2531 Hollers Ave · New York, NY 10475

$799,999

6 bd · 3.0 ba · 1,836 sqft · MultiFamily public records · 29 Days on market

Built 1965 1,530 sqft lot Est $1028k · 22% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.3/30.0
• Appreciation +10.0/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• DSCR +3.7/10.0
• 1% rule +2.6/10.0
• 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: 2 units. confirmed

Listing remarks

Welcome to this well-maintained attached two-family home offering both comfort and versatility. This property features a private driveway and a spacious backyard—perfect for outdoor enjoyment, entertaining, or additional living space. The ground-level unit is a bright and functional 1-bedroom, 1-bath apartment, ideal for rental income, extended family, or guest use. The upper unit is a spacious duplex offering 3 bedrooms and 1.5 baths, with a thoughtfully designed layout that provides separation between living and sleeping areas. The duplex offers generous room sizes, great natural light, and a comfortable flow throughout. This home has been meticulously maintained, making it a turnke

Key facts

• Spacious backyard
• Great natural light
• Private driveway

Tags

• PRIVATE DRIVEWAY
• SPACIOUS BACKYARD
• THOUGHTFULLY DESIGNED LAYOUT
• GREAT NATURAL LIGHT
• PRIVATE OUTDOOR SPACE

Property features AI

Finance

• Financial info: Tax year 2025

Exterior

• Parking: Driveway
• Utilities: Public sewer; Cable connected; Electricity connected; Natural gas connected
• Home design: Duplex
• Construction: Brick construction
• Exterior features: Brick exterior; Not waterfront

Interior

• Bedrooms: One 1-bedroom unit; One 3-bedroom unit
• Bathrooms: Three full bathrooms
• Heating & cooling: Wall/window air conditioning unit(s); Natural gas heating
• Interior features: First-floor bedroom; No basement

What this means for you Summary

Snapshot

• This is a 2 × 3.0-bed/1.5-bath units multifamily listed at $800k.

Deal economics

• At list price, monthly cash flow is $-145 ($-2k/yr) — negative. Per door: $-72/mo.
• To cash-flow at today's rent, offer at most $774k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $608k (23.9% below list).
• Recommended offer: $608k (23.9% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: 8 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 6,929 units permitted in Bronx County in 2024 (6,829 in 5+ unit buildings).

Forward outlook

• In year one you build about $86k of equity ($6k loan paydown + $80k appreciation (10.0% 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 ~$137k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($788k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $150k; list at $800k implies a 433% gain — meaningful room to come down on a strong offer.

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 $608,500 (23.9% 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. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 6.08%
• Cash-on-cash: -0.77%
• DSCR: 0.97
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $1,028,160
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3550 Huguenot Ave	0.09mi	6/3.0	1,740 (-5%)	4mo	$975,000	$560	84
3541 Ropes Ave	0.09mi	5/2.0 (-1)	1,800 (-2%)	15mo	$773,000	$429	71

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.7%
• Equity multiple: 2.90×
• Total profit: $426,234
• Equity at exit: $720,702

10-year hold

• IRR: 21.1%
• Equity multiple: 6.63×
• Total profit: $1,261,905
• Equity at exit: $1,554,222

Cash invested: $224,000 (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 10475

• Home prices YoY: 12.1%
• Active inventory: 8
• Price-to-rent: 21.9×

Monthly cashflow live

• Estimated rent: $6,085 medium
• Mortgage (P&I): −$4,195
• Tax from tax record: −$423 /mo · $5,076/yr
• Insurance: −$333
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,278
• Net cashflow: $-145

Break-even live

Break-even rent $6,268

Max offer price $774,472

Occupancy floor 97%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3.0	1.5	$6,084
Total (2 units)			$6,085

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: $200,000
• Closing costs: $24,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
641 S 5th Ave Unit 2nd/3rd Floor Mt Vernon, NY	5.0	2.0	1800	$3,900	$2.17	4d	1	0.84mi
142 W 5th St Mount Vernon, NY	6.0	2.0	1250	$3,756	$3.00	19d	1	1.37mi

Listing history 4 events

1. 2026-04-21
   status Pending
2. 2026-04-09
   price $799,999
3. 2026-03-23
   listed $814,999 Active
4. 1986-10-28
   soldstatus $150,000

ⓘ 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: $5,076 · $423/mo
• Projected year-2 tax: $9,298 · $775/mo
• Expected delta: +$4,222/yr (+$352/mo · 83.2%)

ⓘ 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 · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $73,020
• − Mortgage interest: −$44,812
• − Property taxes: −$5,076
• − Insurance: −$4,000
• − Repairs & maintenance: −$5,842
• − Management: −$5,842
• − Depreciation: −$23,273
• Taxable loss: −$15,825
• Est. tax savings @ 24.0%: +$3,798
• After-tax cash flow: $2,064/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): 42,771

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 Black (60%)
• Race & ethnicity: Black 60% Hispanic / Latino 30% Two or more races 9% White 5% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 18% Dominican 7%
• Common ancestry: Scotch-Irish 1% Lithuanian 1%
• Foreign-born: 25% · Canada
• Languages at home: 68% English-only · Spanish 23% Russian/Polish/Slavic 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: ▲ 20.24%
• Current HPI: 187.68
• 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

+433.3% since first listed

4 events — show timeline

• 2026-04-21 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-09 Price Changed $799,999 OneKey® MLS as Distributed by MLS Grid
• 2026-03-23 Listed $814,999 OneKey® MLS as Distributed by MLS Grid
• 1986-10-28 Sold (Public Records) $150,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $5,076 · -1.3% YoY. Source: county tax records.