2962 Decatur Ave Unit 4D · New York, NY 10458

$179,000

1 bd · 1.0 ba · 822 sqft · Condo · 93 Days on market

Built 1939

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Why this score? — see what drove the A- 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
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• Schools +5.0/10.0
• Rent growth +4.5/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0

Listing remarks

Come see this lovely Villiage Flair apartment, filled with light and Pre-War Charm. A cozy dinning foyer, soaring ceilings and huge Sunken Living Room with hardwood floors throughout. This apartment has windows in kitchen and bathroom, plus a wonderful extra large soaking tub! Close proximity to: Restaurants, Morris Park, NY Botanical Gardens, Bronx Zoo, Fordham University College are a short walk away. Transportation is fantastic! Only 2 blocks to Metro North and a short walk to the B/D and 4 trains. Come see this lovely home - it won't last - one blink and it's gone! Additional Information: Amenities:Pedestal Sink,

Key facts

• Windows in bathroom
• Cozy dinning foyer
• Windows in kitchen

Tags

• COZY DINNING FOYER
• HUGE SUNKEN LIVING ROOM
• HARDWOOD FLOORS
• WINDOWS IN KITCHEN
• WINDOWS IN BATHROOM
• EXTRA LARGE SOAKING TUB

Property features AI

Finance

• HOA & community: Managed by Highview Properties Management; Community park

Exterior

• Parking: No carport; No designated parking
• Utilities: Public sewer; Utilities: See remarks
• Home design: Stock cooperative
• Construction: Brick construction
• Exterior features: Brick construction; Near public transit; Near school; Near shops; Not waterfront

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; ENERGY STAR qualified appliances; Tankless water heater
• Bedrooms: 3 rooms total (includes bedrooms and living spaces); Entry level: 4
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall/Window unit(s) for cooling; Natural gas heating; Hot water heating; Radiant heating
• Interior features: Ceiling fan(s); Blinds
• Laundry & utility: Tankless water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $179k.

Deal economics

• At list price, monthly cash flow is $821 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $179k).
• Recommended offer: $163k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.8% 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); 63 active listings in the ZIP; lower-income renter base — watch delinquency; 6,929 units permitted in Bronx County in 2024 (6,829 in 5+ unit buildings).
• At $2,605/mo this rent would consume 77% of the median local household income ($41k/yr) (locally 10274% 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 $10k of equity ($1k loan paydown + $9k appreciation (5.0% local appreciation)).
• Bronx County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.0% appreciation + 8.0% rent growth), your $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 17y 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 $155k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.
• 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 $162,890 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1939 — 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: 1.46% ✓
• Cap rate: 11.80%
• Cash-on-cash: 19.66%
• DSCR: 1.87
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.03% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 33.3%
• Equity multiple: 3.15×
• Total profit: $107,626
• Equity at exit: $101,705

10-year hold

• IRR: 34.2%
• Equity multiple: 7.25×
• Total profit: $313,160
• Equity at exit: $175,750

Cash invested: $50,120 (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 10458

• Home prices YoY: 3.0%
• Rents YoY: 8.0%
• Active inventory: 63
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,605 medium
• Mortgage (P&I): −$939
• Tax est. 1.5%: −$224 /mo · $2,685/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$547
• Net cashflow: $821

Break-even live

Break-even rent $1,566

Max offer price $179,000

Occupancy floor 63%

Sensitivity live

Price	-10% $945	-5% $883	+0% $821	+5% $759	+10% $698
Rent	-10% $615	-5% $718	+0% $821	+5% $924	+10% $1,027
Rate	-1.0pp $911	-0.5pp $867	base $821	+0.5pp $775	+1.0pp $728

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

HOA detail condo

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

Listing history 34 events

1. 2026-06-21
   days on market $179,000 Active 93 DOM
2. 2026-06-18
   days on market $179,000 Active 90 DOM
3. 2026-06-17
   days on market $179,000 Active 89 DOM
4. 2026-06-15
   days on market $179,000 Active 87 DOM
5. 2026-06-13
   days on market $179,000 Active 85 DOM
6. 2026-06-10
   days on market $179,000 Active 81 DOM
7. 2026-06-08
   days on market $179,000 Active 80 DOM
8. 2026-06-08
   days on market $179,000 Active 79 DOM
9. 2026-06-04
   days on market $179,000 Active 76 DOM
10. 2026-06-03
    days on market $179,000 Active 75 DOM
11. 2026-06-01
    days on market $179,000 Active 73 DOM
12. 2026-05-31
    days on market $179,000 Active 72 DOM
13. 2026-05-13
    price $179,000
14. 2026-04-27
    price $177,000
15. 2026-03-20
    listed $180,000 Active
16. 2024-10-28
    status Active
17. 2024-10-24
    status Active
18. 2024-09-30
    historical
19. 2024-07-26
    status Pending
20. 2024-06-18
    listed $175,000 Active
21. 2022-09-30
    historical
22. 2022-07-22
    price $183,000
23. 2022-04-08
    listed $185,000 Active
24. 2021-11-02
    historical
25. 2021-10-21
    price $199,000
26. 2021-07-08
    listed $215,000 Active
27. 2018-03-13
    soldstatus $155,000 Sold
28. 2017-12-14
    historical Pending
29. 2017-11-06
    price $156,500
30. 2017-10-01
    listed $157,000 Active
31. 2014-03-15
    price $140,000
32. 2010-01-25
    soldstatus $140,000
33. 2009-09-04
    price $149,000
34. 2009-05-14
    listed $149,000

ⓘ 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 2/10 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: $31,266
• − Mortgage interest: −$10,027
• − Property taxes: −$2,685
• − Insurance: −$895
• − Repairs & maintenance: −$2,501
• − Management: −$2,501
• − Depreciation: −$5,207
• Taxable income: $7,449
• Est. tax owed @ 24.0%: −$1,788
• After-tax cash flow: $8,068/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): 74,898
• Household income: $40,800
• Rent vs Own: 95.8% rent · 4.2% own
• Severe rent burden: 10274.0

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 (70%)
• Race & ethnicity: Hispanic / Latino 70% Black 16% Two or more races 10% White 8% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 12% Puerto Rican 15% Dominican 34%
• Foreign-born: 41% · Canada, Jamaica, South Korea
• Languages at home: 30% English-only · Spanish 61% Other Indo-European 3% 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: ▲ 5.03%
• Current HPI: 173.4217
• Rent YoY: ▲ 8.04%
• 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

+20.1% since first listed

22 events — show timeline

• 2026-05-13 Price Changed $179,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-27 Price Changed $177,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-20 Listed $180,000 OneKey® MLS as Distributed by MLS Grid
• 2024-10-28 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2024-10-24 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2024-09-30 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-07-26 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-06-18 Listed $175,000 OneKey® MLS as Distributed by MLS Grid
• 2022-09-30 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2022-07-22 Price Changed $183,000 OneKey® MLS as Distributed by MLS Grid
• 2022-04-08 Listed $185,000 OneKey® MLS as Distributed by MLS Grid
• 2021-11-02 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-10-21 Price Changed $199,000 OneKey® MLS as Distributed by MLS Grid
• 2021-07-08 Listed $215,000 OneKey® MLS as Distributed by MLS Grid
• 2018-03-13 Sold (MLS) $155,000 OneKey® MLS as Distributed by MLS Grid
• 2017-12-14 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2017-11-06 Price Changed $156,500 OneKey® MLS as Distributed by MLS Grid
• 2017-10-01 Listed $157,000 OneKey® MLS as Distributed by MLS Grid
• 2014-03-15 Price Changed $140,000 HGMLS
• 2010-01-25 Sold (MLS) $140,000 HGMLS
• 2009-09-04 Price Changed $149,000 HGMLS
• 2009-05-14 Listed $149,000 HGMLS