3313 Rombouts Ave · New York, NY 10475

$889,000

4 bd · 4.0 ba · 1,546 sqft · MultiFamily public records · 165 Days on market

Built 2011 1,752 sqft lot

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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).

• Appreciation +10.0/10.0
• Cash flow +9.1/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0

Multi-family units

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

Listing remarks MLS

Legal two family house located in the CO Op City area built in 2011. Property features a three bed room duplex over a two bed room duplex, brick semi-attached with one car garage and driveway. Both units pay for their own utilities including heat and hot water. Property is vacant and easy to show. Close to transportation and Bay Plaza Shopping Center which has great stores and restaurants in the area. Additional Information: ParkingFeatures:1 Car Attached,

Key facts

• Duplex unit
• First floor unit
• Baychester plaza

Tags

• TWO FAMILY HOME
• DUPLEX UNIT
• FIRST FLOOR UNIT
• TRANSPORTATION OPTIONS
• BAYCHESTER PLAZA

Property features AI

Exterior

• Parking: Driveway; Attached garage (1 car)
• Utilities: Public sewer; Natural gas available
• Home design: Duplex
• Construction: Brick construction
• Exterior features: Back yard with fencing; Not waterfront

Interior

• Kitchen: Eat-in kitchen; Granite counters
• Bedrooms: One 2-bedroom unit; One 3-bedroom unit
• Flooring: Hardwood floors
• Bathrooms: Four full bathrooms
• Heating & cooling: Baseboard heating; No central air
• Interior features: First-floor bedroom; First-floor full bath; Eat-in kitchen; Entrance foyer; Granite counters

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $889k.

Deal economics

• At list price, monthly cash flow is $-685 ($-8k/yr) — negative. Per door: $-343/mo.
• To cash-flow at today's rent, offer at most $768k (13.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $623k (29.9% below list).
• Recommended offer: $623k (29.9% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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: 8 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 6,929 units permitted in Bronx County in 2024 (6,829 in 5+ unit buildings).

Forward outlook

• In year one you build about $95k of equity ($6k loan paydown + $89k appreciation (10.0% local appreciation)).
• Bronx County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$153k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 165 days — a 12% lower offer ($782k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $56k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $628k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $622,900 (29.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 165 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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. 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?
10. 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.
11. 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.
12. 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: 0.70% ✗
• Cap rate: 5.37%
• Cash-on-cash: -3.30%
• DSCR: 0.85
• GRM: 11.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.9%
• Equity multiple: 2.77×
• Total profit: $440,306
• Equity at exit: $800,882

10-year hold

• IRR: 19.7%
• Equity multiple: 6.34×
• Total profit: $1,330,470
• Equity at exit: $1,727,131

Cash invested: $248,920 (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 10475

• Home prices YoY: 12.1%
• Active inventory: 8
• Price-to-rent: 23.8×

Monthly cashflow live

• Estimated rent: $6,229 medium
• Mortgage (P&I): −$4,662
• Tax from tax record: −$574 /mo · $6,882/yr
• Insurance: −$370
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,308
• Net cashflow: $-685

Break-even live

Break-even rent $7,096

Max offer price $767,986

Occupancy floor —

Sensitivity live

Price	-10% $-182	-5% $-433	+0% $-685	+5% $-937	+10% $-1,188
Rent	-10% $-1,177	-5% $-931	+0% $-685	+5% $-439	+10% $-193
Rate	-1.0pp $-237	-0.5pp $-459	base $-685	+0.5pp $-915	+1.0pp $-1,150

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$6,230
Total (2 units)			$6,229

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: $222,250
• Closing costs: $26,670
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
60 Saint Pauls Pl Mount Vernon, NY	3.0	1.0	1100	$3,000	$2.73	26d	1	0.80mi
641 S 5th Ave Unit 2nd/3rd Floor Mt Vernon, NY	5.0	2.0	1800	$3,900	$2.17	6d	1	1.02mi
641 S 5th Ave Unit 1ST Mt Vernon, NY	3.0	1.5	1300	$3,600	$2.77	6d	1	1.02mi
607 S 5th Ave Unit 2ND Mt Vernon, NY	3.0	1.0	1200	$3,400	$2.83	26d	1	1.11mi
462 S 7th Ave Unit 462 Mt Vernon, NY	3.0	1.0	1100	$3,500	$3.18	0d	1	1.32mi
421 S 10th Ave Mount Vernon, NY	3.0	1.0	1200	$3,500	$2.92	26d	1	1.43mi
356 S Tenth Ave Unit 2nd Floor Mt Vernon, NY	3.0	2.0	1100	$3,850	$3.50	26d	1	1.50mi

Listing history 18 events

1. 2026-06-21
   days on market $889,000 Active 165 DOM
2. 2026-06-18
   days on market $889,000 Active 162 DOM
3. 2026-06-17
   days on market $889,000 Active 161 DOM
4. 2026-06-15
   days on market $889,000 Active 159 DOM
5. 2026-06-13
   days on market $889,000 Active 157 DOM
6. 2026-06-10
   days on market $889,000 Active 153 DOM
7. 2026-06-08
   days on market $889,000 Active 152 DOM
8. 2026-06-04
   days on market $889,000 Active 148 DOM
9. 2026-06-03
   days on market $889,000 Active 147 DOM
10. 2026-06-01
    days on market $889,000 Active 145 DOM
11. 2026-05-31
    days on market $889,000 Active 144 DOM
12. 2026-04-08
    price $889,000
13. 2026-01-29
    price $899,000
14. 2026-01-06
    listed $945,000 Active
15. 2018-04-16
    soldstatus $628,000
16. 2018-03-14
    soldstatus $628,000 Sold 460-char remark

    Show marketing remark (460 chars)

    Legal two family house located in the CO Op City area built in 2011. Property features a three bed room duplex over a two bed room duplex, brick semi-attached with one car garage and driveway. Both units pay for their own utilities including heat and hot water. Property is vacant and easy to show. Close to transportation and Bay Plaza Shopping Center which has great stores and restaurants in the area. Additional Information: ParkingFeatures:1 Car Attached,

17. 2018-01-30
    historical Pending 460-char remark

    Show marketing remark (460 chars)

    Legal two family house located in the CO Op City area built in 2011. Property features a three bed room duplex over a two bed room duplex, brick semi-attached with one car garage and driveway. Both units pay for their own utilities including heat and hot water. Property is vacant and easy to show. Close to transportation and Bay Plaza Shopping Center which has great stores and restaurants in the area. Additional Information: ParkingFeatures:1 Car Attached,

18. 2017-12-13
    listed $629,000 Active 460-char remark

    Show marketing remark (460 chars)

    Legal two family house located in the CO Op City area built in 2011. Property features a three bed room duplex over a two bed room duplex, brick semi-attached with one car garage and driveway. Both units pay for their own utilities including heat and hot water. Property is vacant and easy to show. Close to transportation and Bay Plaza Shopping Center which has great stores and restaurants in the area. Additional Information: ParkingFeatures:1 Car Attached,

ⓘ 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: $6,882 · $574/mo
• Projected year-2 tax: $10,953 · $913/mo
• Expected delta: +$4,071/yr (+$339/mo · 59.2%)

ⓘ 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 7/10 Severe 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 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $74,748
• − Mortgage interest: −$49,798
• − Property taxes: −$6,882
• − Insurance: −$4,445
• − Repairs & maintenance: −$5,980
• − Management: −$5,980
• − Depreciation: −$25,862
• Taxable loss: −$24,198
• Est. tax savings @ 24.0%: +$5,808
• After-tax cash flow: $-2,413/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): 42,771

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: Majority Black (60%)
• Race & ethnicity: Black 60% Hispanic / Latino 30% Two or more races 9% White 5% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 18% Dominican 7%
• Common ancestry: Scotch-Irish 1% Lithuanian 1%
• Foreign-born: 25% · Canada
• Languages at home: 68% English-only · Spanish 23% Russian/Polish/Slavic 1% French/Haitian/Cajun 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: ▲ 20.24%
• Current HPI: 187.68
• 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

+41.3% since first listed

7 events — show timeline

• 2026-04-08 Price Changed $889,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-29 Price Changed $899,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-06 Listed $945,000 OneKey® MLS as Distributed by MLS Grid
• 2018-04-16 Sold (Public Records) $628,000 Public Records
• 2018-03-14 Sold (MLS) $628,000 OneKey® MLS as Distributed by MLS Grid
• 2018-01-30 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2017-12-13 Listed $629,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+8.8%/yr

Latest (2025): $6,882 · +6.0% YoY. Source: county tax records.