950 Hoe Ave Unit 4D · New York, NY 10459

$175,000

2 bd · 1.0 ba · 850 sqft · Condo · 287 Days on market

Built 1913

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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
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

If you're looking for a move-in ready, two bedroom co-op minutes away from Manhattan at an affordable price, you found it! This HDFC Coop is in excellent condition. The apartment has been recently renovated from top to bottom. The large, eat-in kitchen has brand-new cabinets and stainless steel appliances. There's new paint, flooring and light fixtures all throughout living room and bedrooms. New, energy effecient windows were just installed throughout entire unit. Building also has intercom system, cameras, and live-in super. The apt is in a great location, just a two minute walk from the 2, 5 and 6 trains, resulting in a quick 20 minute commute into Manhattan. Public underground parking is also available across the street. With great neighbors, nice views, a super convenient location, move-in ready, and an affordable price, this apartment will allow you to stop renting and own your own home. Seller is also offering a $1,500 credit for purchase of washer/dryer combo unit upon closing. Additional Information: HeatingFuel:Oil Above Ground,

Key facts

• Built 1913
• Listed 286 days

Property features AI

Exterior

• Parking: No carport
• Utilities: Public sewer; Trash collection (public)
• Home design: Stock cooperative
• Construction: Brick construction
• Exterior features: Brick exterior; Not waterfront

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: 5 total rooms (bedrooms/other rooms not individually specified)
• Bathrooms: 1 full bathroom
• Heating & cooling: Radiant heating; Wall/window air conditioning units
• Interior features: Recessed lighting; Soaking tub
• Laundry & utility: No basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.7% 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: 38 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).

Forward outlook

• In year one you build about $13k of equity ($1k loan paydown + $12k appreciation (6.7% local appreciation)).
• Bronx County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (6.7% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 287 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $138k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1913 — 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 $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 287 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 1913 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.08% ✓
• Cap rate: 17.73%
• Cash-on-cash: 40.86%
• DSCR: 2.82
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.66% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 51.4%
• Equity multiple: 4.34×
• Total profit: $163,790
• Equity at exit: $117,391

10-year hold

• IRR: 47.7%
• Equity multiple: 9.10×
• Total profit: $397,127
• Equity at exit: $219,562

Cash invested: $49,000 (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 10459

• Home prices YoY: 2.5%
• Active inventory: 38
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $3,643 medium
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$765
• Net cashflow: $1,669

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 49%

Sensitivity live

Price	-10% $1,790	-5% $1,729	+0% $1,669	+5% $1,608	+10% $1,548
Rent	-10% $1,381	-5% $1,525	+0% $1,669	+5% $1,812	+10% $1,956
Rate	-1.0pp $1,757	-0.5pp $1,713	base $1,669	+0.5pp $1,623	+1.0pp $1,577

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
620 Rosedale Ave Bronx, NY	3.0	1.0	1053	$3,643	$3.46	26d	1	1.32mi

HOA detail condo

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

Listing history 20 events

1. 2026-06-21
   days on market $175,000 Active 287 DOM
2. 2026-06-18
   days on market $175,000 Active 284 DOM
3. 2026-06-17
   days on market $175,000 Active 283 DOM
4. 2026-06-15
   days on market $175,000 Active 281 DOM
5. 2026-06-13
   days on market $175,000 Active 279 DOM
6. 2026-06-10
   days on market $175,000 Active 275 DOM
7. 2026-06-08
   days on market $175,000 Active 274 DOM
8. 2026-06-03
   days on market $175,000 Active 269 DOM
9. 2026-06-01
   days on market $175,000 Active 267 DOM
10. 2026-05-31
    days on market $175,000 Active 266 DOM
11. 2026-05-13
    price $175,000
12. 2025-09-08
    listed $185,000 Active
13. 2025-09-06
    historical $185,000
14. 2024-07-08
    soldstatus $138,000 Closed 1063-char remark

    Show marketing remark (1063 chars)

    If you're looking for a move-in ready, two bedroom co-op minutes away from Manhattan at an affordable price, you found it! This HDFC Coop is in excellent condition. The apartment has been recently renovated from top to bottom. The large, eat-in kitchen has brand-new cabinets and stainless steel appliances. There's new paint, flooring and light fixtures all throughout living room and bedrooms. New, energy effecient windows were just installed throughout entire unit. Building also has intercom system, cameras, and live-in super. The apt is in a great location, just a two minute walk from the 2, 5 and 6 trains, resulting in a quick 20 minute commute into Manhattan. Public underground parking is also available across the street. With great neighbors, nice views, a super convenient location, move-in ready, and an affordable price, this apartment will allow you to stop renting and own your own home. Seller is also offering a $1,500 credit for purchase of washer/dryer combo unit upon closing. Additional Information: HeatingFuel:Oil Above Ground,

15. 2024-03-01
    status Pending 1063-char remark

    Show marketing remark (1063 chars)

    If you're looking for a move-in ready, two bedroom co-op minutes away from Manhattan at an affordable price, you found it! This HDFC Coop is in excellent condition. The apartment has been recently renovated from top to bottom. The large, eat-in kitchen has brand-new cabinets and stainless steel appliances. There's new paint, flooring and light fixtures all throughout living room and bedrooms. New, energy effecient windows were just installed throughout entire unit. Building also has intercom system, cameras, and live-in super. The apt is in a great location, just a two minute walk from the 2, 5 and 6 trains, resulting in a quick 20 minute commute into Manhattan. Public underground parking is also available across the street. With great neighbors, nice views, a super convenient location, move-in ready, and an affordable price, this apartment will allow you to stop renting and own your own home. Seller is also offering a $1,500 credit for purchase of washer/dryer combo unit upon closing. Additional Information: HeatingFuel:Oil Above Ground,

16. 2024-01-16
    status Active 1063-char remark

    Show marketing remark (1063 chars)

    If you're looking for a move-in ready, two bedroom co-op minutes away from Manhattan at an affordable price, you found it! This HDFC Coop is in excellent condition. The apartment has been recently renovated from top to bottom. The large, eat-in kitchen has brand-new cabinets and stainless steel appliances. There's new paint, flooring and light fixtures all throughout living room and bedrooms. New, energy effecient windows were just installed throughout entire unit. Building also has intercom system, cameras, and live-in super. The apt is in a great location, just a two minute walk from the 2, 5 and 6 trains, resulting in a quick 20 minute commute into Manhattan. Public underground parking is also available across the street. With great neighbors, nice views, a super convenient location, move-in ready, and an affordable price, this apartment will allow you to stop renting and own your own home. Seller is also offering a $1,500 credit for purchase of washer/dryer combo unit upon closing. Additional Information: HeatingFuel:Oil Above Ground,

17. 2024-01-16
    listed $138,000 Active 1063-char remark

    Show marketing remark (1063 chars)

    If you're looking for a move-in ready, two bedroom co-op minutes away from Manhattan at an affordable price, you found it! This HDFC Coop is in excellent condition. The apartment has been recently renovated from top to bottom. The large, eat-in kitchen has brand-new cabinets and stainless steel appliances. There's new paint, flooring and light fixtures all throughout living room and bedrooms. New, energy effecient windows were just installed throughout entire unit. Building also has intercom system, cameras, and live-in super. The apt is in a great location, just a two minute walk from the 2, 5 and 6 trains, resulting in a quick 20 minute commute into Manhattan. Public underground parking is also available across the street. With great neighbors, nice views, a super convenient location, move-in ready, and an affordable price, this apartment will allow you to stop renting and own your own home. Seller is also offering a $1,500 credit for purchase of washer/dryer combo unit upon closing. Additional Information: HeatingFuel:Oil Above Ground,

18. 2023-11-11
    price $135,000
19. 2023-06-26
    price $149,000
20. 2023-04-27
    price $164,000

ⓘ 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 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $43,716
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$3,497
• − Management: −$3,497
• − Depreciation: −$5,091
• Taxable income: $18,328
• Est. tax owed @ 24.0%: −$4,399
• After-tax cash flow: $15,624/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
• City population: 7,731,280
• Population (ZIP): 49,753

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 (66%)
• Race & ethnicity: Hispanic / Latino 66% Black 29% Two or more races 16% White 1% Asian 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 22% Dominican 31%
• Common ancestry: Hispanic 1%
• Foreign-born: 29% · Canada
• Languages at home: 36% English-only · Spanish 55% French/Haitian/Cajun 2% 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: ▲ 6.66%
• Current HPI: 277.1628
• Rent YoY: —
• Metro: —
• 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

+6.7% since first listed

10 events — show timeline

• 2026-05-13 Price Changed $175,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-08 Listed $185,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-06 Coming Soon $185,000 OneKey® MLS as Distributed by MLS Grid
• 2024-07-08 Sold (MLS) $138,000 OneKey® MLS as Distributed by MLS Grid
• 2024-03-01 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-01-16 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2024-01-16 Listed $138,000 OneKey® MLS as Distributed by MLS Grid
• 2023-11-11 Price Changed $135,000 RLS at REBNY
• 2023-06-26 Price Changed $149,000 RLS at REBNY
• 2023-04-27 Price Changed $164,000 RLS at REBNY