1552 Bryant Ave · New York, NY 10460

$1,350,000

12 bd · 3.0 ba · 4,840 sqft · MultiFamily public records · 98 Days on market

Built 1910 2,000 sqft lot

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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 +18.2/30.0
• Appreciation +8.7/10.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• 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

This legal 3-family zoned R7-1 with a building size of 20x55 provides over 4,800 sq ft!!!!, making it a perfect opportunity for re-development ( check with your architect) . The building stands 4 stories tall and has a basement with high ceilings maximizing the scalability of this potential project. The building features two 4 bedroom apts, and one 3 bedroom apt. With a potential income easily over $10k a month, this asset makes for a great add to your portfolio. Very rarely do you get an opportunity to acquire an asset with these unique characteristics. Survey available. As-is sale.

Key facts

• Legal 3-family zoned
• 4 stories tall
• Building size 20x55

Tags

• LEGAL 3-FAMILY ZONED
• BUILDING SIZE 20X55
• OVER 4800 SQ FT
• 4 STORIES TALL
• BASEMENT WITH HIGH CEILINGS
• POTENTIAL INCOME OVER 10K

Property features AI

Finance

• Other: Building area approximately 4,840 total square feet; Property located in Bronx County
• Financial info: No investor cash flow or income/expense details provided
• HOA & community: No HOA information provided

Exterior

• Parking: No carport; No designated parking features listed
• Security: No security details provided
• Utilities: Public sewer; Electricity connected; Natural gas connected; Sewer connected
• Home design: Quadruplex
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: One 3-bedroom unit; Two 4-bedroom units
• Flooring: No flooring details provided
• Bathrooms: Three full bathrooms
• Heating & cooling: Natural gas heating; Wall/window air conditioning units
• Interior features: Natural woodwork; Finished full basement
• Laundry & utility: No laundry appliance details provided

What this means for you Summary

Snapshot

• This is a 3 × 4-bed/1.0-bath units multifamily listed at $1.35M.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $401/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 $1.16M (14.2% below list).
• Recommended offer: $1.16M (14.2% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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.
• Zoned schools: Ps 214 (math 30% / reading 50%, grade F, #1,418 of 2,108 statewide, top 68%, 836 students, 92% FRL); Jhs 383 Philippa Schuyler (math 32% / reading 67%, grade C, #280 of 729 statewide, top 40%, 822 students, 85% FRL); Midwood High School (math 94% / reading 96%, grade A+, #83 of 1,100 statewide, top 8%, 4,062 students, 73% FRL).
• Market conditions: 78 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).

Forward outlook

• In year one you build about $110k of equity ($9k loan paydown + $101k appreciation (7.5% local appreciation)).
• Bronx County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (7.5% appreciation + 3.0% rent growth), your $378k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$176k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($1.23M) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 2y 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 $875k; list at $1.35M implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 $1,158,700 (14.2% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 14% 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 1910 — 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: 0.86% ✗
• Cap rate: 7.36%
• Cash-on-cash: 3.82%
• DSCR: 1.17
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.46% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.7%
• Equity multiple: 2.55×
• Total profit: $586,199
• Equity at exit: $976,801

10-year hold

• IRR: 20.1%
• Equity multiple: 5.34×
• Total profit: $1,642,400
• Equity at exit: $1,894,135

Cash invested: $378,000 (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 10460

• Home prices YoY: 3.5%
• Active inventory: 78
• Price-to-rent: 29.1×

Monthly cashflow live

• Estimated rent: $11,587 medium
• Mortgage (P&I): −$7,080
• Tax from tax record: −$308 /mo · $3,699/yr
• Insurance: −$562
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,433
• Net cashflow: $1,203

Break-even live

Break-even rent $10,064

Max offer price $1,350,000

Occupancy floor 85%

Sensitivity live

Price	-10% $1,968	-5% $1,586	+0% $1,203	+5% $821	+10% $439
Rent	-10% $288	-5% $746	+0% $1,203	+5% $1,661	+10% $2,119
Rate	-1.0pp $1,883	-0.5pp $1,547	base $1,203	+0.5pp $854	+1.0pp $498

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

Units	Beds	Baths	Est. rent
▸ 3× units	4	1	$11,586
Total (3 units)			$11,587

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: $337,500
• Closing costs: $40,500
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-21
   days on market $1,350,000 Active 98 DOM
2. 2026-06-18
   days on market $1,350,000 Active 95 DOM
3. 2026-06-17
   days on market $1,350,000 Active 94 DOM
4. 2026-06-15
   days on market $1,350,000 Active 92 DOM
5. 2026-06-13
   days on market $1,350,000 Active 90 DOM
6. 2026-06-10
   days on market $1,350,000 Active 86 DOM
7. 2026-06-08
   days on market $1,350,000 Active 85 DOM
8. 2026-06-08
   days on market $1,350,000 Active 84 DOM
9. 2026-06-04
   days on market $1,350,000 Active 81 DOM
10. 2026-06-03
    days on market $1,350,000 Active 80 DOM
11. 2026-06-01
    days on market $1,350,000 Active 78 DOM
12. 2026-05-31
    days on market $1,350,000 Active 77 DOM
13. 2026-04-16
    status Active
14. 2026-04-16
    historical
15. 2026-03-15
    listed $1,350,000 Active
16. 2026-01-30
    price $1,400,000
17. 2026-01-13
    status Active
18. 2026-01-09
    price $1,450,000
19. 2025-11-07
    status Active
20. 2025-11-07
    historical
21. 2025-10-06
    status Active
22. 2025-10-01
    historical
23. 2025-07-29
    status Active
24. 2025-07-27
    historical
25. 2025-06-25
    listed $1,600,000 Active
26. 2024-03-25
    status Active
27. 2024-03-23
    historical
28. 2024-02-10
    status Active
29. 2024-02-09
    historical
30. 2024-02-04
    price $1,425,000
31. 2024-01-31
    soldstatus $875,000
32. 2024-01-26
    listed $1,499,000 Active
33. 2011-05-12
    soldstatus $190,000

ⓘ 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: $3,699 · $308/mo
• Projected year-2 tax: $13,257 · $1,105/mo
• Expected delta: +$9,558/yr (+$797/mo · 258.4%)

ⓘ 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 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $139,044
• − Mortgage interest: −$75,621
• − Property taxes: −$3,699
• − Insurance: −$6,750
• − Repairs & maintenance: −$11,124
• − Management: −$11,124
• − Depreciation: −$39,273
• Taxable loss: −$8,545
• Est. tax savings @ 24.0%: +$2,051
• After-tax cash flow: $16,492/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): 59,396
• Household income: $36,309
• Rent vs Own: 90.6% rent · 9.4% own
• Severe rent burden: 7852.0

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: Predominantly Hispanic (65%)
• Race & ethnicity: Hispanic / Latino 65% Black 27% Two or more races 20% White 3% Native American 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 23% Dominican 28%
• Foreign-born: 33% · Canada
• Languages at home: 38% English-only · Spanish 54% 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: ▲ 7.46%
• Current HPI: 224.0425
• 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

+610.5% since first listed

21 events — show timeline

• 2026-04-16 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-04-16 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-03-15 Listed $1,350,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-30 Price Changed $1,400,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-13 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-01-09 Price Changed $1,450,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-07 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-11-07 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-10-06 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-10-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-07-29 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-07-27 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-06-25 Listed $1,600,000 OneKey® MLS as Distributed by MLS Grid
• 2024-03-25 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2024-03-23 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-02-10 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2024-02-09 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-02-04 Price Changed $1,425,000 OneKey® MLS as Distributed by MLS Grid
• 2024-01-31 Sold (Public Records) $875,000 Public Records
• 2024-01-26 Listed $1,499,000 OneKey® MLS as Distributed by MLS Grid
• 2011-05-12 Sold (Public Records) $190,000 Public Records

Property tax history

+15.5%/yr

Latest (2025): $3,699 · +1.0% YoY. Source: county tax records.