2165 Matthews Ave Unit 4F · New York, NY 10462

$165,000

1 bd · 1.0 ba · 800 sqft · Condo · 212 Days on market

Built 1950 $933/mo HOA · 39% of rent

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Why this score? — see what drove the D 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).

• 1% rule +9.5/10.0
• Cash flow +7.8/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +4.9/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this stunning one-bedroom co-op in the heart of Pelham Parkway South, offering the ideal blend of style and comfort, and convenience. Beautifully renovated, the home features a spacious modern kitchen with newer appliances and plenty of cabinetry, plus a separate dining area perfect for everyday meals and entertaining. Located on a sunny, tree lined street, you're just minutes from the Bronx Zoo, parks, schools, hospitals and neighborhood shops. The well managed building includes onsite laundry, an indoor garage and live in super for added comfort and security. Maintenance covers heat, hot water and real estate taxes. Excellent value in prime Bronx location. Close to 2 and 5 trai

Key facts

• Onsite laundry
• Prime bronx location
• Modern kitchen

Tags

• MODERN KITCHEN
• SEPARATE DINING AREA
• ONSITE LAUNDRY
• INDOOR GARAGE
• PRIME BRONX LOCATION
• CLOSE TO TRAINS

Property features AI

Finance

• HOA & community: Monthly association fee of $933; Association fee covers heat, hot water, trash, snow removal, and other items; Additional monthly assessment of $183

Exterior

• Parking: Garage with automatic garage door opener (1 garage space); No carport
• Utilities: Public sewer; Phone service available; See remarks for additional utility details
• Home design: Stock cooperative
• Construction: Other construction materials; Other foundation details
• Exterior features: Not waterfront; No additional parcels

Interior

• Kitchen: Gas cooktop; Gas oven; Refrigerator
• Bedrooms: Total rooms: 4 (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Steam heat; Wall/window air conditioning unit(s)
• Interior features: First-floor bedroom; Elevator; Formal dining room; High ceilings; Other interior features
• Laundry & utility: Pets allowed — contact listing for details

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $165k.

Deal economics

• At list price, monthly cash flow is $-185 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (16.3% below list).
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $138k (16.3% below list) — sets the bar for cash-flow.
• Cap rate 4.9% 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.
• 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 (+9.4%/yr); 192 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 $2,390/mo this rent would consume 47% 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 $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.

Negotiation context

• It's been on market 212 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 39% of rent; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $138,177 (16.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 212 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
11. 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.
12. 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.
13. 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: 1.45% ✓
• Cap rate: 4.94%
• Cash-on-cash: -4.81%
• DSCR: 0.79
• GRM: 5.8

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: -14.1%
• Equity multiple: 0.45×
• Total profit: $-25,304
• Equity at exit: $24,602

10-year hold

• IRR: 4.9%
• Equity multiple: 1.49×
• Total profit: $22,720
• Equity at exit: $14,266

Cash invested: $46,200 (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: 192
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,390 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$933
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $-185

Break-even live

Break-even rent $2,624

Max offer price $138,177

Occupancy floor —

Sensitivity live

Price	-10% $-71	-5% $-128	+0% $-185	+5% $-242	+10% $-299
Rent	-10% $-374	-5% $-280	+0% $-185	+5% $-91	+10% $3
Rate	-1.0pp $-102	-0.5pp $-143	base $-185	+0.5pp $-228	+1.0pp $-272

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: $41,250
• Closing costs: $4,950
• 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	0.66mi

HOA detail condo

• Monthly dues: $933 · $11,196/yr
• Likely covers: watersecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-21
   days on market $165,000 Active 212 DOM
2. 2026-06-18
   days on market $165,000 Active 209 DOM
3. 2026-06-17
   days on market $165,000 Active 208 DOM
4. 2026-06-15
   days on market $165,000 Active 206 DOM
5. 2026-06-13
   days on market $165,000 Active 204 DOM
6. 2026-06-10
   days on market $165,000 Active 200 DOM
7. 2026-06-08
   days on market $165,000 Active 199 DOM
8. 2026-06-04
   days on market $165,000 Active 195 DOM
9. 2026-06-03
   days on market $165,000 Active 194 DOM
10. 2026-06-01
    days on market $165,000 Active 192 DOM
11. 2026-05-31
    days on market $165,000 Active 191 DOM
12. 2026-05-13
    status Active
13. 2026-04-27
    status Pending
14. 2026-04-25
    historical
15. 2026-02-09
    price $165,000
16. 2026-01-31
    price $175,000
17. 2025-11-03
    listed $180,000 Active
18. 2018-07-01
    historical
19. 2018-01-15
    price $165,000
20. 2018-01-15
    status Active
21. 2017-11-14
    historical
22. 2017-08-31
    listed $149,000 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 5/10 Major FEMA zone X (unshaded) · 27% 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: $28,677
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$2,294
• − Management: −$2,294
• − HOA: −$11,196
• − Depreciation: −$4,800
• Taxable loss: −$4,450
• Est. tax savings @ 24.0%: +$1,068
• After-tax cash flow: $-1,156/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

+10.7% since first listed

11 events — show timeline

• 2026-05-13 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-04-27 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-25 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-02-09 Price Changed $165,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-31 Price Changed $175,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-03 Listed $180,000 OneKey® MLS as Distributed by MLS Grid
• 2018-07-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2018-01-15 Price Changed $165,000 OneKey® MLS as Distributed by MLS Grid
• 2018-01-15 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2017-11-14 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2017-08-31 Listed $149,000 OneKey® MLS as Distributed by MLS Grid