1244 Stratford Ave · New York, NY 10472

$1,180,000

9 bd · 6.0 ba · 3,321 sqft · MultiFamily public records · 66 Days on market

Built 1927 2,500 sqft lot Est $1212k · at est.

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Why this score? — see what drove the C- 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 +14.9/30.0
• ARV discount +8.7/15.0
• Appreciation +7.0/10.0
• Schools +5.0/10.0
• DSCR +4.6/10.0
• 1% rule +4.0/10.0
• 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: 3 units. confirmed

Listing remarks MLS

Four family semi-attached brick. Sold "as is" condition.

Key facts

• 2,500 sq ft lot
• Built 1927
• Listed 66 days

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/2.0-bath units multifamily listed at $1.18M.

Deal economics

• At list price, monthly cash flow is $348 ($4k/yr) — positive. Per door: $116/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.06M (9.9% below list).
• Recommended offer: $1.06M (9.9% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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 $56k of equity ($8k loan paydown + $48k 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 $330k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$91k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($1.11M) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 22y 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 $357k; list at $1.18M implies a 231% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — 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 $1,062,800 (9.9% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.90% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.26%
• DSCR: 1.06
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $1,212,165
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1746 Westchester Ave	0.37mi	8/6.0 (-1)	3,135 (-6%)	13mo	$1,125,000	$359	58
1212 Commmonwealth Ave	0.41mi	9/4.0	3,564 (+7%)	12mo	$1,300,000	$365	51
1335 Commonwealth Ave	0.41mi	8/4.0 (-1)	3,685 (+11%)	4mo	$1,260,000	$342	47
1254 Rosedale Ave	0.35mi	8/3.0 (-1)	3,000 (-10%)	5mo	$1,162,000	$387	46
1060 Longfellow Ave	0.74mi	10/4.0 (+1)	3,200 (-4%)	12mo	$1,100,000	$344	36
1432 Saint Lawrence Ave	0.55mi	9/2.0	2,968 (-11%)	13mo	$1,200,000	$404	30
1853 Watson Ave	0.68mi	8/4.0 (-1)	2,970 (-11%)	20mo	$1,220,000	$411	21

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: 11.6%
• Equity multiple: 1.71×
• Total profit: $233,414
• Equity at exit: $604,017

10-year hold

• IRR: 13.2%
• Equity multiple: 3.18×
• Total profit: $718,823
• Equity at exit: $992,526

Cash invested: $330,400 (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 10472

• Home prices YoY: 1.8%
• Active inventory: 54
• Price-to-rent: 27.8×

Monthly cashflow live

• Estimated rent: $10,628 medium
• Mortgage (P&I): −$6,188
• Tax from tax record: −$1,369 /mo · $16,426/yr
• Insurance: −$492
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,232
• Net cashflow: $348

Break-even live

Break-even rent $10,188

Max offer price $1,180,000

Occupancy floor 92%

Sensitivity live

Price	-10% $1,016	-5% $682	+0% $348	+5% $14	+10% $-320
Rent	-10% $-492	-5% $-72	+0% $348	+5% $767	+10% $1,187
Rate	-1.0pp $942	-0.5pp $648	base $348	+0.5pp $42	+1.0pp $-269

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	2	$10,626
Total (3 units)			$10,628

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: $295,000
• Closing costs: $35,400
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2024-11-27
   status Pending
2. 2024-10-02
   status Active
3. 2024-09-13
   listed $1,180,000 Active
4. 2014-12-11
   soldstatus $356,896
5. 2014-09-11
   price $349,900 66-char remark

   Show marketing remark (66 chars)

   Four family semi-attached brick. Sold "as is" condition.

6. 2014-09-10
   price $350,500 Sold 66-char remark

   Show marketing remark (66 chars)

   Four family semi-attached brick. Sold "as is" condition.

7. 2014-09-10
   soldstatus $350,500 Sold 66-char remark

   Show marketing remark (66 chars)

   Four family semi-attached brick. Sold "as is" condition.

8. 2014-09-10
   soldstatus $350,500 66-char remark

   Show marketing remark (66 chars)

   Four family semi-attached brick. Sold "as is" condition.

9. 2014-08-08
   historical Pending 66-char remark

   Show marketing remark (66 chars)

   Four family semi-attached brick. Sold "as is" condition.

10. 2014-07-16
    listed $349,900 Active 66-char remark

    Show marketing remark (66 chars)

    Four family semi-attached brick. Sold "as is" condition.

11. 2014-07-16
    listed $349,900 66-char remark

    Show marketing remark (66 chars)

    Four family semi-attached brick. Sold "as is" condition.

12. 2014-01-27
    price $350,000
13. 2014-01-13
    historical
14. 2014-01-13
    historical
15. 2013-07-24
    listed Active
16. 2013-07-24
    listed $400,000
17. 2013-01-25
    historical
18. 2013-01-25
    historical
19. 2012-10-24
    listed Active
20. 2012-10-24
    listed $425,000
21. 2012-10-16
    historical
22. 2012-10-16
    historical
23. 2012-06-04
    listed
24. 2012-06-04
    listed $500,000
25. 2009-05-04
    soldstatus $418,300
26. 2007-10-11
    historical
27. 2006-11-28
    listed
28. 2005-08-29
    soldstatus $410,640
29. 2005-04-20
    soldstatus $386,000
30. 2004-08-10
    historical
31. 2004-06-13
    listed $386,000

ⓘ 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: $16,426 · $1,369/mo
• Projected year-2 tax: $18,184 · $1,515/mo
• Expected delta: +$1,758/yr (+$147/mo · 10.7%)

ⓘ 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 ≥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: $127,536
• − Mortgage interest: −$66,098
• − Property taxes: −$16,426
• − Insurance: −$5,900
• − Repairs & maintenance: −$10,203
• − Management: −$10,203
• − Depreciation: −$34,327
• Taxable loss: −$15,621
• Est. tax savings @ 24.0%: +$3,749
• After-tax cash flow: $7,920/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

+205.7% since first listed

31 events — show timeline

• 2024-11-27 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-10-02 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2024-09-13 Listed $1,180,000 OneKey® MLS as Distributed by MLS Grid
• 2014-12-11 Sold (Public Records) $356,896 Public Records
• 2014-09-11 Price Changed $349,900 HGMLS
• 2014-09-10 Sold (MLS) $350,500 OneKey® MLS as Distributed by MLS Grid
• 2014-09-10 Sold (MLS) $350,500 HGMLS
• 2014-09-10 Price Changed $350,500 HGMLS
• 2014-08-08 Contingent — HGMLS
• 2014-07-16 Listed $349,900 HGMLS
• 2014-07-16 Listed $349,900 OneKey® MLS as Distributed by MLS Grid
• 2014-01-27 Price Changed $350,000 HGMLS
• 2014-01-13 Delisted — HGMLS
• 2014-01-13 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2013-07-24 Listed — HGMLS
• 2013-07-24 Listed $400,000 OneKey® MLS as Distributed by MLS Grid
• 2013-01-25 Delisted — HGMLS
• 2013-01-25 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2012-10-24 Listed $425,000 OneKey® MLS as Distributed by MLS Grid
• 2012-10-24 Listed — HGMLS
• 2012-10-16 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2012-10-16 Delisted — HGMLS
• 2012-06-04 Listed $500,000 OneKey® MLS as Distributed by MLS Grid
• 2012-06-04 Listed — HGMLS
• 2009-05-04 Sold (Public Records) $418,300 Public Records
• 2007-10-11 Delisted — HGMLS
• 2006-11-28 Listed — HGMLS
• 2005-08-29 Sold (Public Records) $410,640 Public Records
• 2005-04-20 Sold (MLS) $386,000 HGMLS
• 2004-08-10 Delisted — HGMLS
• 2004-06-13 Listed $386,000 HGMLS

Property tax history

+5.1%/yr

Latest (2025): $16,426 · +3.3% YoY. Source: county tax records.