2092 Ryer Ave · New York, NY 10457

$949,000

None bd · None ba · 2,862 sqft · MultiFamily public records · 150 Days on market

Built 1901 1,958 sqft lot Est $919k · at est.

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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 +27.5/30.0
• DSCR +9.7/10.0
• Appreciation +7.1/10.0
• 1% rule +6.5/10.0
• ARV discount +6.0/15.0
• 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: 3 units. confirmed

Listing remarks MLS

Investors Opportunity. Needs Tlc

Key facts

• Detached house
• R7 zoning
• Shopping

Tags

• DETACHED HOUSE
• R7 ZONING
• UPDATED APARTMENTS
• PUBLIC TRANSPORTATION
• SHOPPING

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/?-bath units multifamily listed at $949k.

Deal economics

• At list price, monthly cash flow is $3k ($34k/yr) — positive. Per door: $938/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $949k).
• Recommended offer: $835k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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: 47 active listings in the ZIP; lower-income renter base — watch delinquency; 6,929 units permitted in Bronx County in 2024 (6,829 in 5+ unit buildings).
• At $10,889/mo this rent would consume 306% of the median local household income ($43k/yr) (locally 8573% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $47k of equity ($7k loan paydown + $41k appreciation (4.3% local appreciation)).
• Bronx County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.3% appreciation + 3.0% rent growth), your $266k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$76k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($835k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 24y ago; this cycle's ask has dropped $50k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $250k; list at $949k implies a 280% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $835,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 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. Built in 1901 — 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: 1.15% ✓
• Cap rate: 9.85%
• Cash-on-cash: 12.70%
• DSCR: 1.57
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $918,702
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2153 Belmont Ave	0.63mi	11/4.0	2,850 (-0%)	11mo	$950,000	$333	61
1678 Monroe Ave	0.72mi	8/3.0	2,820 (-2%)	7mo	$1,025,000	$363	58
2305 Bathgate Ave	0.48mi	7/3.0	2,652 (-7%)	13mo	$849,999	$321	55
1659 Topping Ave	0.75mi	7/1.0	2,940 (+3%)	11mo	$1,000,000	$340	51
1860 Harrison Ave	0.64mi	6/4.0	3,132 (+9%)	6mo	$988,800	$316	49
2301 Loring Pl N	0.73mi	7/4.0	3,072 (+7%)	16mo	$975,000	$317	41
710 Oakland Pl	0.73mi	—/—	2,730 (-5%)	21mo	$700,000	$256	40
704 E 182nd St	0.74mi	7/4.5	3,045 (+6%)	18mo	$950,000	$312	40

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

Projected returns pro-forma

4.3% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.3%
• Equity multiple: 2.35×
• Total profit: $359,851
• Equity at exit: $497,677

10-year hold

• IRR: 22.2%
• Equity multiple: 4.58×
• Total profit: $951,896
• Equity at exit: $827,458

Cash invested: $265,720 (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 10457

• Home prices YoY: 2.8%
• Active inventory: 47
• Price-to-rent: 21.8×

Monthly cashflow live

• Estimated rent: $10,889 medium
• Mortgage (P&I): −$4,977
• Tax from tax record: −$418 /mo · $5,013/yr
• Insurance: −$395
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,287
• Net cashflow: $2,813

Break-even live

Break-even rent $7,329

Max offer price $949,000

Occupancy floor 69%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	—	$10,890
Total (3 units)			$10,889

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: $237,250
• Closing costs: $28,470
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2025-06-20
   status Pending
2. 2025-05-21
   status Active
3. 2025-05-01
   status Pending
4. 2025-03-17
   status Active
5. 2025-03-17
   price $949,000
6. 2024-12-01
   listed $999,000 Active
7. 2022-04-13
   price $2,000
8. 2015-07-10
   soldstatus $250,000
9. 2015-06-30
   price $250,000
10. 2015-06-30
    soldstatus $250,000 Sold
11. 2014-11-24
    historical Pending
12. 2014-11-24
    price $299,000
13. 2014-11-12
    listed $299,000 Active
14. 2014-01-27
    price $155,000 32-char remark

    Show marketing remark (32 chars)

    Investors Opportunity. Needs Tlc

15. 2005-08-17
    soldstatus $460,000
16. 2003-04-28
    soldstatus $180,000
17. 2003-04-03
    soldstatus $180,000 32-char remark

    Show marketing remark (32 chars)

    Investors Opportunity. Needs Tlc

18. 2002-11-12
    listed $180,000 32-char remark

    Show marketing remark (32 chars)

    Investors Opportunity. Needs Tlc

ⓘ 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: $5,013 · $418/mo
• Projected year-2 tax: $10,525 · $877/mo
• Expected delta: +$5,513/yr (+$459/mo · 110.0%)

ⓘ 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 · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $130,668
• − Mortgage interest: −$53,159
• − Property taxes: −$5,013
• − Insurance: −$4,745
• − Repairs & maintenance: −$10,453
• − Management: −$10,453
• − Depreciation: −$27,607
• Taxable income: $19,237
• Est. tax owed @ 24.0%: −$4,617
• After-tax cash flow: $29,133/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): 79,543
• Household income: $42,683
• Rent vs Own: 94.8% rent · 5.2% own
• Severe rent burden: 8573.0

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: Majority Hispanic (63%)
• Race & ethnicity: Hispanic / Latino 63% Black 32% Two or more races 19% White 2% Native American 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 16% Dominican 31%
• Common ancestry: Hispanic 1%
• Foreign-born: 39% · Canada, United Kingdom, Jamaica
• Languages at home: 33% English-only · Spanish 54% French/Haitian/Cajun 2% Arabic 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: ▲ 4.30%
• Current HPI: 160.6434
• 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

+427.2% since first listed

18 events — show timeline

• 2025-06-20 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-05-21 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-05-01 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-03-17 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-03-17 Price Changed $949,000 OneKey® MLS as Distributed by MLS Grid
• 2024-12-01 Listed $999,000 OneKey® MLS as Distributed by MLS Grid
• 2022-04-13 Price Changed $2,000 RENT.
• 2015-07-10 Sold (Public Records) $250,000 Public Records
• 2015-06-30 Sold (MLS) $250,000 HGMLS
• 2015-06-30 Price Changed $250,000 HGMLS
• 2014-11-24 Contingent — HGMLS
• 2014-11-24 Price Changed $299,000 HGMLS
• 2014-11-12 Listed $299,000 HGMLS
• 2014-01-27 Price Changed $155,000 HGMLS
• 2005-08-17 Sold (Public Records) $460,000 Public Records
• 2003-04-28 Sold (Public Records) $180,000 Public Records
• 2003-04-03 Sold (MLS) $180,000 HGMLS
• 2002-11-12 Listed $180,000 HGMLS

Property tax history

+5.6%/yr

Latest (2025): $5,013 · +6.3% YoY. Source: county tax records.