1180 Vyse Ave · New York, NY 10459

$715,000

4 bd · 4.0 ba · 2,100 sqft · MultiFamily public records · 183 Days on market

Built 1992 2,160 sqft lot Est $806k · 11% under

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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 +22.3/30.0
• ARV discount +12.6/15.0
• Appreciation +8.3/10.0
• DSCR +7.1/10.0
• 1% rule +5.2/10.0
• 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

Well-maintained two-family property offering a versatile and functional layout ideal for end-users or investors. The walk-in first-floor unit features a spacious 3-bedroom duplex with 1 full bath and 1 half bath, a comfortable living room layout, and a well-sized kitchen. The second unit offers a 2-bedroom, 1-bath layout with an open living and dining area and a separate kitchen. Property highlights include a private backyard, two-car parking, and a practical layout suitable for multi-generational living or income potential. Conveniently located near local amenities, transportation, and neighborhood conveniences. A great opportunity with flexible use and strong appeal.

Key facts

• 2,160 sq ft lot
• 2 parking spots
• Built 1992

Property features AI

Exterior

• Parking: Two parking spaces; Assigned parking; Attached parking
• Utilities: Public sewer; No utilities listed
• Home design: Duplex
• Construction: Brick construction
• Exterior features: Brick exterior; Not waterfront

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: One 2-bedroom unit; One 3-bedroom unit
• Bathrooms: Three full bathrooms total
• Heating & cooling: Baseboard heating; Wall/window air conditioning units; Separate electricity meters
• Interior features: First-floor bedroom; First-floor full bathroom; Eat-in kitchen; Recessed lighting; Soaking tub

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $715k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $588/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $715k).
• Recommended offer: $629k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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: 38 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 $53k of equity ($5k loan paydown + $48k appreciation (6.7% local appreciation)).
• Bronx County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (6.7% appreciation + 3.0% rent growth), your $200k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$84k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 183 days — a 12% lower offer ($629k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $204k; list at $715k implies a 251% gain — meaningful room to come down on a strong offer.

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 $629,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 183 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 1.02% ✓
• Cap rate: 8.27%
• Cash-on-cash: 7.05%
• DSCR: 1.31
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $806,400
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1333 Chisholm St	0.40mi	5/4.0 (+1)	2,000 (-5%)	2mo	$863,000	$432	67
972 Home St	0.05mi	5/2.0 (+1)	2,160 (+3%)	18mo	$830,000	$384	64
865 Home St	0.39mi	5/3.0 (+1)	1,992 (-5%)	6mo	$867,000	$435	59
1149 Simpson St	0.19mi	5/3.0 (+1)	2,280 (+9%)	11mo	$965,000	$423	59
1473 Longfellow Ave	0.28mi	4/2.0	1,950 (-7%)	22mo	$749,000	$384	49
859 Home St	0.40mi	5/2.5 (+1)	1,992 (-5%)	18mo	$825,000	$414	46
1012 E 172 St	0.35mi	4/2.0	2,400 (+14%)	11mo	$795,000	$331	43
620 E 168th St	0.70mi	4/2.0	2,200 (+5%)	13mo	$815,000	$370	41
1568 Longfellow Ave	0.47mi	5/3.0 (+1)	2,400 (+14%)	22mo	$840,000	$350	27
769 E 168th St	0.59mi	5/5.0 (+1)	2,400 (+14%)	18mo	$910,000	$379	25

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

Projected returns pro-forma

6.66% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.6%
• Equity multiple: 2.55×
• Total profit: $309,535
• Equity at exit: $479,625

10-year hold

• IRR: 21.2%
• Equity multiple: 5.22×
• Total profit: $845,298
• Equity at exit: $897,067

Cash invested: $200,200 (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 10459

• Home prices YoY: 2.5%
• Active inventory: 38
• Price-to-rent: 16.4×

Monthly cashflow live

• Estimated rent: $7,286 medium
• Mortgage (P&I): −$3,750
• Tax from tax record: −$533 /mo · $6,395/yr
• Insurance: −$298
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,530
• Net cashflow: $1,176

Break-even live

Break-even rent $5,798

Max offer price $715,000

Occupancy floor 79%

Sensitivity live

Price	-10% $1,580	-5% $1,378	+0% $1,176	+5% $973	+10% $771
Rent	-10% $600	-5% $888	+0% $1,176	+5% $1,463	+10% $1,751
Rate	-1.0pp $1,536	-0.5pp $1,357	base $1,176	+0.5pp $990	+1.0pp $802

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$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: $178,750
• Closing costs: $21,450
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-18
   days on market $715,000 Active 183 DOM
2. 2026-06-17
   days on market $715,000 Active 182 DOM
3. 2026-06-15
   days on market $715,000 Active 180 DOM
4. 2026-06-13
   days on market $715,000 Active 178 DOM
5. 2026-06-03
   days on market $715,000 Active 174 DOM
6. 2026-06-01
   days on market $715,000 Active 172 DOM
7. 2026-05-31
   days on market $715,000 Active 171 DOM
8. 2025-12-12
   listed $715,000 Active
9. 2025-12-04
   historical $715,000
10. 1993-01-22
    soldstatus $203,500

ⓘ 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: $6,395 · $533/mo
• Projected year-2 tax: $9,239 · $770/mo
• Expected delta: +$2,844/yr (+$237/mo · 44.5%)

ⓘ 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: $87,432
• − Mortgage interest: −$40,051
• − Property taxes: −$6,395
• − Insurance: −$3,575
• − Repairs & maintenance: −$6,995
• − Management: −$6,995
• − Depreciation: −$20,800
• Taxable income: $2,622
• Est. tax owed @ 24.0%: −$629
• After-tax cash flow: $13,478/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): 49,753

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 (66%)
• Race & ethnicity: Hispanic / Latino 66% Black 29% Two or more races 16% White 1% Asian 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 22% Dominican 31%
• Common ancestry: Hispanic 1%
• Foreign-born: 29% · Canada
• Languages at home: 36% English-only · Spanish 55% 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: ▲ 6.66%
• Current HPI: 277.1628
• 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

+251.4% since first listed

3 events — show timeline

• 2025-12-12 Listed $715,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-04 Coming Soon $715,000 OneKey® MLS as Distributed by MLS Grid
• 1993-01-22 Sold (Public Records) $203,500 Public Records

Property tax history

+5.4%/yr

Latest (2025): $6,395 · +6.0% YoY. Source: county tax records.