762 Brady Ave #121 · New York, NY 10462

$160,000

1 bd · 1.0 ba · 650 sqft · Condo · 44 Days on market

Built 1932

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +4.9/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 762 Brady Avenue! An exceptional opportunity in the heart of the sought-after Parkchester area! Step into a warm and well maintained one bedroom, one bath that feels like home from the moment you enter. The well-managed elevator building features on-site laundry & beautifully landscaped grounds, enhancing your everyday living experience. Perfectly located near shops, restaurants, schools, and public transportation including the IRT Lexington Avenue Line (6 train), multiple bus lines, and easy access to major highways. You can also spend your weekends exploring the New York Botanical Garden, dining at local favorites, or unwinding in nearby parks. This home offers unmatched

Key facts

• Built 1932
• Listed 44 days

Property features AI

Finance

• HOA & community: Monthly additional fee of $525 (special assessment)

Exterior

• Parking: On-street parking
• Utilities: Public sewer; Trash collection (public)
• Home design: Stock cooperative; One level; Entry level 1
• Construction: Brick construction
• Exterior features: Courtyard; Near public transit; Near schools; Near shops

Interior

• Kitchen: Oven; Refrigerator
• Bedrooms: Total rooms: 4
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Wall/window air conditioning units
• Interior features: Cathedral ceilings; Eat-in kitchen; Elevator; High ceilings; Walk-in closet(s)
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $731 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% 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 (+9.4%/yr); 189 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 $2,325/mo this rent would consume 46% of the median local household income ($61k/yr) (locally 7650% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $45k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: built in 1932 — 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 $155,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1932 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.45% ✓
• Cap rate: 11.78%
• Cash-on-cash: 19.58%
• DSCR: 1.87
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 17.2%
• Equity multiple: 1.74×
• Total profit: $32,963
• Equity at exit: $23,857

10-year hold

• IRR: 29.0%
• Equity multiple: 4.23×
• Total profit: $144,736
• Equity at exit: $13,834

Cash invested: $44,800 (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 10462

• Home prices YoY: -10.4%
• Rents YoY: 9.4%
• Active inventory: 189
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,325 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $731

Break-even live

Break-even rent $1,400

Max offer price $160,000

Occupancy floor 64%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1250 Pelham Pkwy S Unit B Bronx, NY	1.0	1.0	725	$2,850	$3.93	24d	1	0.84mi

HOA detail condo

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

Listing history 42 events

1. 2026-06-18
   days on market $160,000 Active 44 DOM
2. 2026-06-17
   days on market $160,000 Active 43 DOM
3. 2026-06-16
   days on market $160,000 Active 42 DOM
4. 2026-06-15
   days on market $160,000 Active 41 DOM
5. 2026-06-13
   days on market $160,000 Active 39 DOM
6. 2026-06-10
   days on market $160,000 Active 35 DOM
7. 2026-06-08
   days on market $160,000 Active 34 DOM
8. 2026-06-08
   days on market $160,000 Active 33 DOM
9. 2026-06-04
   days on market $160,000 Active 30 DOM
10. 2026-06-03
    days on market $160,000 Active 29 DOM
11. 2026-06-01
    days on market $160,000 Active 27 DOM
12. 2026-05-31
    days on market $160,000 Active 26 DOM
13. 2026-05-05
    listed $160,000 Active
14. 2025-09-16
    historical
15. 2025-09-01
    status Active
16. 2025-09-01
    historical
17. 2025-07-25
    price $153,999
18. 2025-06-25
    listed $160,000 Active
19. 2025-05-07
    historical
20. 2024-11-06
    listed $165,000 Active
21. 2023-08-24
    historical
22. 2023-08-21
    price $158,000
23. 2023-07-26
    listed $169,000 Active
24. 2023-07-18
    historical
25. 2023-07-01
    price $165,000
26. 2023-07-01
    price $165,000
27. 2023-06-13
    price $170,000
28. 2023-06-13
    price $170,000
29. 2023-05-31
    price $175,000
30. 2023-05-31
    price $175,000
31. 2023-05-25
    price $180,000
32. 2023-05-25
    price $180,000
33. 2023-04-05
    price $185,000
34. 2023-04-05
    price $185,000
35. 2023-03-08
    listed $190,000 Active
36. 2023-03-06
    listed $190,000 Active
37. 2023-03-01
    historical
38. 2021-10-07
    soldstatus $160,000 Sold
39. 2021-03-14
    status Pending
40. 2021-03-12
    historical
41. 2021-03-05
    listed $160,000 Active
42. 2021-03-05
    listed $160,000 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: $27,902
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$2,232
• − Management: −$2,232
• − Depreciation: −$4,655
• Taxable income: $6,620
• Est. tax owed @ 24.0%: −$1,589
• After-tax cash flow: $7,185/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): 76,320
• Household income: $60,966
• Rent vs Own: 76.5% rent · 23.5% own
• Severe rent burden: 7650.0

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 0.70)
• Race & ethnicity: Hispanic / Latino 46% Black 22% Asian 18% White 10% Two or more races 9% Native American 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 17% Dominican 15%
• Foreign-born: 34% · Canada, China, Vietnam
• Languages at home: 39% English-only · Spanish 36% Other Indo-European 16% Arabic 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: ▼ -41.59%
• Current HPI: 356.326
• Rent YoY: ▲ 9.43%
• 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

+0.0% since first listed

30 events — show timeline

• 2026-05-05 Listed $160,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-16 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-09-01 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-09-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-07-25 Price Changed $153,999 OneKey® MLS as Distributed by MLS Grid
• 2025-06-25 Listed $160,000 OneKey® MLS as Distributed by MLS Grid
• 2025-05-07 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-11-06 Listed $165,000 OneKey® MLS as Distributed by MLS Grid
• 2023-08-24 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2023-08-21 Price Changed $158,000 OneKey® MLS as Distributed by MLS Grid
• 2023-07-26 Listed $169,000 OneKey® MLS as Distributed by MLS Grid
• 2023-07-18 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2023-07-01 Price Changed $165,000 RLS at REBNY
• 2023-07-01 Price Changed $165,000 OneKey® MLS as Distributed by MLS Grid
• 2023-06-13 Price Changed $170,000 RLS at REBNY
• 2023-06-13 Price Changed $170,000 OneKey® MLS as Distributed by MLS Grid
• 2023-05-31 Price Changed $175,000 RLS at REBNY
• 2023-05-31 Price Changed $175,000 OneKey® MLS as Distributed by MLS Grid
• 2023-05-25 Price Changed $180,000 RLS at REBNY
• 2023-05-25 Price Changed $180,000 OneKey® MLS as Distributed by MLS Grid
• 2023-04-05 Price Changed $185,000 OneKey® MLS as Distributed by MLS Grid
• 2023-04-05 Price Changed $185,000 RLS at REBNY
• 2023-03-08 Listed $190,000 RLS at REBNY
• 2023-03-06 Listed $190,000 OneKey® MLS as Distributed by MLS Grid
• 2023-03-01 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 2021-10-07 Sold (MLS) $160,000 RLS at REBNY
• 2021-03-14 Pending — OneKey® MLS as Distributed by MLS Grid
• 2021-03-12 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-03-05 Listed $160,000 OneKey® MLS as Distributed by MLS Grid
• 2021-03-05 Listed $160,000 RLS at REBNY