1045 Anderson Ave Unit 2G · New York, NY 10452

$129,000

1 bd · 1.0 ba · 670 sqft · Condo · 81 Days on market

Built 1931

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Why this score? — see what drove the B+ 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

OWNER OPEN TO HOLDING THE MORTGAGE. 50% minimum down payment. This Very spacious pre-war 1 bedroom 1 bath w/ separate living space (2nd bedroom optional) in up-and-coming Highbridge, boasts a roomy eat in kitchen, plenty of closet space, washing machine in unit and elevator. Unit is located in a quiet section of building, 10-minute walk to Stadium / 4, D train stations / Metro North Station. 5-minute drive to G/W / RFK bridges / Manhattan. Priced to Sell.

Key facts

• Built 1931
• Listed 80 days

Property features AI

Finance

• HOA & community: Pets allowed — contact listing for details

Exterior

• Parking: Off-street parking; On-street parking
• Utilities: Public sewer; Cable available; Electricity available; Natural gas available
• Home design: Stock cooperative; Entry level: 2
• Construction: Brick construction
• Exterior features: Brick exterior; Not waterfront

Interior

• Kitchen: Cooktop; Gas range; Microwave; Refrigerator
• Bedrooms: Bedroom located on the first floor
• Bathrooms: 1 full bathroom
• Heating & cooling: Steam heat; Wall/window air conditioning units
• Interior features: First-floor bedroom; First-floor full bath; Eat-in kitchen; Elevator access; Entrance foyer; High-speed internet available; No basement; 3 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $129k.

Deal economics

• At list price, monthly cash flow is $618 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $121k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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: 42 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 $1,911/mo this rent would consume 56% 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 $5k of equity ($892 loan paydown + $5k 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 $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1931 — 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 $121,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1931 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
9. 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.
10. 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: 1.48% ✓
• Cap rate: 12.04%
• Cash-on-cash: 20.53%
• DSCR: 1.91
• GRM: 5.6

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: 27.8%
• Equity multiple: 2.62×
• Total profit: $58,446
• Equity at exit: $61,745

10-year hold

• IRR: 27.9%
• Equity multiple: 5.12×
• Total profit: $148,697
• Equity at exit: $98,172

Cash invested: $36,120 (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: 42
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,911 medium
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,935/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $618

Break-even live

Break-even rent $1,128

Max offer price $129,000

Occupancy floor 63%

Sensitivity live

Price	-10% $707	-5% $663	+0% $618	+5% $573	+10% $529
Rent	-10% $467	-5% $543	+0% $618	+5% $693	+10% $769
Rate	-1.0pp $683	-0.5pp $651	base $618	+0.5pp $585	+1.0pp $551

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: $32,250
• Closing costs: $3,870
• 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 20 events

1. 2026-06-21
   days on market $129,000 Active 81 DOM
2. 2026-06-18
   days on market $129,000 Active 78 DOM
3. 2026-06-17
   days on market $129,000 Active 77 DOM
4. 2026-06-15
   days on market $129,000 Active 75 DOM
5. 2026-06-13
   days on market $129,000 Active 73 DOM
6. 2026-06-10
   days on market $129,000 Active 69 DOM
7. 2026-06-08
   days on market $129,000 Active 68 DOM
8. 2026-06-08
   days on market $129,000 Active 67 DOM
9. 2026-06-04
   days on market $129,000 Active 64 DOM
10. 2026-06-03
    days on market $129,000 Active 63 DOM
11. 2026-06-01
    days on market $129,000 Active 61 DOM
12. 2026-05-31
    days on market $129,000 Active 60 DOM
13. 2026-04-10
    price $129,000
14. 2026-03-27
    listed $135,000 Active
15. 2023-10-31
    soldstatus $95,000 Closed 459-char remark

    Show marketing remark (459 chars)

    OWNER OPEN TO HOLDING THE MORTGAGE. 50% minimum down payment. This Very spacious pre-war 1 bedroom 1 bath w/ separate living space (2nd bedroom optional) in up-and-coming Highbridge, boasts a roomy eat in kitchen, plenty of closet space, washing machine in unit and elevator. Unit is located in a quiet section of building, 10-minute walk to Stadium / 4, D train stations / Metro North Station. 5-minute drive to G/W / RFK bridges / Manhattan. Priced to Sell.

16. 2023-05-30
    status Pending 459-char remark

    Show marketing remark (459 chars)

    OWNER OPEN TO HOLDING THE MORTGAGE. 50% minimum down payment. This Very spacious pre-war 1 bedroom 1 bath w/ separate living space (2nd bedroom optional) in up-and-coming Highbridge, boasts a roomy eat in kitchen, plenty of closet space, washing machine in unit and elevator. Unit is located in a quiet section of building, 10-minute walk to Stadium / 4, D train stations / Metro North Station. 5-minute drive to G/W / RFK bridges / Manhattan. Priced to Sell.

17. 2022-10-24
    listed $110,000 Active 459-char remark

    Show marketing remark (459 chars)

    OWNER OPEN TO HOLDING THE MORTGAGE. 50% minimum down payment. This Very spacious pre-war 1 bedroom 1 bath w/ separate living space (2nd bedroom optional) in up-and-coming Highbridge, boasts a roomy eat in kitchen, plenty of closet space, washing machine in unit and elevator. Unit is located in a quiet section of building, 10-minute walk to Stadium / 4, D train stations / Metro North Station. 5-minute drive to G/W / RFK bridges / Manhattan. Priced to Sell.

18. 2022-10-17
    historical $110,000 459-char remark

    Show marketing remark (459 chars)

    OWNER OPEN TO HOLDING THE MORTGAGE. 50% minimum down payment. This Very spacious pre-war 1 bedroom 1 bath w/ separate living space (2nd bedroom optional) in up-and-coming Highbridge, boasts a roomy eat in kitchen, plenty of closet space, washing machine in unit and elevator. Unit is located in a quiet section of building, 10-minute walk to Stadium / 4, D train stations / Metro North Station. 5-minute drive to G/W / RFK bridges / Manhattan. Priced to Sell.

19. 2012-06-03
    historical
20. 2011-12-05
    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: $22,929
• − Mortgage interest: −$7,226
• − Property taxes: −$1,935
• − Insurance: −$645
• − Repairs & maintenance: −$1,834
• − Management: −$1,834
• − Depreciation: −$3,753
• Taxable income: $5,702
• Est. tax owed @ 24.0%: −$1,368
• After-tax cash flow: $6,048/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

+17.3% since first listed

8 events — show timeline

• 2026-04-10 Price Changed $129,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-27 Listed $135,000 OneKey® MLS as Distributed by MLS Grid
• 2023-10-31 Sold (MLS) $95,000 OneKey® MLS as Distributed by MLS Grid
• 2023-05-30 Pending — OneKey® MLS as Distributed by MLS Grid
• 2022-10-24 Listed $110,000 OneKey® MLS as Distributed by MLS Grid
• 2022-10-17 Coming Soon $110,000 OneKey® MLS as Distributed by MLS Grid
• 2012-06-03 Delisted — HGMLS
• 2011-12-05 Listed — HGMLS