445 E 144th St · New York, NY 10454

$1,200,000

6 bd · 3.0 ba · 2,280 sqft · MultiFamily public records · 18 Days on market

Built 1993 Est $942k · 27% 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 +9.4/30.0
• Appreciation +7.3/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.7/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• ARV discount +0.0/15.0

Multi-family units

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

Listing remarks MLS

Welcome to your future townhouse in the heart of Mott Haven! This spacious and thoughtfully designed two-family townhouse offers the perfect blend of urban living and suburban comfort. Size and Layout: Situated on a 20ft x 100ft lot including one parking spot. The townhouse spans 20ft x 38ft, providing ample space for comfortable living. With a total interior space of 2280 square feet, this townhouse offers room to grow and thrive. In total, 6 bedrooms and 3 bathrooms. 2 Units: This townhouse features two distinct living units, ideal for multi-generational, co-living arrangements, or rental income potential. The first-floor apartment comprises two bedrooms and one bathroom, complete with a convenient W/ D hookup for added convenience. Upstairs, the duplex apartment offers four spacious bedrooms and two full bathrooms + W/ D hookups. Enjoy dining al fresco on the large deck and access to the garden. Location: Mott Haven offers easy access to Manhattan in 5 minutes. Indulge in authentic cuisine, discover curated cafes, and explore fresh produce vendors. For outdoor enthusiasts, St. Mary's Park beckons with 35 acres of green space. The 6 train station is a few blocks away at the 138th Street shopping district.

Key facts

• All new windows
• Back yard
• Entrance door

Tags

• BACK YARD
• DECK
• ALL NEW WINDOWS
• ENTRANCE DOOR
• SPLIT UNITS FOR AC

Property features AI

Exterior

• Home design: Built in 1993
• Construction: Living area of 2,280
• Exterior features: Located in the Mott Haven neighborhood

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath multifamily listed at $1.20M.

Deal economics

• At list price, monthly cash flow is $-854 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $1.05M (12.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $814k (32.2% below list).
• Recommended offer: $814k (32.2% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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: Elm Tree Elementary School (math 27% / reading 52%, grade F, #1,444 of 2,108 statewide, top 71%, 806 students, 94% 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: Rents flat; 19 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 6,929 units permitted in Bronx County in 2024 (6,829 in 5+ unit buildings).
• At $8,140/mo this rent would consume 406% of the median local household income ($24k/yr) (locally 5002% 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 $64k of equity ($8k loan paydown + $56k appreciation (4.7% 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 ~$103k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($1.18M) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y 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 $900k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major 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 $814,000 (32.2% 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. 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. 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?
6. 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.
7. 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.
8. 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: 0.68% ✗
• Cap rate: 5.44%
• Cash-on-cash: -3.05%
• DSCR: 0.86
• GRM: 12.3

CMA / ARV

• ARV (on-the-fly): $941,640
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
461 E 144th St	0.04mi	6/3.0	2,280 (0%)	13mo	$965,000	$423	88
440 E 145th St	0.02mi	6/3.0	2,280 (0%)	24mo	$999,000	$438	79
674 Saint Marys St	0.40mi	5/3.0 (-1)	2,322 (+2%)	3mo	$800,000	$345	71
610 Beech Ter	0.32mi	6/3.0	2,280 (0%)	17mo	$707,000	$310	71
612 Beech Ter	0.33mi	6/3.0	2,280 (0%)	17mo	$707,000	$310	70
614 Beech Ter	0.33mi	6/3.0	2,280 (0%)	17mo	$707,000	$310	70
599 Beech Ter	0.32mi	5/3.0 (-1)	2,340 (+3%)	13mo	$900,000	$385	64
516 E 142nd St E	0.18mi	6/2.0	2,040 (-10%)	12mo	$850,000	$417	60
738 Elton Ave	0.59mi	5/3.0 (-1)	2,400 (+5%)	2mo	$990,000	$413	57
487 Jackson Ave	0.46mi	5/2.0 (-1)	2,100 (-8%)	7mo	$1,065,000	$507	51

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

Projected returns pro-forma

4.67% appreciation · 0.61% rent growth · sell at horizon

5-year hold

• IRR: 8.5%
• Equity multiple: 1.54×
• Total profit: $179,775
• Equity at exit: $655,769

10-year hold

• IRR: 9.7%
• Equity multiple: 2.69×
• Total profit: $567,333
• Equity at exit: $1,112,206

Cash invested: $336,000 (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 10454

• Home prices YoY: 2.0%
• Rents YoY: 0.6%
• Active inventory: 19
• Price-to-rent: 24.6×

Monthly cashflow live

• Estimated rent: $8,140 medium
• Mortgage (P&I): −$6,293
• Tax from tax record: −$492 /mo · $5,900/yr
• Insurance: −$500
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,709
• Net cashflow: $-854

Break-even live

Break-even rent $9,221

Max offer price $1,049,135

Occupancy floor —

Sensitivity live

Price	-10% $-175	-5% $-514	+0% $-854	+5% $-1,194	+10% $-1,533
Rent	-10% $-1,497	-5% $-1,176	+0% $-854	+5% $-532	+10% $-211
Rate	-1.0pp $-250	-0.5pp $-549	base $-854	+0.5pp $-1,165	+1.0pp $-1,481

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$8,140
Total (2 units)			$8,140

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: $300,000
• Closing costs: $36,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
32 E 126th St Unit 3 New York, NY	5.0	2.0	1600	$6,000	$3.75	20d	1	1.20mi

Listing history 8 events

1. 2026-06-21
   days on market $1,200,000 Active 18 DOM
2. 2026-06-18
   days on market $1,200,000 Active 15 DOM
3. 2026-06-17
   days on market $1,200,000 Active 14 DOM
4. 2026-06-15
   days on market $1,200,000 Active 12 DOM
5. 2026-06-13
   days on market $1,200,000 Active 10 DOM
6. 2026-06-10
   days on market $1,200,000 Active 6 DOM
7. 2026-06-08
   remarks 168-char remark
8. 2026-06-08
   listed $1,200,000 Active 5 DOM

ⓘ 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: $5,900 · $492/mo
• Projected year-2 tax: $13,090 · $1,091/mo
• Expected delta: +$7,190/yr (+$599/mo · 121.9%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 48% 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: $97,680
• − Mortgage interest: −$67,219
• − Property taxes: −$5,900
• − Insurance: −$6,000
• − Repairs & maintenance: −$7,814
• − Management: −$7,814
• − Depreciation: −$34,909
• Taxable loss: −$31,977
• Est. tax savings @ 24.0%: +$7,674
• After-tax cash flow: $-2,574/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): 39,570
• Household income: $24,086
• Rent vs Own: 93.2% rent · 6.8% own
• Severe rent burden: 5002.0

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 (70%)
• Race & ethnicity: Hispanic / Latino 70% Black 23% Two or more races 14% White 3% Native American 3% Pacific Islander 1%
• Hispanic origin (detail): Mexican 13% Puerto Rican 29% Dominican 17%
• Foreign-born: 29% · Canada, Jamaica
• Languages at home: 36% English-only · Spanish 58% French/Haitian/Cajun 2%

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: ▲ 4.67%
• Current HPI: 238.974
• Rent YoY: ▲ 0.61%
• 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

+710.8% since first listed

17 events — show timeline

• 2026-06-04 Listed $1,200,000 FSBO.com
• 2024-09-25 Sold (Public Records) $900,000 Public Records
• 2024-09-09 Price Changed $900,000 RLS at REBNY
• 2024-09-06 Sold (MLS) $900,000 OneKey® MLS as Distributed by MLS Grid
• 2024-09-06 Sold (MLS) $900,000 RLS at REBNY
• 2024-07-17 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-05-16 Listed $979,000 OneKey® MLS as Distributed by MLS Grid
• 2024-05-13 Listed $979,000 RLS at REBNY
• 2018-01-24 Sold (MLS) — RLS at REBNY
• 2018-01-24 Price Changed $705,000 RLS at REBNY
• 2017-12-04 Sold (MLS) — RLS at REBNY
• 2017-12-04 Sold (MLS) — RLS at REBNY
• 2017-09-22 Contingent — RLS at REBNY
• 2017-08-15 Listed $669,000 RLS at REBNY
• 2017-08-05 Listed $705,000 RLS at REBNY
• 2017-08-05 Listed $705,000 RLS at REBNY
• 1993-10-08 Sold (Public Records) $148,000 Public Records

Property tax history

+9.1%/yr

Latest (2025): $5,900 · +0.0% YoY. Source: county tax records.