1725 Edison Ave Unit 4C · New York, NY 10461

$242,000

1 bd · 1.0 ba · 470 sqft · Condo public records · 214 Days on market

Built 1965 $419/mo HOA · 18% of rent ↓ 5% since listing

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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).

• Cash flow +8.0/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• 1% rule +4.5/10.0
• Rent growth +4.5/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Rare Find! A CONDOMINIUM in Pelham Bay. Beautifully Renovated One Bedroom corner unit in elevator building. Large living room with two windows, offers a spacious open concept area for a dining space. Modern renovated kitchen with a window. The stylish cabinetry provides lots of storage in the upper and lower cabinets with easy closing drawers and stone counter tops. The shiny stainless steel appliance package offers a large refrigerator, stove/oven, microwave and dishwasher. Retreat to your large bedroom with double-sized closet and two windows. Enjoy the renovated bathroom with large wall to wall tiles, a pedestal sink and soaking tub. The linen closet is conveniently outside the bathroo

Key facts

• Renovated bathroom
• Hardwood oak floors
• Double-sized closet

Tags

• RENOVATED KITCHEN
• LARGE LIVING ROOM
• DOUBLE-SIZED CLOSET
• RENOVATED BATHROOM
• HARDWOOD OAK FLOORS

Property features AI

Finance

• Other: Pets allowed in building (some restrictions may apply)
• HOA & community: Monthly association fee of $419

Exterior

• Home design: 6-story building; Entry level is on the 4th floor; Zoning: R7-1
• Exterior features: No specific exterior features listed

Interior

• Bathrooms: 1 full bathroom
• Interior features: Total of 3 rooms; Basement: Other
• Laundry & utility: Building laundry (shared or on-site)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $242k.

Deal economics

• At list price, monthly cash flow is $-251 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (18.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (4.7% below list).
• Recommended offer: $198k (18.3% below list) — sets the bar for cash-flow.
• Cap rate 5.0% 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 (+8.0%/yr); 147 active listings in the ZIP; 6,929 units permitted in Bronx County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 41% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 214 days — a 12% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Climate carrying-cost: 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 $197,653 (18.3% 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 214 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — 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: 0.95% ✗
• Cap rate: 5.05%
• Cash-on-cash: -4.45%
• DSCR: 0.80
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.99% rent growth · sell at horizon

5-year hold

• IRR: -16.9%
• Equity multiple: 0.37×
• Total profit: $-42,758
• Equity at exit: $36,083

10-year hold

• IRR: -0.2%
• Equity multiple: 0.98×
• Total profit: $-1,327
• Equity at exit: $20,924

Cash invested: $67,760 (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 10461

• Home prices YoY: -28.3%
• Rents YoY: 8.0%
• Active inventory: 147
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,307 medium
• Mortgage (P&I): −$1,269
• Tax from tax record: −$284 /mo · $3,412/yr
• Insurance: −$101
• HOA: −$419
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $-251

Break-even live

Break-even rent $2,624

Max offer price $197,653

Occupancy floor —

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: $60,500
• Closing costs: $7,260
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $419 · $5,028/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $242,000 Active 214 DOM
2. 2026-06-17
   days on market $242,000 Active 213 DOM
3. 2026-06-15
   days on market $242,000 Active 211 DOM
4. 2026-06-13
   days on market $242,000 Active 209 DOM
5. 2026-06-10
   days on market $242,000 Active 205 DOM
6. 2026-06-08
   days on market $242,000 Active 204 DOM
7. 2026-06-04
   days on market $242,000 Active 200 DOM
8. 2026-06-03
   days on market $242,000 Active 199 DOM
9. 2026-06-01
   days on market $242,000 Active 197 DOM
10. 2026-05-31
    days on market $242,000 Active 196 DOM
11. 2026-04-15
    price $242,000
12. 2026-03-12
    price $244,500
13. 2026-02-19
    status Active
14. 2025-09-30
    price $249,500
15. 2025-08-22
    listed $254,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $3,412 · $284/mo
• Projected year-2 tax: $3,751 · $313/mo
• Expected delta: +$339/yr (+$28/mo · 9.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,679
• − Mortgage interest: −$13,556
• − Property taxes: −$3,412
• − Insurance: −$1,210
• − Repairs & maintenance: −$2,214
• − Management: −$2,214
• − HOA: −$5,028
• − Depreciation: −$7,040
• Taxable loss: −$6,995
• Est. tax savings @ 24.0%: +$1,679
• After-tax cash flow: $-1,334/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): 52,012
• Household income: $67,028
• Rent vs Own: 70.3% rent · 29.7% own
• Severe rent burden: 4430.0

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 0.67)
• Race & ethnicity: Hispanic / Latino 47% White 30% Asian 13% Two or more races 10% Black 7%
• Hispanic origin (detail): Mexican 4% Puerto Rican 20% Cuban 1% Dominican 13%
• Common ancestry: Romanian 1%
• Foreign-born: 30% · Canada, China, Vietnam
• Languages at home: 43% English-only · Spanish 34% Other Indo-European 13% Tagalog/Filipino 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: ▼ -105.06%
• Current HPI: 266.5457
• Rent YoY: ▲ 7.99%
• 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

-4.7% since first listed

5 events — show timeline

• 2026-04-15 Price Changed $242,000 RLS at REBNY
• 2026-03-12 Price Changed $244,500 RLS at REBNY
• 2026-02-19 Relisted — RLS at REBNY
• 2025-09-30 Price Changed $249,500 RLS at REBNY
• 2025-08-22 Listed $254,000 RLS at REBNY

Property tax history

+5.2%/yr

Latest (2025): $3,412 · +2.0% YoY. Source: county tax records.