6 Fordham Hill Oval Unit 15F · New York, NY 10468

$220,000

2 bd · 1.5 ba · 935 sqft · Condo public records · 188 Days on market

Built 1950

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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
• Appreciation +5.3/10.0
• Schools +5.0/10.0
• Rent growth +4.2/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to a two-bedroom, one bathroom co-op opportunity in the Kent building at the Fordham Hill cooperative complex in University Heights, Bronx. This top-floor residence offers stunning views of the park, the Bronx, and Manhattan. Features include wooden parquet floors and galley kitchen with granite countertops and nice cabinetry. The unit is move-in ready, requiring only cosmetic maintenance for customization. The location known as the "Oasis of the Bronx, " this gated complex provides 24-hour security, resident parking (availability required), a kids' playground, garden, gymnasium, laundry and storage facilities. In addition, the monthly maintenance includes all utilities PL

Key facts

• Gated complex
• Galley kitchen
• Marble countertops

Tags

• TOP FLOOR RESIDENCE
• STUNNING VIEWS
• GALLEY KITCHEN
• MARBLE COUNTERTOPS
• GATED COMPLEX
• 24 HOUR SECURITY

Property features AI

Finance

• HOA & community: Association: Fordham Hill Oval Owners Corp; Association fees include utilities, cable TV, electricity, gas, heat, hot water and internet; Community amenities include fitness center, gated access, park, playground and sidewalks

Exterior

• Parking: Off-street parking
• Security: Building security; Gated community with security gate
• Utilities: Electric service by Con-Edison; Sewer: Other; Utilities: See remarks
• Home design: Stock cooperative; 15 total stories; Entry on level 15
• Construction: Brick construction
• Exterior features: Brick exterior; Fenced; Not waterfront

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Refrigerator
• Bedrooms: Total rooms: 4 (includes bedroom(s) — entry level 15)
• Flooring: Other
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Wall/window air conditioning units
• Interior features: Elevator; His and Hers closets; Double-pane windows; Walk-out basement access
• Laundry & utility: Common area laundry

🏢 Co-op / cooperative unit. The $220,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $220k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $220k).
• Recommended offer: $194k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.3% 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 (+6.7%/yr); 122 active listings in the ZIP; 4 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 $3,992/mo this rent would consume 104% of the median local household income ($46k/yr) (locally 9659% 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 $3k of equity ($2k loan paydown + $1k appreciation (0.5% local appreciation)).
• Bronx County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.5% appreciation + 6.7% rent growth), your $62k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 188 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 13y 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 $140k; list at $220k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $193,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 188 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 1950 — 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: 1.81% ✓
• Cap rate: 14.29%
• Cash-on-cash: 28.57%
• DSCR: 2.27
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.5% appreciation · 6.7% rent growth · sell at horizon

5-year hold

• IRR: 33.5%
• Equity multiple: 2.75×
• Total profit: $107,816
• Equity at exit: $69,478

10-year hold

• IRR: 38.5%
• Equity multiple: 6.16×
• Total profit: $318,034
• Equity at exit: $88,124

Cash invested: $61,600 (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 10468

• Home prices YoY: 0.2%
• Rents YoY: 6.7%
• Active inventory: 122
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $3,992 medium
• Mortgage (P&I): −$1,154
• Tax est. 1.5%: −$275 /mo · $3,300/yr
• Insurance: −$92
• HOA est. from 2 same-building comps: −$167
• Vacancy / Maint / Mgmt: −$838
• Net cashflow: $1,467

Break-even live

Break-even rent $2,136

Max offer price $220,000

Occupancy floor 58%

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
405 W 206th St Unit 1202E New York, NY	3.0	2.0	900	$6,250	$6.94	24d	1	0.57mi
2600 Netherland Ave Bronx, NY	1.0–3.0	1.0–2.5	1132	$3,938	$3.48	22d	3	1.04mi
2311 Crotona Ave Apt 1 Bronx, NY	3.0	1.0	950	$3,350	$3.53	20d	1	1.45mi
2311 Crotona Ave Apt 2 Bronx, NY	3.0	1.0	950	$3,350	$3.53	24d	1	1.45mi

HOA detail condo

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

Listing history 33 events

1. 2026-06-18
   days on market $220,000 Active 188 DOM
2. 2026-06-17
   days on market $220,000 Active 187 DOM
3. 2026-06-15
   days on market $220,000 Active 185 DOM
4. 2026-06-13
   days on market $220,000 Active 183 DOM
5. 2026-06-10
   days on market $220,000 Active 179 DOM
6. 2026-06-08
   days on market $220,000 Active 178 DOM
7. 2026-06-04
   days on market $220,000 Active 174 DOM
8. 2026-06-03
   days on market $220,000 Active 173 DOM
9. 2026-06-01
   days on market $220,000 Active 171 DOM
10. 2026-05-31
    days on market $220,000 Active 170 DOM
11. 2026-03-31
    price $220,000
12. 2025-12-11
    listed $230,000 Active
13. 2025-10-27
    price $230,000
14. 2025-08-18
    price $240,000
15. 2025-07-19
    price $268,500
16. 2025-06-15
    listed $270,000 Active
17. 2022-02-13
    historical
18. 2022-01-15
    status Active
19. 2021-12-10
    historical
20. 2021-06-04
    status Active
21. 2021-05-03
    status Pending
22. 2021-02-23
    listed $276,000 Active
23. 2014-03-15
    price $140,000
24. 2013-12-22
    soldstatus $140,000
25. 2013-12-20
    soldstatus $140,000 Sold
26. 2013-12-20
    soldstatus $140,000
27. 2013-12-20
    soldstatus
28. 2013-09-18
    historical Pending
29. 2013-09-18
    price $150,000
30. 2013-05-13
    listed $150,000 Active
31. 2013-05-13
    listed $150,000
32. 2013-05-13
    listed $150,000
33. 2013-05-13
    listed $140,000

ⓘ 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 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $47,910
• − Mortgage interest: −$12,323
• − Property taxes: −$3,300
• − Insurance: −$1,100
• − Repairs & maintenance: −$3,833
• − Management: −$3,833
• − HOA: −$2,004
• − Depreciation: −$6,400
• Taxable income: $15,117
• Est. tax owed @ 24.0%: −$3,628
• After-tax cash flow: $13,972/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): 75,557
• Household income: $46,233
• Rent vs Own: 91.5% rent · 8.5% own
• Severe rent burden: 9659.0

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 (76%)
• Race & ethnicity: Hispanic / Latino 76% Black 17% Two or more races 15% White 3% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 10% Puerto Rican 11% Dominican 45%
• Common ancestry: Hispanic 1%
• Foreign-born: 46% · Canada, Vietnam, Jamaica
• Languages at home: 22% English-only · Spanish 69% French/Haitian/Cajun 1% 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: ▲ 0.50%
• Current HPI: 249.8923
• Rent YoY: ▲ 6.70%
• 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

+46.7% since first listed

23 events — show timeline

• 2026-03-31 Price Changed $220,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-11 Listed $230,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-27 Price Changed $230,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-18 Price Changed $240,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-19 Price Changed $268,500 OneKey® MLS as Distributed by MLS Grid
• 2025-06-15 Listed $270,000 OneKey® MLS as Distributed by MLS Grid
• 2022-02-13 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2022-01-15 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2021-12-10 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-06-04 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2021-05-03 Pending — OneKey® MLS as Distributed by MLS Grid
• 2021-02-23 Listed $276,000 OneKey® MLS as Distributed by MLS Grid
• 2014-03-15 Price Changed $140,000 HGMLS
• 2013-12-22 Sold (MLS) $140,000 RLS at REBNY
• 2013-12-20 Sold (MLS) — RLS at REBNY
• 2013-12-20 Sold (MLS) $140,000 OneKey® MLS as Distributed by MLS Grid
• 2013-12-20 Sold (MLS) $140,000 HGMLS
• 2013-09-18 Contingent — HGMLS
• 2013-09-18 Price Changed $150,000 HGMLS
• 2013-05-13 Listed $150,000 HGMLS
• 2013-05-13 Listed $140,000 RLS at REBNY
• 2013-05-13 Listed $150,000 OneKey® MLS as Distributed by MLS Grid
• 2013-05-13 Listed $150,000 RLS at REBNY