2925 Mathews Ave Unit 2H · New York, NY 10467

$124,000

1 bd · 1.0 ba · 750 sqft · Condo · 181 Days on market

Built 1910 ↓ 10% since listing

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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

This newly renovated one-bedroom, one-bathroom co-op is located in a highly desirable, quiet neighborhood on Allerton Avenue. The kitchen features beautiful white quartz countertops, new cabinets with ample storage, and new appliances and flooring. The bathroom is fully tiled with ceramic, and includes a new vanity, sink, mirror, and light fixture. The entire apartment has been freshly painted, and boasts new doors, knobs, hinges, and light fixtures, giving it a modern aesthetic. This well-maintained, clean, and quiet pre-war building offers an elevator, laundry room, storage room, a live-in super, and is pet-friendly, ensuring a comfortable and convenient living experience. It is also clos

Key facts

• New vanity
• Fully tiled bathroom
• New cabinets

Tags

• WHITE QUARTZ COUNTERTOPS
• NEW CABINETS
• FULLY TILED BATHROOM
• NEW VANITY
• MODERN AESTHETIC
• PRE-WAR BUILDING

Property features AI

Finance

• HOA & community: Association managed by Faraband Management; Association fees include utilities; Community includes park and playground

Exterior

• Parking: Off-site parking available; Off-street parking; On-street parking
• Utilities: Public sewer; Electricity connected; Natural gas connected; Water connected
• Home design: Stock cooperative
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Gas oven; Microwave; Refrigerator
• Bedrooms: Entry level: 2
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Wall/Window air conditioning units
• Interior features: Eat-in kitchen; Elevator; Entrance foyer; His and hers closets; Pantry; Quartz/Quartzite counters; Pets allowed

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $124k.

Deal economics

• At list price, monthly cash flow is $983 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $124k).
• Recommended offer: $109k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.5% 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 $2,414/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 $857 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y 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.

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 $109,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 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: 1.95% ✓
• Cap rate: 16.45%
• Cash-on-cash: 36.29%
• DSCR: 2.61
• GRM: 4.3

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: 35.1%
• Equity multiple: 2.59×
• Total profit: $55,373
• Equity at exit: $18,489

10-year hold

• IRR: 44.6%
• Equity multiple: 6.39×
• Total profit: $187,238
• Equity at exit: $10,721

Cash invested: $34,720 (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: 4.3×

Monthly cashflow live

• Estimated rent: $2,414 medium
• Mortgage (P&I): −$650
• Tax est. 1.5%: −$155 /mo · $1,860/yr
• Insurance: −$52
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$507
• Net cashflow: $983

Break-even live

Break-even rent $1,169

Max offer price $124,000

Occupancy floor 54%

Sensitivity live

Price	-10% $1,069	-5% $1,026	+0% $983	+5% $941	+10% $898
Rent	-10% $793	-5% $888	+0% $983	+5% $1,079	+10% $1,174
Rate	-1.0pp $1,046	-0.5pp $1,015	base $983	+0.5pp $951	+1.0pp $919

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: $31,000
• Closing costs: $3,720
• 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
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-21
   days on market $124,000 Active 181 DOM
2. 2026-06-18
   days on market $124,000 Active 178 DOM
3. 2026-06-17
   days on market $124,000 Active 177 DOM
4. 2026-06-15
   days on market $124,000 Active 175 DOM
5. 2026-06-13
   days on market $124,000 Active 173 DOM
6. 2026-06-10
   days on market $124,000 Active 169 DOM
7. 2026-06-08
   days on market $124,000 Active 168 DOM
8. 2026-06-04
   days on market $124,000 Active 164 DOM
9. 2026-06-03
   days on market $124,000 Active 163 DOM
10. 2026-06-01
    days on market $124,000 Active 161 DOM
11. 2026-05-31
    days on market $124,000 Active 160 DOM
12. 2026-03-16
    price $124,000
13. 2025-12-17
    listed $129,000 Active
14. 2025-11-16
    historical
15. 2025-09-26
    status Active
16. 2025-09-15
    historical
17. 2025-08-15
    listed $129,000 Active
18. 2025-08-15
    historical
19. 2025-07-29
    status Active
20. 2025-07-17
    status Pending
21. 2025-05-13
    listed $130,000 Active
22. 2025-05-09
    historical
23. 2025-03-31
    price $140,000
24. 2024-11-11
    listed $138,000 Active

ⓘ 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: $28,964
• − Mortgage interest: −$6,946
• − Property taxes: −$1,860
• − Insurance: −$1,418
• − Repairs & maintenance: −$2,317
• − Management: −$2,317
• − Depreciation: −$3,607
• Taxable income: $10,499
• Est. tax owed @ 24.0%: −$2,520
• After-tax cash flow: $9,281/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

-10.1% since first listed

13 events — show timeline

• 2026-03-16 Price Changed $124,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-17 Listed $129,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-16 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-09-26 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-09-15 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-08-15 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-08-15 Listed $129,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-29 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-07-17 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-05-13 Listed $130,000 OneKey® MLS as Distributed by MLS Grid
• 2025-05-09 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-03-31 Price Changed $140,000 OneKey® MLS as Distributed by MLS Grid
• 2024-11-11 Listed $138,000 OneKey® MLS as Distributed by MLS Grid