2080 Barnes Ave Unit 5B · New York, NY 10462

$240,000

2 bd · 1.0 ba · 1,200 sqft · SingleFamily · 405 Days on market

Built 1951 ↓ 11% since listing

---

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 +27.3/30.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Schools +5.0/10.0
• Rent growth +4.9/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

JUST RENOVATED 2 BED 1 BATH IN 2080 BARNES AVENUE5B is a sponsor unit: no board interview or board package required. The unit has undergone an excellent renovation. Enter the unit from a long hallway featuring a deep coat closet. The huge living and dining area is large and wide enough to accommodate home office. The beautiful hardwood floors which run throughout the cooperative are finished with light satin stain making the room feel larger. A large windowed eat-in kitchen has tons of new custom wood cabinets. Full height cabinetry trimmed with attractive custom molding along the ceiling. Features stainless steel Frigidaire 5-burner stove, dishwasher sink and refrigerator. Prior vinyl flooring has been removed and modern hardwood floor installed. The charming windowed bath has been updated but retains the original tile flooring and wall tiling. The two bedrooms are sizeable enough for king beds. The master has a large double closet and two windows. The entire apartment features great light and city views. 2080 Barnes has a lovely landscaped entranced with beautiful gardens along this and sister building 2090 Barnes. Live-in super and laundry room on site, waitlist for parking. Conveniently located to the 5 and minutes away from Lydig Avenue with a large assortment of shops and restaurants. Very low maintenance for this 2BR beauty of $1.036.87 Asking Price $269,500 with motivated seller.

Key facts

• Garage
• Built 1951
• Listed 405 days

Property features AI

Finance

• Other: Property condition reported as actual
• HOA & community: Association managed by First Service; Clubhouse, concierge, elevators, lounge, security, snow removal; Association fees include heat, hot water, sewer, and water

Exterior

• Parking: Garage (waitlist)
• Security: Building security; Fire escape; Video cameras
• Utilities: Public sewer; Public trash collection
• Home design: Stock cooperative; Entry level 5
• Construction: Brick construction; Basement present
• Exterior features: Brick exterior; Not waterfront

Interior

• Kitchen: Gas water heater
• Bedrooms: Total of 5 rooms
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating; Radiant heating; Oil heating; No central cooling
• Interior features: Common-area laundry; Hardwood floors; Basement with full, walk-out access; Dogs allowed
• Laundry & utility: Common-area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $698 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $211k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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 (+9.4%/yr); 189 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $2,983/mo this rent would consume 59% 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 $2k of loan paydown is wiped out by about $7k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $67k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 405 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $211,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 405 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.24% ✓
• Cap rate: 9.78%
• Cash-on-cash: 12.46%
• DSCR: 1.55
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $678,000
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1904 Bronxdale Ave	0.32mi	3/2.0 (+1)	1,152 (-4%)	5mo	$730,000	$634	66
1947 Fowler Ave	0.24mi	2/1.5	1,120 (-7%)	22mo	$570,000	$509	57
1912 Fowler Ave	0.31mi	3/2.5 (+1)	1,264 (+5%)	15mo	$740,000	$585	53
926 Van Nest Ave	0.61mi	2/1.0	1,312 (+9%)	10mo	$630,000	$480	48
1754 Garfield St	0.70mi	3/3.0 (+1)	1,260 (+5%)	1mo	$667,000	$529	45
1958 Fowler Ave	0.22mi	3/2.0 (+1)	1,368 (+14%)	16mo	$795,000	$581	44
1918 Radcliff Ave	0.31mi	3/2.5 (+1)	1,296 (+8%)	21mo	$705,000	$544	44
935 Van Nest Ave	0.59mi	2/1.5	1,040 (-13%)	9mo	$599,000	$576	41
1847 Haight Ave	0.50mi	3/1.5 (+1)	1,344 (+12%)	13mo	$760,000	$565	38
1760 Garfield St	0.70mi	3/2.5 (+1)	1,260 (+5%)	23mo	$680,000	$540	29

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 7.7%
• Equity multiple: 1.32×
• Total profit: $21,364
• Equity at exit: $35,785

10-year hold

• IRR: 20.9%
• Equity multiple: 3.20×
• Total profit: $147,764
• Equity at exit: $20,751

Cash invested: $67,200 (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: 189
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,983 medium
• Mortgage (P&I): −$1,259
• Tax est. 1.5%: −$300 /mo · $3,600/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$626
• Net cashflow: $698

Break-even live

Break-even rent $2,099

Max offer price $240,000

Occupancy floor 72%

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	24d	1	0.77mi
2311 Crotona Ave Apt 1 Bronx, NY	3.0	1.0	950	$3,350	$3.53	20d	1	1.08mi
2311 Crotona Ave Apt 2 Bronx, NY	3.0	1.0	950	$3,350	$3.53	24d	1	1.08mi

Listing history 19 events

1. 2026-06-18
   days on market $240,000 Active 405 DOM
2. 2026-06-17
   days on market $240,000 Active 404 DOM
3. 2026-06-15
   days on market $240,000 Active 402 DOM
4. 2026-06-13
   days on market $240,000 Active 400 DOM
5. 2026-06-10
   days on market $240,000 Active 396 DOM
6. 2026-06-08
   days on market $240,000 Active 395 DOM
7. 2026-06-03
   days on market $240,000 Active 390 DOM
8. 2026-06-01
   days on market $240,000 Active 388 DOM
9. 2026-05-31
   days on market $240,000 Active 387 DOM
10. 2026-05-20
    price $240,000
11. 2026-02-25
    status Active
12. 2025-08-27
    price $250,000
13. 2025-08-21
    status Active
14. 2025-04-11
    status Pending
15. 2025-02-03
    status Active
16. 2024-09-28
    status Pending
17. 2024-06-20
    listed $260,000 Active
18. 2024-01-16
    soldstatus $257,000 Sold 1410-char remark

    Show marketing remark (1410 chars)

    JUST RENOVATED 2 BED 1 BATH IN 2080 BARNES AVENUE5B is a sponsor unit: no board interview or board package required. The unit has undergone an excellent renovation. Enter the unit from a long hallway featuring a deep coat closet. The huge living and dining area is large and wide enough to accommodate home office. The beautiful hardwood floors which run throughout the cooperative are finished with light satin stain making the room feel larger. A large windowed eat-in kitchen has tons of new custom wood cabinets. Full height cabinetry trimmed with attractive custom molding along the ceiling. Features stainless steel Frigidaire 5-burner stove, dishwasher sink and refrigerator. Prior vinyl flooring has been removed and modern hardwood floor installed. The charming windowed bath has been updated but retains the original tile flooring and wall tiling. The two bedrooms are sizeable enough for king beds. The master has a large double closet and two windows. The entire apartment features great light and city views. 2080 Barnes has a lovely landscaped entranced with beautiful gardens along this and sister building 2090 Barnes. Live-in super and laundry room on site, waitlist for parking. Conveniently located to the 5 and minutes away from Lydig Avenue with a large assortment of shops and restaurants. Very low maintenance for this 2BR beauty of $1.036.87 Asking Price $269,500 with motivated seller.

19. 2023-10-13
    listed $269,500 Active 1410-char remark

    Show marketing remark (1410 chars)

    JUST RENOVATED 2 BED 1 BATH IN 2080 BARNES AVENUE5B is a sponsor unit: no board interview or board package required. The unit has undergone an excellent renovation. Enter the unit from a long hallway featuring a deep coat closet. The huge living and dining area is large and wide enough to accommodate home office. The beautiful hardwood floors which run throughout the cooperative are finished with light satin stain making the room feel larger. A large windowed eat-in kitchen has tons of new custom wood cabinets. Full height cabinetry trimmed with attractive custom molding along the ceiling. Features stainless steel Frigidaire 5-burner stove, dishwasher sink and refrigerator. Prior vinyl flooring has been removed and modern hardwood floor installed. The charming windowed bath has been updated but retains the original tile flooring and wall tiling. The two bedrooms are sizeable enough for king beds. The master has a large double closet and two windows. The entire apartment features great light and city views. 2080 Barnes has a lovely landscaped entranced with beautiful gardens along this and sister building 2090 Barnes. Live-in super and laundry room on site, waitlist for parking. Conveniently located to the 5 and minutes away from Lydig Avenue with a large assortment of shops and restaurants. Very low maintenance for this 2BR beauty of $1.036.87 Asking Price $269,500 with motivated seller.

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 69% 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: $35,794
• − Mortgage interest: −$13,444
• − Property taxes: −$3,600
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,864
• − Management: −$2,864
• − Depreciation: −$6,982
• Taxable income: $4,841
• Est. tax owed @ 24.0%: −$1,162
• After-tax cash flow: $7,212/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

-10.9% since first listed

10 events — show timeline

• 2026-05-20 Price Changed $240,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-25 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-08-27 Price Changed $250,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-21 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-04-11 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-02-03 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2024-09-28 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-06-20 Listed $260,000 OneKey® MLS as Distributed by MLS Grid
• 2024-01-16 Sold (MLS) $257,000 RLS at REBNY
• 2023-10-13 Listed $269,500 RLS at REBNY