1372 Shakespeare Ave Unit 4C · New York, NY 10452

$130,000

1 bd · 1.0 ba · 600 sqft · Condo · 65 Days on market

Built 1926

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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
• Appreciation +6.8/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Affordable Homeownership in the Bronx Welcome to 1372 Shakespeare Ave #4C, a renovated 1-bedroom HDFC co-op in the Mt. Eden section of the Bronx. This bright 4th-floor walk-up offers hardwood floors throughout, a functional layout with a spacious bedroom and walk-in closet, along with a renovated kitchen with stainless steel appliances. Affordable maintenance fee of $670/mo This is a great opportunity for first-time homebuyers seeking affordable ownership with monthly payments that are equivalent to, if not lower than, your average rent. Limited financing options and first-time buyer grant programs may apply, helping qualified buyers own for less than the average NYC rent. Owner-occupancy

Key facts

• Spacious bedroom
• Walk-in closet
• Renovated kitchen

Tags

• RENOVATED KITCHEN
• STAINLESS STEEL APPLIANCES
• HARDWOOD FLOORS
• WALK-IN CLOSET
• SPACIOUS BEDROOM
• 10 MIN WALK TO HIGHBRIDGE PARK

Property features AI

Finance

• Other: Living area listed as 600 (source: other)
• HOA & community: Association: 1372 Shakespeare Ave HDFC

Exterior

• Parking: On-street parking; No carport
• Utilities: Con-Edison electric; Natural gas connected; Electricity connected; Public sewer; Public trash collection
• Home design: Stock cooperative; Actual property condition; Located between 3rd and 5th floors
• Construction: Brick construction
• Exterior features: Not waterfront; Walk-up building

Interior

• Kitchen: Gas range
• Bedrooms: 4 rooms total (includes bedrooms) — unit located between 3rd and 5th floors; entry level 4
• Flooring: Ceramic tile; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Radiant heating; Other heating; No central cooling
• Interior features: Aluminum window frames; Other interior features
• Laundry & utility: No basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $591 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $122k (6.0% 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: 41 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 $1,886/mo this rent would consume 55% of the median local household income ($41k/yr) (locally 10080% 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 $5k of equity ($899 loan paydown + $5k appreciation (3.5% local appreciation)).
• Bronx County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.5% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, 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 65 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 8y 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 1926 — 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 $122,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 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 1926 — 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: 1.45% ✓
• Cap rate: 11.75%
• Cash-on-cash: 19.50%
• DSCR: 1.87
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.51% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.9%
• Equity multiple: 2.56×
• Total profit: $56,901
• Equity at exit: $62,223

10-year hold

• IRR: 27.1%
• Equity multiple: 5.00×
• Total profit: $145,534
• Equity at exit: $98,934

Cash invested: $36,400 (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 10452

• Home prices YoY: 2.4%
• Active inventory: 41
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,886 medium
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $591

Break-even live

Break-even rent $1,137

Max offer price $130,000

Occupancy floor 64%

Sensitivity live

Price	-10% $681	-5% $636	+0% $591	+5% $547	+10% $502
Rent	-10% $442	-5% $517	+0% $591	+5% $666	+10% $740
Rate	-1.0pp $657	-0.5pp $624	base $591	+0.5pp $558	+1.0pp $523

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: $32,500
• Closing costs: $3,900
• 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 30 events

1. 2026-06-18
   days on market $130,000 Active 65 DOM
2. 2026-06-17
   days on market $130,000 Active 64 DOM
3. 2026-06-15
   days on market $130,000 Active 62 DOM
4. 2026-06-13
   days on market $130,000 Active 60 DOM
5. 2026-06-10
   days on market $130,000 Active 56 DOM
6. 2026-06-08
   days on market $130,000 Active 55 DOM
7. 2026-06-08
   days on market $130,000 Active 54 DOM
8. 2026-06-04
   days on market $130,000 Active 51 DOM
9. 2026-06-03
   days on market $130,000 Active 50 DOM
10. 2026-06-01
    days on market $130,000 Active 48 DOM
11. 2026-05-31
    days on market $130,000 Active 47 DOM
12. 2026-04-14
    listed $130,000 Active
13. 2026-03-01
    historical
14. 2025-10-28
    listed $130,000 Active
15. 2025-08-01
    historical
16. 2025-05-20
    price $139,000
17. 2025-02-28
    listed $140,000 Active
18. 2025-01-31
    historical
19. 2024-07-17
    status Active
20. 2024-06-30
    historical
21. 2024-04-02
    status Active
22. 2024-03-31
    historical
23. 2024-02-05
    price $149,999
24. 2023-10-20
    listed $159,999 Active
25. 2020-05-21
    historical
26. 2020-03-27
    status Pending
27. 2019-05-23
    status Pending
28. 2019-04-09
    listed $85,000 Active
29. 2018-07-09
    historical
30. 2018-04-20
    listed $85,000 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 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,630
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,810
• − Management: −$1,810
• − Depreciation: −$3,782
• Taxable income: $5,346
• Est. tax owed @ 24.0%: −$1,283
• After-tax cash flow: $5,814/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): 75,682
• Household income: $41,288
• Rent vs Own: 96.7% rent · 3.3% own
• Severe rent burden: 10080.0

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 28% Two or more races 14% White 3%
• Hispanic origin (detail): Mexican 8% Puerto Rican 15% Dominican 34%
• Foreign-born: 37% · Canada
• Languages at home: 32% English-only · Spanish 58% 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: ▲ 3.51%
• Current HPI: 153.1372
• 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

+52.9% since first listed

19 events — show timeline

• 2026-04-14 Listed $130,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-10-28 Listed $130,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-05-20 Price Changed $139,000 OneKey® MLS as Distributed by MLS Grid
• 2025-02-28 Listed $140,000 OneKey® MLS as Distributed by MLS Grid
• 2025-01-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-07-17 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2024-06-30 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-04-02 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2024-03-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-02-05 Price Changed $149,999 OneKey® MLS as Distributed by MLS Grid
• 2023-10-20 Listed $159,999 OneKey® MLS as Distributed by MLS Grid
• 2020-05-21 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-03-27 Pending — OneKey® MLS as Distributed by MLS Grid
• 2019-05-23 Pending — OneKey® MLS as Distributed by MLS Grid
• 2019-04-09 Listed $85,000 OneKey® MLS as Distributed by MLS Grid
• 2018-07-09 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2018-04-20 Listed $85,000 OneKey® MLS as Distributed by MLS Grid