1222 Vyse Ave #2 · New York, NY 10459

$897,000

4 bd · 3.0 ba · 2,100 sqft · MultiFamily · 1 Days on market

Built 1991 2,900 sqft lot Est $806k · 11% over

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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 +8.3/30.0
• Appreciation +8.3/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.4/15.0
• DSCR +2.2/10.0

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 brick home located in the desirable Crotona Park East section of the Bronx. This income-producing property offers approximately 2,100 sq. ft. of living space on a 2,900 sq. ft. lot. Features include a spacious 3-bedroom duplex unit, a 2-bedroom apartment 3 bathrooms, hardwood floors, formal dining area, eat-in kitchen, private backyard, and driveway parking for 2 vehicles. Conveniently located near schools, shopping, public transportation, major highways, and local amenities. Excellent opportunity for owner-occupants or investors. "

Key facts

• 2,900 sq ft lot
• 3 parking spots
• Built 1991

Property features AI

Finance

• HOA & community: Association amenities (other); Community features (other)

Exterior

• Parking: Carport for 3 vehicles; Driveway parking (total 3 spaces)
• Security: Fire alarm
• Utilities: Con-Edison electric; Natural gas available; Public sewer; Water available; Sewer available
• Home design: Duplex; Updated/remodeled condition
• Construction: Frame construction; Concrete perimeter foundation
• Exterior features: Back yard; Patio; Pool (other)

Interior

• Kitchen: Accessible kitchen appliances
• Bedrooms: Contains one 4-bedroom unit
• Flooring: Wood floors
• Bathrooms: Three full bathrooms
• Heating & cooling: Natural gas heating; No central cooling
• Interior features: Formal dining room; New windows; Finished attic; Patio
• Laundry & utility: Laundry area (other)

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.5-bath units multifamily listed at $897k.

Deal economics

• At list price, monthly cash flow is $-829 ($-10k/yr) — negative. Per door: $-414/mo.
• To cash-flow at today's rent, offer at most $777k (13.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $680k (24.2% below list).
• Recommended offer: $680k (24.2% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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 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: 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 $66k of equity ($6k loan paydown + $60k appreciation (6.7% 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 ~$105k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 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→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $679,800 (24.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
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: 0.76% ✗
• Cap rate: 5.18%
• Cash-on-cash: -3.96%
• DSCR: 0.82
• GRM: 11.0

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
972 Home St	0.08mi	5/2.0 (+1)	2,160 (+3%)	18mo	$830,000	$384	67
1333 Chisholm St	0.36mi	5/4.0 (+1)	2,000 (-5%)	2mo	$863,000	$432	65
865 Home St	0.40mi	5/3.0 (+1)	1,992 (-5%)	6mo	$867,000	$435	63
1149 Simpson St	0.22mi	5/3.0 (+1)	2,280 (+9%)	11mo	$965,000	$423	61
1473 Longfellow Ave	0.22mi	4/2.0	1,950 (-7%)	22mo	$749,000	$384	56
859 Home St	0.41mi	5/2.5 (+1)	1,992 (-5%)	18mo	$825,000	$414	50
1012 E 172 St	0.29mi	4/2.0	2,400 (+14%)	11mo	$795,000	$331	49
620 E 168th St	0.69mi	4/2.0	2,200 (+5%)	13mo	$815,000	$370	45
1568 Longfellow Ave	0.41mi	5/3.0 (+1)	2,400 (+14%)	22mo	$840,000	$350	34
769 E 168th St	0.58mi	5/5.0 (+1)	2,400 (+14%)	18mo	$910,000	$379	21

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: 13.8%
• Equity multiple: 1.96×
• Total profit: $241,868
• Equity at exit: $601,712

10-year hold

• IRR: 14.1%
• Equity multiple: 3.97×
• Total profit: $745,017
• Equity at exit: $1,125,411

Cash invested: $251,160 (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: 22.0×

Monthly cashflow live

• Estimated rent: $6,798 medium
• Mortgage (P&I): −$4,704
• Tax est. 1.5%: −$1,121 /mo · $13,455/yr
• Insurance: −$374
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,428
• Net cashflow: $-829

Break-even live

Break-even rent $7,847

Max offer price $777,108

Occupancy floor —

Sensitivity live

Price	-10% $-209	-5% $-519	+0% $-829	+5% $-1,138	+10% $-1,448
Rent	-10% $-1,366	-5% $-1,097	+0% $-829	+5% $-560	+10% $-292
Rate	-1.0pp $-377	-0.5pp $-600	base $-829	+0.5pp $-1,061	+1.0pp $-1,297

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$6,798
Total (2 units)			$6,798

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: $224,250
• Closing costs: $26,910
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-07
   remarks 565-char remark
2. 2026-06-07
   listed $897,000 Coming Soon 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $81,576
• − Mortgage interest: −$50,246
• − Property taxes: −$13,455
• − Insurance: −$4,485
• − Repairs & maintenance: −$6,526
• − Management: −$6,526
• − Depreciation: −$26,095
• Taxable loss: −$25,757
• Est. tax savings @ 24.0%: +$6,182
• After-tax cash flow: $-3,761/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

1 event — show timeline

• 2026-06-07 Coming Soon $897,000 OneKey® MLS as Distributed by MLS Grid