855 E 178th St St Unit 15A · New York, NY 10460

$124,500

1 bd · 1.0 ba · 775 sqft · Condo · 80 Days on market

Built 1931 Good condition ↓ 3% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.7/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0

Listing remarks

Newly renovated unit on a great and well maintained building! Conventienly located and close to the Botanical Garden, Bronx Zoo, shops, transportation and schools. Unit is on the first floor. Application fee is $350 non refundable. THIS IS A WALK UP AND NO SUBLETTING ALLOWED

Key facts

• Close to schools
• Close to shops
• Close to bronx zoo

Tags

• NEWLY RENOVATED
• CLOSE TO BOTANICAL GARDEN
• CLOSE TO BRONX ZOO
• CLOSE TO SHOPS
• CLOSE TO TRANSPORTATION
• CLOSE TO SCHOOLS

Property features AI

Finance

• HOA & community: Association fees include heat, hot water, sewer and water

Exterior

• Parking: No covered parking; No designated parking features
• Utilities: Electric service by Con-Edison; Public sewer; Trash collection (public)
• Home design: Stock cooperative; First floor entry
• Construction: Brick construction
• Exterior features: Near public transit; Near schools; Near shops; Not waterfront

Interior

• Kitchen: Gas cooktop; Refrigerator
• Bedrooms: 2 total rooms (includes bedrooms and living areas); Located on first floor/entry level
• Bathrooms: 1 full bathroom
• Heating & cooling: Steam heating; Wall/window air conditioning unit(s)
• Interior features: Entrance foyer; Granite counters; Estimated condition
• Laundry & utility: No basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $124k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $124k).
• Recommended offer: $117k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.3% 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: 78 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 $2,532/mo this rent would consume 84% of the median local household income ($36k/yr) (locally 7852% 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 ($861 loan paydown + $9k appreciation (7.5% local appreciation)).
• Bronx County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (7.5% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~2 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 80 days — a 6% lower offer ($117k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1931 — 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→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,030 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1931 — 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: 2.03% ✓
• Cap rate: 17.28%
• Cash-on-cash: 39.23%
• DSCR: 2.75
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.46% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 51.1%
• Equity multiple: 4.43×
• Total profit: $119,674
• Equity at exit: $90,083

10-year hold

• IRR: 46.7%
• Equity multiple: 9.42×
• Total profit: $293,366
• Equity at exit: $174,681

Cash invested: $34,860 (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 10460

• Home prices YoY: 3.5%
• Active inventory: 78
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $2,532 medium
• Mortgage (P&I): −$653
• Tax est. 1.5%: −$156 /mo · $1,868/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $1,140

Break-even live

Break-even rent $1,089

Max offer price $124,500

Occupancy floor 50%

Sensitivity live

Price	-10% $1,226	-5% $1,183	+0% $1,140	+5% $1,097	+10% $1,054
Rent	-10% $940	-5% $1,040	+0% $1,140	+5% $1,240	+10% $1,340
Rate	-1.0pp $1,202	-0.5pp $1,171	base $1,140	+0.5pp $1,107	+1.0pp $1,075

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: $31,125
• Closing costs: $3,735
• 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 10 events

1. 2026-06-13
   statusdays on market $124,500 Pending 80 DOM
2. 2026-06-10
   days on market $124,500 Active 77 DOM
3. 2026-06-08
   days on market $124,500 Active 76 DOM
4. 2026-06-08
   days on market $124,500 Active 75 DOM
5. 2026-06-04
   days on market $124,500 Active 72 DOM
6. 2026-06-03
   days on market $124,500 Active 71 DOM
7. 2026-06-01
   days on market $124,500 Active 69 DOM
8. 2026-05-31
   days on market $124,500 Active 68 DOM
9. 2026-04-09
   price $124,500
10. 2026-03-24
    listed $129,000 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 2/10 Low
• 🌡 Heat 7/10 Severe 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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,380
• − Mortgage interest: −$6,974
• − Property taxes: −$1,868
• − Insurance: −$622
• − Repairs & maintenance: −$2,430
• − Management: −$2,430
• − Depreciation: −$3,622
• Taxable income: $12,433
• Est. tax owed @ 24.0%: −$2,984
• After-tax cash flow: $10,691/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This newly renovated unit on a well-maintained building is in good condition and ready for move-in. It offers a good balance of updates and maintenance, making it an attractive option for both buyers and renters.

Value-add opportunities

• Both Painting the interior walls and ceilings — Fresh paint can make the space feel brighter and more inviting, appealing to both buyers and renters.
• Both Upgrading the kitchen appliances — Modern appliances can enhance the functionality and appeal of the kitchen, making it more attractive to potential buyers and renters.
• Both Landscaping improvements — Enhancing the landscaping can improve the curb appeal and make the property more attractive to potential buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the interior walls and ceilings — Fresh paint can make the space feel brighter and more inviting, appealing to both buyers and renters. ↑
• Both Upgrading the kitchen appliances — Modern appliances can enhance the functionality and appeal of the kitchen, making it more attractive to potential buyers and renters. ↑
• Both Landscaping improvements — Enhancing the landscaping can improve the curb appeal and make the property more attractive to potential buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 59,396
• Household income: $36,309
• Rent vs Own: 90.6% rent · 9.4% own
• Severe rent burden: 7852.0

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 (65%)
• Race & ethnicity: Hispanic / Latino 65% Black 27% Two or more races 20% White 3% Native American 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 23% Dominican 28%
• Foreign-born: 33% · Canada
• Languages at home: 38% English-only · Spanish 54% 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: ▲ 7.46%
• Current HPI: 224.0425
• Rent YoY: —
• 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

-3.5% since first listed

2 events — show timeline

• 2026-04-09 Price Changed $124,500 OneKey® MLS as Distributed by MLS Grid
• 2026-03-24 Listed $129,000 OneKey® MLS as Distributed by MLS Grid