452 Saint Lawrence Ave · New York, NY 10473

$995,000

None bd · None ba · 2,775 sqft · MultiFamily public records · 5 Days on market

Built 1965 2,825 sqft lot Est $880k · 13% over

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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 +23.5/30.0
• DSCR +7.5/10.0
• Schools +5.0/10.0
• 1% rule +4.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.6/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Fully detached brick multi-family home in the Clason Point/Soundview section of the Bronx. This spacious property features a desirable 3-bedroom over 3-bedroom layout, with each main unit offering 2 full bathrooms and generous living space. Additional features include a full unfinished basement, private driveway parking, backyard space, and strong income-producing potential. Conveniently located near shopping, schools, public transportation, the Bx27 bus, major highways, and the NYC Ferry to Manhattan. Ideal for investors or owner-occupants looking to live in one unit and generate rental income from the other. Additional first floor unit with 2 bedrooms, full bathroom, kitchen and living ro

Key facts

• Multi-family home
• Backyard space
• 2,825 sq ft lot

Tags

• MULTI-FAMILY HOME
• FULL UNFINISHED BASEMENT
• PRIVATE DRIVEWAY PARKING
• BACKYARD SPACE
• INCOME-PRODUCING POTENTIAL
• PUBLIC TRANSPORTATION

Property features AI

Exterior

• Parking: Attached parking; Driveway; Total parking for 5 vehicles
• Security: Fire alarm; Security gate; Smoke detectors
• Utilities: Public sewer; Water connected; Electricity connected; Natural gas connected; Cable connected; Phone connected; Trash collection (public); Sewer connected
• Home design: Duplex; Full basement
• Construction: Brick construction
• Exterior features: Garden; Perimeter fencing; Patio; Garage structure on site

Interior

• Bedrooms: Basement level present (full basement)
• Bathrooms: Full bath on the first floor
• Heating & cooling: Natural gas heating; Wall/window air conditioning units
• Interior features: First-floor bedroom; First-floor full bathroom; Primary bedroom on the main level; Washer/dryer hookup; Patio
• Laundry & utility: Laundry in basement; Washer/dryer hookup available

What this means for you Summary

Snapshot

• This is a multifamily listed at $995k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $975k (2.1% below list).
• Recommended offer: $975k (2.1% below list) — sets the bar for 1% rule.
• Cap rate 8.5% 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: 141 active listings in the ZIP; 6,929 units permitted in Bronx County in 2024 (6,829 in 5+ unit buildings).
• At $9,746/mo this rent would consume 223% of the median local household income ($52k/yr) (locally 3913% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $7k of loan paydown is wiped out by about $30k of value loss. Plan a longer hold.
• Bronx County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $974,600 (2.1% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.98% ✗
• Cap rate: 8.53%
• Cash-on-cash: 7.98%
• DSCR: 1.35
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $879,675
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
535 Saint Lawrence Ave	0.11mi	3/—	2,760 (-0%)	10mo	$999,000	$362	85
454 Commonwealth Ave	0.09mi	7/3.0	2,730 (-2%)	10mo	$920,000	$337	85
1815 Patterson Ave	0.12mi	5/2.0	2,625 (-5%)	2mo	$752,200	$287	84
485 Commonwealth Ave	0.08mi	7/3.0	2,650 (-4%)	10mo	$840,000	$317	81
643 Underhill Ave	0.35mi	3/3.0	2,748 (-1%)	6mo	$855,000	$311	78
1894 Seward Ave	0.41mi	5/3.0	2,748 (-1%)	8mo	$850,000	$309	73
410 Thieriot Ave	0.17mi	7/3.0	3,110 (+12%)	6mo	$925,000	$297	67
422 Screvin Ave	0.63mi	8/3.0	2,795 (+1%)	10mo	$999,999	$358	61
622 Rosedale Ave	0.25mi	—/—	3,075 (+11%)	12mo	$873,000	$284	60
2067 Seward Ave	0.70mi	6/2.0	2,680 (-3%)	5mo	$850,000	$317	58
250 Newman Ave	0.51mi	5/3.0	2,470 (-11%)	7mo	$860,000	$348	52
203 White Plains Rd	0.51mi	5/4.0	2,380 (-14%)	0mo	$814,000	$342	52

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

Projected returns pro-forma

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

5-year hold

• IRR: -4.2%
• Equity multiple: 0.84×
• Total profit: $-43,792
• Equity at exit: $148,358

10-year hold

• IRR: 5.4%
• Equity multiple: 1.40×
• Total profit: $111,745
• Equity at exit: $86,029

Cash invested: $278,600 (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 10473

• Active inventory: 141
• Price-to-rent: 25.5×

Monthly cashflow live

• Estimated rent: $9,746 medium
• Mortgage (P&I): −$5,218
• Tax from tax record: −$215 /mo · $2,584/yr
• Insurance: −$415
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,047
• Net cashflow: $1,852

Break-even live

Break-even rent $7,402

Max offer price $995,000

Occupancy floor 76%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$9,747
Total (3 units)			$9,746

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: $248,750
• Closing costs: $29,850
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-05
   status Pending
2. 2026-04-30
   listed $995,000 Active

ⓘ 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: $2,584 · $215/mo
• Projected year-2 tax: $9,700 · $808/mo
• Expected delta: +$7,116/yr (+$593/mo · 275.4%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 2/10 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 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $116,952
• − Mortgage interest: −$55,735
• − Property taxes: −$2,584
• − Insurance: −$4,975
• − Repairs & maintenance: −$9,356
• − Management: −$9,356
• − Depreciation: −$28,945
• Taxable income: $6,000
• Est. tax owed @ 24.0%: −$1,440
• After-tax cash flow: $20,779/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): 58,855
• Household income: $52,462
• Rent vs Own: 71.4% rent · 28.6% own
• Severe rent burden: 3913.0

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 (59%)
• Race & ethnicity: Hispanic / Latino 59% Black 34% Two or more races 12% Asian 2% White 2%
• Hispanic origin (detail): Puerto Rican 31% Dominican 20%
• Common ancestry: British 1%
• Foreign-born: 23% · Canada, Jamaica
• Languages at home: 51% English-only · Spanish 45% Other Indo-European 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: ▼ -212.70%
• Current HPI: 276.2941
• 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

2 events — show timeline

• 2026-05-05 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-30 Listed $995,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+3.8%/yr

Latest (2025): $2,584 · +8.9% YoY. Source: county tax records.