2925 Matthews Ave Unit 5H · New York, NY 10467

$160,000

1 bd · 1.0 ba · 800 sqft · Condo · 133 Days on market

Built 1910

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +4.8/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful move in ready one bedroom co-op located in the Allerton Area. It has a newly renovated kitchen with granite countertops and stainless steel appliances. Also a newly renovated bathroom with standup shower. Plenty of closet space. This is an elevator building with security cameras on every floor. Located one block from Public Library. There’s also a resident superintendent and laundry room on the premises. Near #2 & #5 trains (Allerton Stop). Plus express bus #11 to Manhattan. Minutes from all shops, restaurants, banks, schools, parks, major highways & more. Monthly maintenance includes all utilities. “CASH ONLY” due to original 1928 bylaws. Must be owner occupied. No subletting allowed. Pets allowed under 50 pounds.

Key facts

• Built 1910
• Listed 132 days

Property features AI

Finance

• HOA & community: Senior community

Exterior

• Parking: Off-street parking
• Utilities: Public sewer; Trash collection service
• Home design: Stock cooperative
• Construction: Brick construction
• Exterior features: Brick exterior; Not waterfront

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: Entry level: 5
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Wall/window AC units
• Interior features: Eat-in kitchen; Elevator; Formal dining; Recessed lighting; Soaking tub
• Laundry & utility: Pets: case-by-case (call)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $741 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.4% 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 (+9.2%/yr); 131 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 6,929 units permitted in Bronx County in 2024 (6,829 in 5+ unit buildings).
• At $2,422/mo this rent would consume 59% of the median local household income ($49k/yr) (locally 10930% 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 $5k 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 $45k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 14y 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 $125k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1910 — 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→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 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 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 12.35%
• Cash-on-cash: 21.64%
• DSCR: 1.96
• GRM: 5.5

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: 17.7%
• Equity multiple: 1.76×
• Total profit: $34,171
• Equity at exit: $23,857

10-year hold

• IRR: 29.6%
• Equity multiple: 4.33×
• Total profit: $149,135
• Equity at exit: $13,834

Cash invested: $44,800 (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 10467

• Home prices YoY: -32.8%
• Rents YoY: 9.2%
• Active inventory: 131
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,422 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $741

Break-even live

Break-even rent $1,484

Max offer price $160,000

Occupancy floor 64%

Sensitivity live

Price	-10% $852	-5% $797	+0% $741	+5% $686	+10% $631
Rent	-10% $550	-5% $646	+0% $741	+5% $837	+10% $933
Rate	-1.0pp $822	-0.5pp $782	base $741	+0.5pp $700	+1.0pp $658

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	1.04mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 38 events

1. 2026-06-21
   days on market $160,000 Active 133 DOM
2. 2026-06-18
   days on market $160,000 Active 130 DOM
3. 2026-06-17
   days on market $160,000 Active 129 DOM
4. 2026-06-15
   days on market $160,000 Active 127 DOM
5. 2026-06-13
   days on market $160,000 Active 125 DOM
6. 2026-06-10
   days on market $160,000 Active 121 DOM
7. 2026-06-08
   days on market $160,000 Active 120 DOM
8. 2026-06-04
   days on market $160,000 Active 116 DOM
9. 2026-06-03
   days on market $160,000 Active 115 DOM
10. 2026-06-01
    days on market $160,000 Active 113 DOM
11. 2026-05-31
    days on market $160,000 Active 112 DOM
12. 2026-02-09
    listed $160,000 Active
13. 2026-02-06
    historical $160,000
14. 2021-06-30
    soldstatus $125,000 Closed 760-char remark

    Show marketing remark (760 chars)

    Beautiful move in ready one bedroom co-op located in the Allerton Area. It has a newly renovated kitchen with granite countertops and stainless steel appliances. Also a newly renovated bathroom with standup shower. Plenty of closet space. This is an elevator building with security cameras on every floor. Located one block from Public Library. There’s also a resident superintendent and laundry room on the premises. Near #2 & #5 trains (Allerton Stop). Plus express bus #11 to Manhattan. Minutes from all shops, restaurants, banks, schools, parks, major highways & more. Monthly maintenance includes all utilities. “CASH ONLY” due to original 1928 bylaws. Must be owner occupied. No subletting allowed. Pets allowed under 50 pounds.

15. 2021-03-13
    status Pending 760-char remark

    Show marketing remark (760 chars)

    Beautiful move in ready one bedroom co-op located in the Allerton Area. It has a newly renovated kitchen with granite countertops and stainless steel appliances. Also a newly renovated bathroom with standup shower. Plenty of closet space. This is an elevator building with security cameras on every floor. Located one block from Public Library. There’s also a resident superintendent and laundry room on the premises. Near #2 & #5 trains (Allerton Stop). Plus express bus #11 to Manhattan. Minutes from all shops, restaurants, banks, schools, parks, major highways & more. Monthly maintenance includes all utilities. “CASH ONLY” due to original 1928 bylaws. Must be owner occupied. No subletting allowed. Pets allowed under 50 pounds.

16. 2021-01-25
    listed $129,000 Active 760-char remark

    Show marketing remark (760 chars)

    Beautiful move in ready one bedroom co-op located in the Allerton Area. It has a newly renovated kitchen with granite countertops and stainless steel appliances. Also a newly renovated bathroom with standup shower. Plenty of closet space. This is an elevator building with security cameras on every floor. Located one block from Public Library. There’s also a resident superintendent and laundry room on the premises. Near #2 & #5 trains (Allerton Stop). Plus express bus #11 to Manhattan. Minutes from all shops, restaurants, banks, schools, parks, major highways & more. Monthly maintenance includes all utilities. “CASH ONLY” due to original 1928 bylaws. Must be owner occupied. No subletting allowed. Pets allowed under 50 pounds.

17. 2016-08-03
    price $47,000 218-char remark

    Show marketing remark (218 chars)

    Pelham Parkway-1 Bedroom Co-op. Near all transportation and near White Plains Road Shops. Low Maintenance includes Gas, Heat, Hot Water and Electricity. Co-op is in Good Condition. call for more information. CASH ONLY

18. 2016-08-03
    soldstatus $47,000 Sold 218-char remark

    Show marketing remark (218 chars)

    Pelham Parkway-1 Bedroom Co-op. Near all transportation and near White Plains Road Shops. Low Maintenance includes Gas, Heat, Hot Water and Electricity. Co-op is in Good Condition. call for more information. CASH ONLY

19. 2016-08-03
    soldstatus $47,000

    Show marketing remark (218 chars)

    Pelham Parkway-1 Bedroom Co-op. Near all transportation and near White Plains Road Shops. Low Maintenance includes Gas, Heat, Hot Water and Electricity. Co-op is in Good Condition. call for more information. CASH ONLY

20. 2016-05-14
    historical Pending 218-char remark

    Show marketing remark (218 chars)

    Pelham Parkway-1 Bedroom Co-op. Near all transportation and near White Plains Road Shops. Low Maintenance includes Gas, Heat, Hot Water and Electricity. Co-op is in Good Condition. call for more information. CASH ONLY

21. 2016-05-13
    price $49,000 218-char remark

    Show marketing remark (218 chars)

    Pelham Parkway-1 Bedroom Co-op. Near all transportation and near White Plains Road Shops. Low Maintenance includes Gas, Heat, Hot Water and Electricity. Co-op is in Good Condition. call for more information. CASH ONLY

22. 2016-03-01
    price $49,000 218-char remark

    Show marketing remark (218 chars)

    Pelham Parkway-1 Bedroom Co-op. Near all transportation and near White Plains Road Shops. Low Maintenance includes Gas, Heat, Hot Water and Electricity. Co-op is in Good Condition. call for more information. CASH ONLY

23. 2016-02-26
    price $49,000 218-char remark

    Show marketing remark (218 chars)

    Pelham Parkway-1 Bedroom Co-op. Near all transportation and near White Plains Road Shops. Low Maintenance includes Gas, Heat, Hot Water and Electricity. Co-op is in Good Condition. call for more information. CASH ONLY

24. 2016-02-26
    price $55,000 218-char remark

    Show marketing remark (218 chars)

    Pelham Parkway-1 Bedroom Co-op. Near all transportation and near White Plains Road Shops. Low Maintenance includes Gas, Heat, Hot Water and Electricity. Co-op is in Good Condition. call for more information. CASH ONLY

25. 2015-09-04
    listed $55,000 Active 218-char remark

    Show marketing remark (218 chars)

    Pelham Parkway-1 Bedroom Co-op. Near all transportation and near White Plains Road Shops. Low Maintenance includes Gas, Heat, Hot Water and Electricity. Co-op is in Good Condition. call for more information. CASH ONLY

26. 2015-09-03
    listed $49,000
27. 2014-01-02
    historical
28. 2014-01-01
    historical
29. 2013-07-03
    price
30. 2013-07-02
    listed Active
31. 2013-07-02
    historical
32. 2013-07-02
    historical
33. 2013-07-01
    status Active
34. 2013-07-01
    listed $65,000
35. 2013-07-01
    historical
36. 2013-03-22
    price
37. 2012-10-10
    listed Active
38. 2012-10-10
    listed $60,000

ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 78% 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: $29,067
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$1,598
• − Repairs & maintenance: −$2,325
• − Management: −$2,325
• − Depreciation: −$4,655
• Taxable income: $6,802
• Est. tax owed @ 24.0%: −$1,632
• After-tax cash flow: $7,264/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): 96,421
• Household income: $49,330
• Rent vs Own: 85.8% rent · 14.2% own
• Severe rent burden: 10930.0

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 0.62)
• Race & ethnicity: Hispanic / Latino 53% Black 28% Two or more races 11% White 9% Asian 6% Native American 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 16% Dominican 22%
• Foreign-born: 39% · Canada, Jamaica
• Languages at home: 41% English-only · Spanish 45% Other Indo-European 7% French/Haitian/Cajun 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: ▼ -112.76%
• Current HPI: 231.537
• Rent YoY: ▲ 9.23%
• 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

+166.7% since first listed

27 events — show timeline

• 2026-02-09 Listed $160,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-06 Coming Soon $160,000 OneKey® MLS as Distributed by MLS Grid
• 2021-06-30 Sold (MLS) $125,000 OneKey® MLS as Distributed by MLS Grid
• 2021-03-13 Pending — OneKey® MLS as Distributed by MLS Grid
• 2021-01-25 Listed $129,000 OneKey® MLS as Distributed by MLS Grid
• 2016-08-03 Sold (MLS) $47,000 HGMLS
• 2016-08-03 Price Changed $47,000 HGMLS
• 2016-08-03 Sold (MLS) $47,000 OneKey® MLS as Distributed by MLS Grid
• 2016-05-14 Contingent — HGMLS
• 2016-05-13 Price Changed $49,000 HGMLS
• 2016-03-01 Price Changed $49,000 HGMLS
• 2016-02-26 Price Changed $55,000 HGMLS
• 2016-02-26 Price Changed $49,000 HGMLS
• 2015-09-04 Listed $55,000 HGMLS
• 2015-09-03 Listed $49,000 OneKey® MLS as Distributed by MLS Grid
• 2014-01-02 Delisted — HGMLS
• 2014-01-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2013-07-03 Price Changed — HGMLS
• 2013-07-02 Listed — HGMLS
• 2013-07-02 Delisted — HGMLS
• 2013-07-02 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2013-07-01 Relisted — HGMLS
• 2013-07-01 Listed $65,000 OneKey® MLS as Distributed by MLS Grid
• 2013-07-01 Delisted — HGMLS
• 2013-03-22 Price Changed — HGMLS
• 2012-10-10 Listed $60,000 OneKey® MLS as Distributed by MLS Grid
• 2012-10-10 Listed — HGMLS