4 Fordham Hill Oval Unit 5E · New York, NY 10468

$165,000

1 bd · 1.0 ba · 735 sqft · Condo public records · 380 Days on market

Built 1950 ↓ 9% since listing

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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 +29.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• Schools +5.0/10.0
• Rent growth +4.2/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0

Listing remarks

Renovated and move in ready co-op unit located in the gated Fordham Hill Oval community. The complex offers 24hr security and onsite management.

Key facts

• Gated community
• Accessible highways
• 24hr security

Tags

• GATED COMMUNITY
• 24HR SECURITY
• WELL MAINTAINED BUILDINGS
• CLOSE PROXIMITY AMENITIES
• ACCESSIBLE HIGHWAYS

Property features AI

Finance

• HOA & community: Association managed by Prestige Management; Additional monthly cable fee of $15

Exterior

• Parking: No carport
• Utilities: Cable available; Electricity connected; Natural gas connected; Phone available; Water connected; Public sewer; Electric service from 'Other' provider
• Home design: Stock cooperative
• Construction: Brick exterior
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Gas oven; Gas range; Stainless steel appliances
• Bedrooms: 3 total rooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heat; No cooling
• Interior features: Elevator
• Laundry & utility: No specific laundry details provided

🏢 Co-op / cooperative unit. The $165,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $165k.

Deal economics

• At list price, monthly cash flow is $563 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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 (+6.7%/yr); 124 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).
• At $2,156/mo this rent would consume 56% of the median local household income ($46k/yr) (locally 9659% 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 $2k of equity ($1k loan paydown + $831 appreciation (0.5% local appreciation)).
• Bronx County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.5% appreciation + 6.7% rent growth), your $46k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 380 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $17k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 380 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 1950 — 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: 1.31% ✓
• Cap rate: 10.39%
• Cash-on-cash: 14.62%
• DSCR: 1.65
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.5% appreciation · 6.7% rent growth · sell at horizon

5-year hold

• IRR: 18.3%
• Equity multiple: 1.94×
• Total profit: $43,318
• Equity at exit: $52,109

10-year hold

• IRR: 24.4%
• Equity multiple: 4.18×
• Total profit: $147,070
• Equity at exit: $66,093

Cash invested: $46,200 (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 10468

• Home prices YoY: 0.2%
• Rents YoY: 6.7%
• Active inventory: 124
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,156 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $563

Break-even live

Break-even rent $1,443

Max offer price $165,000

Occupancy floor 69%

Sensitivity live

Price	-10% $677	-5% $620	+0% $563	+5% $506	+10% $449
Rent	-10% $392	-5% $478	+0% $563	+5% $648	+10% $733
Rate	-1.0pp $646	-0.5pp $605	base $563	+0.5pp $520	+1.0pp $477

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2600 Netherland Ave Bronx, NY	1.0–3.0	1.0–2.5	1132	$2,775	$2.45	23d	3	1.02mi

HOA detail condo

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

Listing history 24 events

1. 2026-06-21
   days on market $165,000 Active 380 DOM
2. 2026-06-18
   days on market $165,000 Active 377 DOM
3. 2026-06-17
   days on market $165,000 Active 376 DOM
4. 2026-06-15
   days on market $165,000 Active 374 DOM
5. 2026-06-13
   days on market $165,000 Active 372 DOM
6. 2026-06-10
   days on market $165,000 Active 368 DOM
7. 2026-06-08
   days on market $165,000 Active 367 DOM
8. 2026-06-03
   days on market $165,000 Active 362 DOM
9. 2026-06-01
   days on market $165,000 Active 360 DOM
10. 2026-05-31
    days on market $165,000 Active 359 DOM
11. 2026-05-21
    status Active
12. 2026-04-29
    historical
13. 2026-04-16
    price $165,000
14. 2026-02-06
    status Active
15. 2026-02-06
    price $99,900
16. 2026-01-29
    historical
17. 2026-01-08
    price $109,900
18. 2025-12-02
    price $129,900
19. 2025-10-29
    price $91,500
20. 2025-09-30
    price $144,900
21. 2025-09-03
    price $154,900
22. 2025-07-30
    price $159,900
23. 2025-06-30
    price $169,900
24. 2025-05-08
    listed $181,900 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 · 14 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: $25,869
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$2,070
• − Management: −$2,070
• − Depreciation: −$4,800
• Taxable income: $4,387
• Est. tax owed @ 24.0%: −$1,053
• After-tax cash flow: $5,700/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): 75,557
• Household income: $46,233
• Rent vs Own: 91.5% rent · 8.5% own
• Severe rent burden: 9659.0

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 (76%)
• Race & ethnicity: Hispanic / Latino 76% Black 17% Two or more races 15% White 3% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 10% Puerto Rican 11% Dominican 45%
• Common ancestry: Hispanic 1%
• Foreign-born: 46% · Canada, Vietnam, Jamaica
• Languages at home: 22% English-only · Spanish 69% French/Haitian/Cajun 1% 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: ▲ 0.50%
• Current HPI: 249.8923
• Rent YoY: ▲ 6.70%
• 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

-9.3% since first listed

14 events — show timeline

• 2026-05-21 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-04-29 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-04-16 Price Changed $165,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-06 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-02-06 Price Changed $99,900 OneKey® MLS as Distributed by MLS Grid
• 2026-01-29 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-01-08 Price Changed $109,900 OneKey® MLS as Distributed by MLS Grid
• 2025-12-02 Price Changed $129,900 OneKey® MLS as Distributed by MLS Grid
• 2025-10-29 Price Changed $91,500 OneKey® MLS as Distributed by MLS Grid
• 2025-09-30 Price Changed $144,900 OneKey® MLS as Distributed by MLS Grid
• 2025-09-03 Price Changed $154,900 OneKey® MLS as Distributed by MLS Grid
• 2025-07-30 Price Changed $159,900 OneKey® MLS as Distributed by MLS Grid
• 2025-06-30 Price Changed $169,900 OneKey® MLS as Distributed by MLS Grid
• 2025-05-08 Listed $181,900 OneKey® MLS as Distributed by MLS Grid