1156 Metcalf Ave · New York, NY 10472

$299,000

4 bd · None ba · 2,020 sqft · MultiFamily public records · 2 Days on market

Built 1960 2,000 sqft lot ↓ 31% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

PROPERTY IS fire burnt – DO NOT attempt to access. Ideal for investors or buyers looking to customize their home! This duplex home is being sold 100% as-is, including any violations (if applicable), and may require a full gut renovation. Due diligence must be completed prior to submitting an offer. Subject to third party approval

Key facts

• 2,000 sq ft lot
• Garage
• Built 1960

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $299k.

Deal economics

• At list price, monthly cash flow is $3k ($42k/yr) — positive. Per door: $2k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $299k).
• Cap rate 20.2% 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: 54 active listings in the ZIP; 6,929 units permitted in Bronx County in 2024 (6,829 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($2k loan paydown + $12k appreciation (4.1% local appreciation)).
• Bronx County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.1% appreciation + 3.0% rent growth), your $84k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 4y 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

• 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 $299,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.44% ✓
• Cap rate: 20.23%
• Cash-on-cash: 49.76%
• DSCR: 3.21
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $939,300
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1274 Fteley Ave	0.19mi	5/3.0 (+1)	1,840 (-9%)	6mo	$955,000	$519	66
1328 Thieriot Ave	0.50mi	3/1.0 (-1)	2,040 (+1%)	12mo	$999,000	$490	60
1513 Rosedale Ave	0.65mi	5/3.0 (+1)	1,946 (-4%)	3mo	$799,000	$411	56
1926 Mcgraw Ave	0.74mi	5/4.0 (+1)	1,935 (-4%)	2mo	$900,000	$465	52
1317 Thieriot Ave	0.47mi	5/3.0 (+1)	1,773 (-12%)	8mo	$880,000	$496	46
1801 Cross Bronx Expy	0.54mi	3/2.0 (-1)	2,146 (+6%)	22mo	$675,000	$315	41
1830 Bruckner Blvd	0.53mi	5/2.5 (+1)	2,310 (+14%)	21mo	$820,000	$355	29

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.08% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 56.3%
• Equity multiple: 4.28×
• Total profit: $274,867
• Equity at exit: $153,052

10-year hold

• IRR: 54.9%
• Equity multiple: 8.74×
• Total profit: $648,376
• Equity at exit: $251,496

Cash invested: $83,720 (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 10472

• Home prices YoY: 1.8%
• Active inventory: 54
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $7,286 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$592 /mo · $7,100/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,530
• Net cashflow: $3,472

Break-even live

Break-even rent $2,891

Max offer price $299,000

Occupancy floor 47%

Sensitivity live

Price	-10% $3,641	-5% $3,556	+0% $3,472	+5% $3,387	+10% $3,302
Rent	-10% $2,896	-5% $3,184	+0% $3,472	+5% $3,759	+10% $4,047
Rate	-1.0pp $3,622	-0.5pp $3,548	base $3,472	+0.5pp $3,394	+1.0pp $3,315

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$7,286
Total (2 units)			$7,286

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2025-09-19
   status Pending
2. 2025-09-17
   listed $299,000 Active
3. 2023-10-16
   historical
4. 2023-05-17
   price $925,000
5. 2023-04-17
   listed $950,000 Active
6. 2022-12-12
   historical
7. 2022-10-18
   status Active
8. 2022-10-15
   historical
9. 2022-09-21
   price $1,000,000
10. 2022-09-12
    listed $1,200,000 Active
11. 2006-02-15
    soldstatus $432,600

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $7,100 · $592/mo
• Projected year-2 tax: $7,100 · $592/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 26% 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: $87,432
• − Mortgage interest: −$16,749
• − Property taxes: −$7,100
• − Insurance: −$1,495
• − Repairs & maintenance: −$6,995
• − Management: −$6,995
• − Depreciation: −$8,698
• Taxable income: $39,401
• Est. tax owed @ 24.0%: −$9,456
• After-tax cash flow: $32,204/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
• City population: 7,731,280
• Population (ZIP): 63,820

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 0.56)
• Race & ethnicity: Hispanic / Latino 62% Black 23% Two or more races 9% Asian 8% White 2% Native American 1%
• Hispanic origin (detail): Mexican 8% Puerto Rican 20% Cuban 1% Dominican 20%
• Foreign-born: 40% · Canada, Jamaica
• Languages at home: 36% English-only · Spanish 52% Other Indo-European 7% French/Haitian/Cajun 2%

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: ▲ 4.08%
• Current HPI: 236.8002
• Rent YoY: —
• Metro: —
• 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

-30.9% since first listed

11 events — show timeline

• 2025-09-19 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-09-17 Listed $299,000 OneKey® MLS as Distributed by MLS Grid
• 2023-10-16 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2023-05-17 Price Changed $925,000 OneKey® MLS as Distributed by MLS Grid
• 2023-04-17 Listed $950,000 OneKey® MLS as Distributed by MLS Grid
• 2022-12-12 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2022-10-18 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2022-10-15 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2022-09-21 Price Changed $1,000,000 OneKey® MLS as Distributed by MLS Grid
• 2022-09-12 Listed $1,200,000 OneKey® MLS as Distributed by MLS Grid
• 2006-02-15 Sold (Public Records) $432,600 Public Records

Property tax history

+5.0%/yr

Latest (2025): $7,100 · +2.2% YoY. Source: county tax records.