825 Walton Ave Unit 2F · New York, NY 10451

$345,000

2 bd · 1.0 ba · 0 sqft · Condo public records · 103 Days on market

Built 1924 $990/mo HOA · 19% of rent

---

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 +25.0/30.0
• 1% rule +10.0/10.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This two-bedroom blank slate with a split-bedroom layout and pre-war architectural details is a rare diamond in the rough that you can own and polish to your liking just outside the hustle and bustle of the Yankee Stadium/Borough Hall/Court Complex corridor where you can walk to all and be one stop from Manhattan on the B/D and three stops on the #4. Located at Walton Ave and E. 158th Street, this second-floor walk-up with east and north exposures catches the light from Franz Sigel Park across the street in a pet-friendly building with laundry, low maintenance ($635), no minimum downpayment, a live-in super and porter in the sweet spot of the Grand Concourse Historic District with shopping, dining, movies, public parks and recreation facilities, transportation, and highway access. Opportunity is knocking in the New Year. Answer it and watch the trees in the park bloom outside your windows this spring. Additional Information: HeatingFuel:Oil Below Ground,

Key facts

• Landmark views
• Corner unit
• Flexible floorplan

Tags

• CORNER UNIT
• LANDMARK VIEWS
• METICULOUSLY RENOVATED
• NORTH EAST FACING ORIENTATION
• FLEXIBLE FLOORPLAN
• ORIGINAL HARDWOOD FLOORS

Property features AI

Finance

• Financial info: Total units in building: 50
• HOA & community: Monthly association fee of $990; Building allows pets

Exterior

• Home design: Co-op in a 6-story building; Entry on level 2; R8 zoning; Has a view
• Construction: Building name: VARMA CO-OP
• Exterior features: Building courtyard

Interior

• Bedrooms: Total of 4 rooms (includes bedrooms and living areas)
• Bathrooms: 1 full bathroom
• Heating & cooling: Cooling available
• Interior features: Building courtyard view
• Laundry & utility: Laundry located in building basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $345k.

Deal economics

• At list price, monthly cash flow is $750 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $345k).
• Recommended offer: $314k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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 (+2.6%/yr); 69 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 6,929 units permitted in Bronx County in 2024 (6,829 in 5+ unit buildings).
• At $5,221/mo this rent would consume 162% of the median local household income ($39k/yr) (locally 6917% 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 ($2k loan paydown + $2k appreciation (0.7% local appreciation)).
• Bronx County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.7% appreciation + 2.6% rent growth), your $97k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($314k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $24k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $295k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1924 — 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 $313,950 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1924 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.51% ✓
• Cap rate: 8.90%
• Cash-on-cash: 9.32%
• DSCR: 1.41
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.67% appreciation · 2.57% rent growth · sell at horizon

5-year hold

• IRR: 9.8%
• Equity multiple: 1.49×
• Total profit: $47,103
• Equity at exit: $111,836

10-year hold

• IRR: 13.8%
• Equity multiple: 2.60×
• Total profit: $154,212
• Equity at exit: $144,129

Cash invested: $96,600 (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 10451

• Home prices YoY: 0.7%
• Rents YoY: 2.6%
• Active inventory: 69
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $5,221 high
• Mortgage (P&I): −$1,809
• Tax est. 1.5%: −$431 /mo · $5,175/yr
• Insurance: −$144
• HOA: −$990
• Vacancy / Maint / Mgmt: −$1,096
• Net cashflow: $750

Break-even live

Break-even rent $4,271

Max offer price $345,000

Occupancy floor 81%

Sensitivity live

Price	-10% $989	-5% $870	+0% $750	+5% $631	+10% $512
Rent	-10% $338	-5% $544	+0% $750	+5% $957	+10% $1,163
Rate	-1.0pp $924	-0.5pp $838	base $750	+0.5pp $661	+1.0pp $570

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: $86,250
• Closing costs: $10,350
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
206 W 138th St Unit 1032041P New York, NY	2.0	1.0	—	$6,396	—	8d	1	1.12mi
123 W 135th St Unit 1424329P New York, NY	2.0	2.0	—	$6,433	—	21d	1	1.18mi
312 W 138th St Unit 2 New York, NY	3.0	3.0	—	$5,995	—	25d	1	1.21mi
2413 3rd Ave Bronx, NY	1.0–3.0	1.0–2.0	857	$4,022	$4.69	0d	21	1.24mi
132 W 134th St New York, NY	2.0	1.0	750	$4,500	$6.00	25d	1	1.27mi
224 W 135th St Unit 1032042P New York, NY	2.0	1.0	—	$7,123	—	16d	1	1.27mi
5 Lincoln Ave Bronx, NY	1.0–3.0	1.0–2.5	1011	$5,138	$5.08	0d	183	1.32mi
300 W 135th St Unit 9G New York, NY	3.0	2.0	1032	$5,500	$5.33	5d	1	1.35mi
114 W 131st St Apt 2 New York, NY	3.0	2.0	2000	$6,150	$3.08	18d	1	1.39mi
114 W 131st St Apt 2 New York, NY	3.0	2.0	2000	$6,750	$3.38	25d	1	1.39mi
2360 Amsterdam Ave Unit 6A New York, NY	3.0	2.0	1175	$4,500	$3.83	25d	1	1.43mi
261 W 131st St Unit 1 New York, NY	3.0	2.0	2400	$7,000	$2.92	25d	1	1.45mi

HOA detail condo

• Monthly dues: $990 · $11,880/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-21
   days on market $345,000 Active 103 DOM
2. 2026-06-18
   price $345,000 Active 100 DOM
3. 2026-06-18
   days on market $359,000 Active 100 DOM
4. 2026-06-17
   days on market $359,000 Active 99 DOM
5. 2026-06-15
   days on market $359,000 Active 97 DOM
6. 2026-06-13
   days on market $359,000 Active 95 DOM
7. 2026-06-10
   days on market $359,000 Active 91 DOM
8. 2026-06-08
   days on market $359,000 Active 90 DOM
9. 2026-06-08
   days on market $359,000 Active 89 DOM
10. 2026-06-04
    days on market $359,000 Active 86 DOM
11. 2026-06-03
    days on market $359,000 Active 85 DOM
12. 2026-06-01
    days on market $359,000 Active 83 DOM
13. 2026-05-31
    days on market $359,000 Active 82 DOM
14. 2026-04-25
    price $359,000
15. 2026-03-10
    listed $369,000 Active
16. 2018-08-28
    soldstatus $295,000 Sold 970-char remark

    Show marketing remark (970 chars)

    This two-bedroom blank slate with a split-bedroom layout and pre-war architectural details is a rare diamond in the rough that you can own and polish to your liking just outside the hustle and bustle of the Yankee Stadium/Borough Hall/Court Complex corridor where you can walk to all and be one stop from Manhattan on the B/D and three stops on the #4. Located at Walton Ave and E. 158th Street, this second-floor walk-up with east and north exposures catches the light from Franz Sigel Park across the street in a pet-friendly building with laundry, low maintenance ($635), no minimum downpayment, a live-in super and porter in the sweet spot of the Grand Concourse Historic District with shopping, dining, movies, public parks and recreation facilities, transportation, and highway access. Opportunity is knocking in the New Year. Answer it and watch the trees in the park bloom outside your windows this spring. Additional Information: HeatingFuel:Oil Below Ground,

17. 2018-06-12
    historical Pending 970-char remark

    Show marketing remark (970 chars)

    This two-bedroom blank slate with a split-bedroom layout and pre-war architectural details is a rare diamond in the rough that you can own and polish to your liking just outside the hustle and bustle of the Yankee Stadium/Borough Hall/Court Complex corridor where you can walk to all and be one stop from Manhattan on the B/D and three stops on the #4. Located at Walton Ave and E. 158th Street, this second-floor walk-up with east and north exposures catches the light from Franz Sigel Park across the street in a pet-friendly building with laundry, low maintenance ($635), no minimum downpayment, a live-in super and porter in the sweet spot of the Grand Concourse Historic District with shopping, dining, movies, public parks and recreation facilities, transportation, and highway access. Opportunity is knocking in the New Year. Answer it and watch the trees in the park bloom outside your windows this spring. Additional Information: HeatingFuel:Oil Below Ground,

18. 2018-04-25
    price $324,900 970-char remark

    Show marketing remark (970 chars)

    This two-bedroom blank slate with a split-bedroom layout and pre-war architectural details is a rare diamond in the rough that you can own and polish to your liking just outside the hustle and bustle of the Yankee Stadium/Borough Hall/Court Complex corridor where you can walk to all and be one stop from Manhattan on the B/D and three stops on the #4. Located at Walton Ave and E. 158th Street, this second-floor walk-up with east and north exposures catches the light from Franz Sigel Park across the street in a pet-friendly building with laundry, low maintenance ($635), no minimum downpayment, a live-in super and porter in the sweet spot of the Grand Concourse Historic District with shopping, dining, movies, public parks and recreation facilities, transportation, and highway access. Opportunity is knocking in the New Year. Answer it and watch the trees in the park bloom outside your windows this spring. Additional Information: HeatingFuel:Oil Below Ground,

19. 2018-01-04
    listed $299,900 Active 970-char remark

    Show marketing remark (970 chars)

    This two-bedroom blank slate with a split-bedroom layout and pre-war architectural details is a rare diamond in the rough that you can own and polish to your liking just outside the hustle and bustle of the Yankee Stadium/Borough Hall/Court Complex corridor where you can walk to all and be one stop from Manhattan on the B/D and three stops on the #4. Located at Walton Ave and E. 158th Street, this second-floor walk-up with east and north exposures catches the light from Franz Sigel Park across the street in a pet-friendly building with laundry, low maintenance ($635), no minimum downpayment, a live-in super and porter in the sweet spot of the Grand Concourse Historic District with shopping, dining, movies, public parks and recreation facilities, transportation, and highway access. Opportunity is knocking in the New Year. Answer it and watch the trees in the park bloom outside your windows this spring. Additional Information: HeatingFuel:Oil Below 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 · 14 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: $62,654
• − Mortgage interest: −$19,325
• − Property taxes: −$5,175
• − Insurance: −$1,725
• − Repairs & maintenance: −$5,012
• − Management: −$5,012
• − HOA: −$11,880
• − Depreciation: −$10,036
• Taxable income: $4,487
• Est. tax owed @ 24.0%: −$1,077
• After-tax cash flow: $7,929/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): 50,942
• Household income: $38,770
• Rent vs Own: 86.4% rent · 13.6% own
• Severe rent burden: 6917.0

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 0.58)
• Race & ethnicity: Hispanic / Latino 51% Black 40% Two or more races 12% White 6% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 14% Dominican 24%
• Common ancestry: Scotch-Irish 1%
• Foreign-born: 29% · Canada, United Kingdom, China
• Languages at home: 46% English-only · Spanish 42% French/Haitian/Cajun 3% Arabic 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: ▲ 0.67%
• Current HPI: 102.1498
• Rent YoY: ▲ 2.57%
• 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

+19.7% since first listed

6 events — show timeline

• 2026-04-25 Price Changed $359,000 RLS at REBNY
• 2026-03-10 Listed $369,000 RLS at REBNY
• 2018-08-28 Sold (MLS) $295,000 OneKey® MLS as Distributed by MLS Grid
• 2018-06-12 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2018-04-25 Price Changed $324,900 OneKey® MLS as Distributed by MLS Grid
• 2018-01-04 Listed $299,900 OneKey® MLS as Distributed by MLS Grid