500 Van Nest · New York, NY 10460

$1,395,000

9 bd · 5.1 ba · 13,564 sqft · MultiFamily public records · 3 Days on market

Built 2024 8,475 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).

• Cash flow +12.9/30.0
• Appreciation +8.7/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• DSCR +3.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Introducing a newly constructed attached three-unit property located in the highly desirable Van Nest section of the Bronx. Built with modern living and long-term value in mind, this impressive residence delivers a rare opportunity for both end-users and investors seeking a turnkey asset with strong income-producing potential. Thoughtfully designed with contemporary finishes, spacious interiors, and updated building systems, this property offers the perfect blend of comfort, functionality, and investment appeal. The residence features a total of 9 generously sized bedrooms and 5 beautifully finished bathrooms spread across three well-planned units. Each residence offers an open-concept layo

Key facts

• 8,475 sq ft lot
• Built 2024
• Listed 3 days

Property features AI

Exterior

• Parking: No carport; Other parking features
• Utilities: Public sewer; No additional utilities listed
• Home design: Triplex; New construction
• Construction: Brick construction
• Exterior features: Brick exterior; Not waterfront

Interior

• Bedrooms: Three 3-bedroom units (multi-unit property with three 3-bedroom units)
• Bathrooms: Five full bathrooms (total)
• Heating & cooling: Electric heating; Other heating type; No central cooling
• Interior features: Finished basement; Additional interior features listed as 'Other'

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1-bath units multifamily listed at $1.40M.

Deal economics

• At list price, monthly cash flow is $-168 ($-2k/yr) — negative. Per door: $-56/mo.
• To cash-flow at today's rent, offer at most $1.37M (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.02M (27.1% below list).
• Recommended offer: $1.02M (27.1% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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 83 Donald Hertz (math 42% / reading 57%, grade D, #1,085 of 2,108 statewide, top 56%, 1,562 students, 78% 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).
• At $10,171/mo this rent would consume 336% of the median local household income ($36k/yr) (locally 7852% 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 $114k of equity ($10k loan paydown + $104k appreciation (7.5% 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 ~$182k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 17 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 $480k; list at $1.40M implies a 191% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $1,017,100 (27.1% 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. 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
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: 0.73% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.31%
• DSCR: 0.99
• GRM: 11.4

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: 18.4%
• Equity multiple: 2.32×
• Total profit: $515,799
• Equity at exit: $1,009,361

10-year hold

• IRR: 17.4%
• Equity multiple: 4.85×
• Total profit: $1,502,920
• Equity at exit: $1,957,273

Cash invested: $390,600 (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: 34.3×

Monthly cashflow live

• Estimated rent: $10,171 medium
• Mortgage (P&I): −$7,316
• Tax from tax record: −$240 /mo · $2,878/yr
• Insurance: −$581
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,136
• Net cashflow: $-168

Break-even live

Break-even rent $10,384

Max offer price $1,365,319

Occupancy floor 97%

Sensitivity live

Price	-10% $622	-5% $227	+0% $-168	+5% $-2,154	+10% $-2,636
Rent	-10% $-972	-5% $-570	+0% $-168	+5% $234	+10% $635
Rate	-1.0pp $535	-0.5pp $187	base $-168	+0.5pp $-529	+1.0pp $-897

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1	$10,170
Total (3 units)			$10,171

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: $348,750
• Closing costs: $41,850
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-05-20
   status Pending
2. 2026-05-17
   listed $1,395,000 Active
3. 2026-05-15
   historical $1,395,000
4. 2026-05-14
   historical
5. 2026-04-23
   listed $1,450,000 Active
6. 2026-04-22
   historical
7. 2026-04-22
   historical
8. 2026-04-22
   historical
9. 2026-04-21
   historical
10. 2026-03-20
    listed $1,450,000 Active
11. 2026-03-19
    historical
12. 2026-03-18
    historical
13. 2026-02-19
    listed $1,450,000 Active
14. 2026-02-18
    historical
15. 2026-02-17
    historical
16. 2026-01-15
    listed $1,450,000 Active
17. 2026-01-14
    historical
18. 2026-01-13
    historical
19. 2025-12-12
    listed $1,450,000 Active
20. 2025-12-11
    historical
21. 2025-12-10
    historical
22. 2025-11-12
    historical
23. 2025-11-11
    listed $1,399,999 Active
24. 2025-10-23
    listed $1,399,999 Active
25. 2025-10-22
    historical
26. 2025-10-21
    historical
27. 2025-09-25
    listed $1,399,999 Active
28. 2025-09-23
    historical
29. 2025-09-23
    historical
30. 2025-08-17
    listed $1,399,999 Active
31. 2025-08-17
    historical
32. 2025-08-14
    listed $1,399,999 Active
33. 2025-08-13
    historical
34. 2025-08-12
    historical
35. 2025-07-10
    listed $1,399,999 Active
36. 2025-07-09
    historical
37. 2025-07-08
    historical
38. 2025-06-12
    listed $1,500,000 Active
39. 2025-06-11
    historical
40. 2025-06-10
    historical
41. 2025-05-09
    listed $1,500,000 Active
42. 2025-05-08
    historical
43. 2025-03-19
    listed $1,500,000 Active
44. 2025-03-18
    historical
45. 2025-03-17
    historical
46. 2025-01-15
    listed $1,500,000 Active
47. 2025-01-14
    historical
48. 2025-01-13
    historical
49. 2024-11-28
    listed $1,500,000 Active
50. 2024-11-27
    historical

ⓘ 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: $2,878 · $240/mo
• Projected year-2 tax: $13,227 · $1,102/mo
• Expected delta: +$10,349/yr (+$862/mo · 359.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 79% 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: $122,052
• − Mortgage interest: −$78,142
• − Property taxes: −$2,878
• − Insurance: −$7,772
• − Repairs & maintenance: −$9,764
• − Management: −$9,764
• − Depreciation: −$40,582
• Taxable loss: −$26,851
• Est. tax savings @ 24.0%: +$6,444
• After-tax cash flow: $4,428/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

+190.6% since first listed

51 events — show timeline

• 2026-05-20 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-17 Listed $1,395,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-15 Coming Soon $1,395,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-14 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-04-23 Listed $1,450,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-22 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-04-22 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 2026-04-22 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 2026-04-21 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-03-20 Listed $1,450,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-19 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 2026-03-18 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-02-19 Listed $1,450,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-18 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 2026-02-17 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-01-15 Listed $1,450,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-14 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 2026-01-13 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-12-12 Listed $1,450,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-11 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 2025-12-10 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-11-12 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-11-11 Listed $1,399,999 OneKey® MLS as Distributed by MLS Grid
• 2025-10-23 Listed $1,399,999 OneKey® MLS as Distributed by MLS Grid
• 2025-10-22 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 2025-10-21 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-09-25 Listed $1,399,999 OneKey® MLS as Distributed by MLS Grid
• 2025-09-23 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 2025-09-23 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-08-17 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-08-17 Listed $1,399,999 OneKey® MLS as Distributed by MLS Grid
• 2025-08-14 Listed $1,399,999 OneKey® MLS as Distributed by MLS Grid
• 2025-08-13 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 2025-08-12 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-07-10 Listed $1,399,999 OneKey® MLS as Distributed by MLS Grid
• 2025-07-09 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 2025-07-08 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-06-12 Listed $1,500,000 OneKey® MLS as Distributed by MLS Grid
• 2025-06-11 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 2025-06-10 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-05-09 Listed $1,500,000 OneKey® MLS as Distributed by MLS Grid
• 2025-05-08 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-03-19 Listed $1,500,000 OneKey® MLS as Distributed by MLS Grid
• 2025-03-18 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 2025-03-17 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-01-15 Listed $1,500,000 OneKey® MLS as Distributed by MLS Grid
• 2025-01-14 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 2025-01-13 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-11-28 Listed $1,500,000 OneKey® MLS as Distributed by MLS Grid
• 2024-11-27 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 2014-06-16 Sold (Public Records) $480,000 Public Records

Property tax history

+20.8%/yr

Latest (2025): $2,878 · +735.1% YoY. Source: county tax records.