2866 Marion Ave Unit 6J · New York, NY 10458

$225,000

1 bd · 1.0 ba · 775 sqft · Condo · 882 Days on market

Built 1956

---

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 +25.2/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• 1% rule +6.6/10.0
• Schools +5.0/10.0
• Rent growth +4.5/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this lovely top floor one bedroom cooperative separate kitchen, huge living room space (12x20) with hardwood floors through out, galley kitchen with dining area. This place gets lots of light in the Summer and Fall. Renovated bathroom and six...that's right, 6 closets. The apartment is approx. 700 sq ft., pretty nice size and layout for NYC. Laundry facilities on lobby level. This building has an elevator. A short walk to the metro-north, bus transportation, D and 4 subway lines and shopping on Bedford Park Blvd (pharmacy, pizza, deli, hardware store, doctor's office, bar, diner, hair salon, supermarket all within 3 min walking). The parking garage is by waiting list. Street parking is also usually available. Close to the New York Botanical Garden Museum "National Historic Landmark" as well as Fordham University and Lehman College. Video Tour: https://youtu.be/fOAf41kTtBc

Key facts

• Built 1956
• Listed 882 days

Property features AI

Finance

• HOA & community: Association managed by Skyline Management; On-site live-in superintendent; Community park

Exterior

• Parking: On-street parking available; Private parking; Waitlist for parking
• Utilities: Public sewer; Private trash collection
• Home design: Stock cooperative; Located in a six-story building
• Exterior features: Not waterfront; Near public transit; Close to schools; Near shopping

Interior

• Kitchen: Galley kitchen; Open kitchen
• Bedrooms: Not specified
• Bathrooms: One full bathroom
• Heating & cooling: Oil heating; Radiant heating; Wall/window air conditioning units
• Interior features: Ceiling fans; Galley-style kitchen; Open kitchen layout; Common laundry area; Oil water heater; No basement; Six-story building; Five total rooms; Pet policy has size limits
• Laundry & utility: Common area laundry; Oil water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $225k.

Deal economics

• At list price, monthly cash flow is $501 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $198k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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); 62 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 $2,603/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 $13k of equity ($2k loan paydown + $11k 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 $63k cash investment doubles in ~3 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 882 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago; this cycle's ask has dropped $25k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $115k; list at $225k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $198,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 882 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 1956 — 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: 1.16% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.54%
• DSCR: 1.42
• GRM: 7.2

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: 24.0%
• Equity multiple: 2.55×
• Total profit: $97,884
• Equity at exit: $127,841

10-year hold

• IRR: 25.6%
• Equity multiple: 5.78×
• Total profit: $301,283
• Equity at exit: $220,915

Cash invested: $63,000 (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 10458

• Home prices YoY: 3.0%
• Rents YoY: 8.0%
• Active inventory: 62
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,603 medium
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$547
• Net cashflow: $501

Break-even live

Break-even rent $1,968

Max offer price $225,000

Occupancy floor 76%

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: $56,250
• Closing costs: $6,750
• 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 25 events

1. 2026-06-18
   days on market $225,000 Active 882 DOM
2. 2026-06-17
   days on market $225,000 Active 881 DOM
3. 2026-06-15
   days on market $225,000 Active 879 DOM
4. 2026-06-13
   days on market $225,000 Active 877 DOM
5. 2026-06-10
   days on market $225,000 Active 873 DOM
6. 2026-06-08
   days on market $225,000 Active 872 DOM
7. 2026-06-03
   days on market $225,000 Active 867 DOM
8. 2026-06-01
   days on market $225,000 Active 865 DOM
9. 2026-05-31
   days on market $225,000 Active 864 DOM
10. 2025-07-18
    price $225,000
11. 2024-01-18
    listed $250,000 Active
12. 2024-01-17
    historical
13. 2023-08-13
    price $240,000
14. 2023-08-03
    historical $1,703
15. 2023-07-20
    listed $1,703
16. 2023-07-18
    listed $250,000 Active
17. 2018-10-27
    soldstatus $115,000 Sold 906-char remark

    Show marketing remark (906 chars)

    Welcome to this lovely top floor one bedroom cooperative separate kitchen, huge living room space (12x20) with hardwood floors through out, galley kitchen with dining area. This place gets lots of light in the Summer and Fall. Renovated bathroom and six...that's right, 6 closets. The apartment is approx. 700 sq ft., pretty nice size and layout for NYC. Laundry facilities on lobby level. This building has an elevator. A short walk to the metro-north, bus transportation, D and 4 subway lines and shopping on Bedford Park Blvd (pharmacy, pizza, deli, hardware store, doctor's office, bar, diner, hair salon, supermarket all within 3 min walking). The parking garage is by waiting list. Street parking is also usually available. Close to the New York Botanical Garden Museum "National Historic Landmark" as well as Fordham University and Lehman College. Video Tour: https://youtu.be/fOAf41kTtBc

18. 2018-06-22
    historical Pending 906-char remark

    Show marketing remark (906 chars)

    Welcome to this lovely top floor one bedroom cooperative separate kitchen, huge living room space (12x20) with hardwood floors through out, galley kitchen with dining area. This place gets lots of light in the Summer and Fall. Renovated bathroom and six...that's right, 6 closets. The apartment is approx. 700 sq ft., pretty nice size and layout for NYC. Laundry facilities on lobby level. This building has an elevator. A short walk to the metro-north, bus transportation, D and 4 subway lines and shopping on Bedford Park Blvd (pharmacy, pizza, deli, hardware store, doctor's office, bar, diner, hair salon, supermarket all within 3 min walking). The parking garage is by waiting list. Street parking is also usually available. Close to the New York Botanical Garden Museum "National Historic Landmark" as well as Fordham University and Lehman College. Video Tour: https://youtu.be/fOAf41kTtBc

19. 2018-03-16
    price $129,000 906-char remark

    Show marketing remark (906 chars)

    Welcome to this lovely top floor one bedroom cooperative separate kitchen, huge living room space (12x20) with hardwood floors through out, galley kitchen with dining area. This place gets lots of light in the Summer and Fall. Renovated bathroom and six...that's right, 6 closets. The apartment is approx. 700 sq ft., pretty nice size and layout for NYC. Laundry facilities on lobby level. This building has an elevator. A short walk to the metro-north, bus transportation, D and 4 subway lines and shopping on Bedford Park Blvd (pharmacy, pizza, deli, hardware store, doctor's office, bar, diner, hair salon, supermarket all within 3 min walking). The parking garage is by waiting list. Street parking is also usually available. Close to the New York Botanical Garden Museum "National Historic Landmark" as well as Fordham University and Lehman College. Video Tour: https://youtu.be/fOAf41kTtBc

20. 2018-03-05
    listed $133,500 Active 906-char remark

    Show marketing remark (906 chars)

    Welcome to this lovely top floor one bedroom cooperative separate kitchen, huge living room space (12x20) with hardwood floors through out, galley kitchen with dining area. This place gets lots of light in the Summer and Fall. Renovated bathroom and six...that's right, 6 closets. The apartment is approx. 700 sq ft., pretty nice size and layout for NYC. Laundry facilities on lobby level. This building has an elevator. A short walk to the metro-north, bus transportation, D and 4 subway lines and shopping on Bedford Park Blvd (pharmacy, pizza, deli, hardware store, doctor's office, bar, diner, hair salon, supermarket all within 3 min walking). The parking garage is by waiting list. Street parking is also usually available. Close to the New York Botanical Garden Museum "National Historic Landmark" as well as Fordham University and Lehman College. Video Tour: https://youtu.be/fOAf41kTtBc

21. 2018-03-01
    historical
22. 2018-02-12
    price $133,000
23. 2017-11-16
    price $138,500
24. 2017-08-07
    price $141,500
25. 2017-07-05
    listed $145,000 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 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,231
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,498
• − Management: −$2,498
• − Depreciation: −$6,545
• Taxable income: $2,585
• Est. tax owed @ 24.0%: −$620
• After-tax cash flow: $5,393/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

+55.2% since first listed

16 events — show timeline

• 2025-07-18 Price Changed $225,000 OneKey® MLS as Distributed by MLS Grid
• 2024-01-18 Listed $250,000 OneKey® MLS as Distributed by MLS Grid
• 2024-01-17 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2023-08-13 Price Changed $240,000 OneKey® MLS as Distributed by MLS Grid
• 2023-08-03 Rental Removed $1,703 Avail
• 2023-07-20 Listed for Rent $1,703 Avail
• 2023-07-18 Listed $250,000 OneKey® MLS as Distributed by MLS Grid
• 2018-10-27 Sold (MLS) $115,000 OneKey® MLS as Distributed by MLS Grid
• 2018-06-22 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2018-03-16 Price Changed $129,000 OneKey® MLS as Distributed by MLS Grid
• 2018-03-05 Listed $133,500 OneKey® MLS as Distributed by MLS Grid
• 2018-03-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2018-02-12 Price Changed $133,000 OneKey® MLS as Distributed by MLS Grid
• 2017-11-16 Price Changed $138,500 OneKey® MLS as Distributed by MLS Grid
• 2017-08-07 Price Changed $141,500 OneKey® MLS as Distributed by MLS Grid
• 2017-07-05 Listed $145,000 OneKey® MLS as Distributed by MLS Grid