4612 Monticello Ave · New York, NY 10466

$774,000

6 bd · 2.0 ba · 2,764 sqft · MultiFamily public records · 80 Days on market

Built 1915 3,570 sqft lot Est $832k · 7% under

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Why this score? — see what drove the D+ 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 +15.2/30.0
• ARV discount +10.6/15.0
• Schools +5.0/10.0
• DSCR +4.7/10.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

2 Family Brick In Northeast Bronx, Great Investment Property, Corner Property, This One Will Not Last, Call And Set Up An Appt.

Key facts

• 3,570 sq ft lot
• Built 1915
• Listed 80 days

Property features AI

Exterior

• Parking: No carport; No designated parking
• Utilities: Public sewer; Utilities: see remarks
• Home design: Duplex
• Construction: Brick construction
• Exterior features: Brick exterior; Not waterfront

Interior

• Bedrooms: Two 3-bedroom units
• Bathrooms: Two full bathrooms
• Heating & cooling: Radiant heating; Other heating
• Interior features: Other interior features; Full unfinished basement

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath multifamily listed at $774k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $672k (13.2% below list).
• Recommended offer: $672k (13.2% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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.
• Zoned schools: Grimes School (math 17% / reading 37%, grade F, #1,786 of 2,108 statewide, top 86%, 411 students, 78% FRL); Benjamin Turner Middle School (math 8% / reading 32%, grade F, #678 of 729 statewide, top 94%, 196 students, 71% FRL); Mount Vernon High School (math 54% / reading 75%, grade B-, #776 of 1,100 statewide, top 73%, 1,094 students, 76% FRL).
• Market conditions: 164 active listings in the ZIP; 6,929 units permitted in Bronx County in 2024 (6,829 in 5+ unit buildings).
• At $6,715/mo this rent would consume 122% of the median local household income ($66k/yr) (locally 4791% 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 $5k of loan paydown is wiped out by about $23k 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.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($728k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y 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.
• Current owner paid $435k; list at $774k implies a 78% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — 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 $671,500 (13.2% 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 13% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.87% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.48%
• DSCR: 1.07
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $831,964
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
349 S 4th Ave	0.53mi	6/2.0	2,700 (-2%)	7mo	$1,000,000	$370	66
4415 Mundy Ln	0.26mi	5/3.0 (-1)	2,650 (-4%)	8mo	$873,000	$329	65
4315 Murdock Ave	0.44mi	5/3.0 (-1)	2,760 (-0%)	8mo	$680,000	$246	63
132 East 4th St	0.74mi	6/2.0	2,800 (+1%)	0mo	$700,000	$250	63
515 S 9th Ave	0.55mi	5/2.0 (-1)	2,627 (-5%)	9mo	$640,000	$244	53
26 N Terrace Ave	0.66mi	6/3.0	2,814 (+2%)	11mo	$950,000	$338	53
740 Nereid Ave	0.69mi	7/3.0 (+1)	2,761 (-0%)	8mo	$870,000	$315	52
1710 Nereid Ave	0.64mi	7/3.0 (+1)	2,860 (+4%)	5mo	$860,000	$301	51
51 S High St	0.50mi	6/3.0	2,470 (-11%)	5mo	$640,000	$259	50
4615 Bronx Blvd	0.60mi	6/3.0	3,060 (+11%)	11mo	$860,000	$281	40
4212 Monticello Ave	0.56mi	5/2.0 (-1)	3,163 (+14%)	6mo	$959,000	$303	40
418 S 1st Ave	0.68mi	7/4.0 (+1)	3,128 (+13%)	6mo	$919,000	$294	28

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

Projected returns pro-forma

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

5-year hold

• IRR: -14.0%
• Equity multiple: 0.50×
• Total profit: $-108,484
• Equity at exit: $115,406

10-year hold

• IRR: -5.2%
• Equity multiple: 0.66×
• Total profit: $-72,906
• Equity at exit: $66,921

Cash invested: $216,720 (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 10466

• Active inventory: 164
• Price-to-rent: 19.2×

Monthly cashflow live

• Estimated rent: $6,715 high
• Mortgage (P&I): −$4,059
• Tax from tax record: −$656 /mo · $7,873/yr
• Insurance: −$322
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,410
• Net cashflow: $267

Break-even live

Break-even rent $6,377

Max offer price $774,000

Occupancy floor 91%

Sensitivity live

Price	-10% $705	-5% $486	+0% $267	+5% $48	+10% $-171
Rent	-10% $-263	-5% $2	+0% $267	+5% $533	+10% $798
Rate	-1.0pp $657	-0.5pp $464	base $267	+0.5pp $67	+1.0pp $-137

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$6,716
Total (2 units)			$6,715

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: $193,500
• Closing costs: $23,220
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-22
   days on market $774,000 Active 80 DOM
2. 2026-06-21
   days on market $774,000 Active 79 DOM
3. 2026-06-18
   days on market $774,000 Active 76 DOM
4. 2026-06-17
   days on market $774,000 Active 75 DOM
5. 2026-06-16
   days on market $774,000 Active 74 DOM
6. 2026-06-15
   days on market $774,000 Active 73 DOM
7. 2026-06-13
   days on market $774,000 Active 71 DOM
8. 2026-06-09
   days on market $774,000 Active 67 DOM
9. 2026-06-08
   days on market $774,000 Active 66 DOM
10. 2026-06-07
    days on market $774,000 Active 65 DOM
11. 2026-06-04
    days on market $774,000 Active 62 DOM
12. 2026-06-03
    days on market $774,000 Active 61 DOM
13. 2026-06-02
    days on market $774,000 Active 60 DOM
14. 2026-06-01
    days on market $774,000 Active 59 DOM
15. 2026-05-31
    days on market $774,000 Active 58 DOM
16. 2026-04-20
    price $774,000
17. 2026-04-03
    listed $795,000 Active
18. 2005-11-21
    soldstatus $435,000
19. 2005-09-28
    soldstatus $435,000 127-char remark

    Show marketing remark (127 chars)

    2 Family Brick In Northeast Bronx, Great Investment Property, Corner Property, This One Will Not Last, Call And Set Up An Appt.

20. 2005-05-10
    price $460,000 127-char remark

    Show marketing remark (127 chars)

    2 Family Brick In Northeast Bronx, Great Investment Property, Corner Property, This One Will Not Last, Call And Set Up An Appt.

21. 2005-05-10
    historical 127-char remark

    Show marketing remark (127 chars)

    2 Family Brick In Northeast Bronx, Great Investment Property, Corner Property, This One Will Not Last, Call And Set Up An Appt.

22. 2005-04-10
    listed $435,000 127-char remark

    Show marketing remark (127 chars)

    2 Family Brick In Northeast Bronx, Great Investment Property, Corner Property, This One Will Not Last, Call And Set Up An Appt.

23. 2002-03-05
    soldstatus $315,000
24. 1987-01-28
    soldstatus $175,000

ⓘ 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: $7,873 · $656/mo
• Projected year-2 tax: $10,477 · $873/mo
• Expected delta: +$2,604/yr (+$217/mo · 33.1%)

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

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 ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $80,580
• − Mortgage interest: −$43,356
• − Property taxes: −$7,873
• − Insurance: −$3,870
• − Repairs & maintenance: −$6,446
• − Management: −$6,446
• − Depreciation: −$22,516
• Taxable loss: −$9,928
• Est. tax savings @ 24.0%: +$2,383
• After-tax cash flow: $5,591/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): 71,116
• Household income: $65,969
• Rent vs Own: 60.1% rent · 39.9% own
• Severe rent burden: 4791.0

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 0.55)
• Race & ethnicity: Black 60% Hispanic / Latino 29% Two or more races 7% White 2% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 9% Dominican 12%
• Common ancestry: Hispanic 1%
• Foreign-born: 42% · Canada, Jamaica, United Kingdom
• Languages at home: 67% English-only · Spanish 22% 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: ▼ -314.77%
• Current HPI: 349.542
• 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

+342.3% since first listed

9 events — show timeline

• 2026-04-20 Price Changed $774,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-03 Listed $795,000 OneKey® MLS as Distributed by MLS Grid
• 2005-11-21 Sold (Public Records) $435,000 Public Records
• 2005-09-28 Sold (MLS) $435,000 HGMLS
• 2005-05-10 Delisted — HGMLS
• 2005-05-10 Price Changed $460,000 HGMLS
• 2005-04-10 Listed $435,000 HGMLS
• 2002-03-05 Sold (Public Records) $315,000 Public Records
• 1987-01-28 Sold (Public Records) $175,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $7,873 · +6.0% YoY. Source: county tax records.