Change

    Show marketing remark (398 chars)

    This Is A Fannie Mae Home Path Property. Brady Court offers 24 hour security cameras, laundry room with plenty of washers and dryers with well maintained courtyard. Quiet neighborhood is within walking distance to the 2 & 5 trains, Express bus BX M11, local buses BX 12, 22 & 39. Bronx Zoo, Botanical Gardens, shops all nearby. Close to Bronx River Pkwy, shopping and schools. Call now!

16. 2014-07-10
    price $104,900 398-char remark

    Show marketing remark (398 chars)

    This Is A Fannie Mae Home Path Property. Brady Court offers 24 hour security cameras, laundry room with plenty of washers and dryers with well maintained courtyard. Quiet neighborhood is within walking distance to the 2 & 5 trains, Express bus BX M11, local buses BX 12, 22 & 39. Bronx Zoo, Botanical Gardens, shops all nearby. Close to Bronx River Pkwy, shopping and schools. Call now!

17. 2014-06-10
    listed $119,900 New

    Show marketing remark (398 chars)

    This Is A Fannie Mae Home Path Property. Brady Court offers 24 hour security cameras, laundry room with plenty of washers and dryers with well maintained courtyard. Quiet neighborhood is within walking distance to the 2 & 5 trains, Express bus BX M11, local buses BX 12, 22 & 39. Bronx Zoo, Botanical Gardens, shops all nearby. Close to Bronx River Pkwy, shopping and schools. Call now!

18. 2014-06-10
    listed $119,900 Active 398-char remark

    Show marketing remark (398 chars)

    This Is A Fannie Mae Home Path Property. Brady Court offers 24 hour security cameras, laundry room with plenty of washers and dryers with well maintained courtyard. Quiet neighborhood is within walking distance to the 2 & 5 trains, Express bus BX M11, local buses BX 12, 22 & 39. Bronx Zoo, Botanical Gardens, shops all nearby. Close to Bronx River Pkwy, shopping and schools. Call now!

19. 2014-06-10
    listed $94,900

    Show marketing remark (398 chars)

    This Is A Fannie Mae Home Path Property. Brady Court offers 24 hour security cameras, laundry room with plenty of washers and dryers with well maintained courtyard. Quiet neighborhood is within walking distance to the 2 & 5 trains, Express bus BX M11, local buses BX 12, 22 & 39. Bronx Zoo, Botanical Gardens, shops all nearby. Close to Bronx River Pkwy, shopping and schools. Call now!

20. 2014-06-09
    listed $94,900 448-char remark

    Show marketing remark (448 chars)

    This Is A Fannie Mae Home Path Property. Brady Court offers 24 hour security cameras, laundry room with plenty of washers and dryers with well maintained courtyard. Quiet neighborhood is within walking distance to the 2 & 5 trains, Express bus BX M11, local buses BX 12, 22 & 39. Bronx Zoo, Botanical Gardens, shops all nearby. Close to Bronx River Pkwy, shopping and schools. Call now! Additional Information: HeatingFuel:Oil Above Ground,

ⓘ 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,401
• − Mortgage interest: −$12,043
• − Property taxes: −$3,225
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,912
• − Management: −$2,912
• − HOA: −$13,200
• − Depreciation: −$6,255
• Taxable loss: −$5,221
• Est. tax savings @ 24.0%: +$1,253
• After-tax cash flow: $-1,020/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): 76,320
• Household income: $60,966
• Rent vs Own: 76.5% rent · 23.5% own
• Severe rent burden: 7650.0

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 0.70)
• Race & ethnicity: Hispanic / Latino 46% Black 22% Asian 18% White 10% Two or more races 9% Native American 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 17% Dominican 15%
• Foreign-born: 34% · Canada, China, Vietnam
• Languages at home: 39% English-only · Spanish 36% Other Indo-European 16% Arabic 3%

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: ▼ -41.59%
• Current HPI: 356.326
• Rent YoY: ▲ 9.43%
• 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

+126.6% since first listed

20 events — show timeline

• 2026-05-22 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-20 Listed $215,000 OneKey® MLS as Distributed by MLS Grid
• 2015-02-23 Sold (MLS) $94,900 HGMLS
• 2015-02-23 Sold (MLS) $94,900 OneKey® MLS as Distributed by MLS Grid
• 2015-02-23 Sold (MLS) $94,900 MLSLI
• 2015-02-23 Sold (MLS) $94,900 OneKey® MLS as Distributed by MLS Grid
• 2014-11-25 Contingent — HGMLS
• 2014-11-25 Pending — MLSLI
• 2014-11-03 Price Changed $94,900 MLSLI
• 2014-11-03 Price Changed $94,900 HGMLS
• 2014-10-03 Relisted — HGMLS
• 2014-10-03 Relisted — MLSLI
• 2014-08-14 Contingent — HGMLS
• 2014-08-14 Pending — MLSLI
• 2014-07-10 Price Changed $104,900 MLSLI
• 2014-07-10 Price Changed $104,900 HGMLS
• 2014-06-10 Listed $119,900 MLSLI
• 2014-06-10 Listed $119,900 HGMLS
• 2014-06-10 Listed $94,900 OneKey® MLS as Distributed by MLS Grid
• 2014-06-09 Listed $94,900 OneKey® MLS as Distributed by MLS Grid