3277 Parkside Pl · New York, NY 10467

$1,230,000

12 bd · 6.6 ba · 3,872 sqft · MultiFamily public records · 4 Days on market

Built 1920 2,250 sqft lot Est $1169k · 5% 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 +12.9/30.0
• ARV discount +5.2/15.0
• Schools +5.0/10.0
• Rent growth +4.8/5.0
• DSCR +3.9/10.0
• Livability +3.8/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks

Own a home you'll be proud to call yours. Legal 3-family brick semi-detached home in Norwood, the Bronx, offering approximately 3,872 square feet with an attached 2-car garage and shared driveway — an uncommon parking setup in the Bronx. Move-in-ready with new electrical, new lintel all windows, and a recently redone exterior, R7B zoning. The first floor is a 2-bedroom, 1-bathroom unit. The second and third floors each feature high celling a spacious 5-bedroom unit with 1 full and 1 half bathroom. Solid brick construction throughout, plus a private backyard. Located near the D train and the 2 and 5 subway lines, with a Metro-North station, shopping, grocery stores, restaurants, and pa

Key facts

• Private backyard
• New electrical
• Shared driveway

Tags

• ATTACHED 2 CAR GARAGE
• SHARED DRIVEWAY
• NEW ELECTRICAL
• NEW LINTEL ALL WINDOWS
• RECENTLY REDONE EXTERIOR
• PRIVATE BACKYARD

Property features AI

Exterior

• Parking: Driveway; 2-car garage
• Security: Video cameras
• Utilities: Electric service by Con-Edison; Public sewer; Electricity available
• Home design: Triplex
• Construction: Brick exterior; Brick/mortar foundation
• Exterior features: Brick construction; Video security cameras; Brick/mortar foundation; Additional foundation details

Interior

• Kitchen: Quartz/Quartzite counters
• Bedrooms: Two 4-bedroom units; One 2-bedroom unit
• Bathrooms: Five full bathrooms
• Heating & cooling: Radiant heating; Other heating system; Wall/window air conditioning units
• Interior features: First-floor bedroom; First-floor full bathroom; High ceilings; Primary bathroom; Master bedroom on main level; Quartz or quartzite countertops; Other interior features

What this means for you Summary

Snapshot

• This is a 3 × 4-bed/2.2-bath units multifamily listed at $1.23M.

Deal economics

• At list price, monthly cash flow is $-94 ($-1k/yr) — negative. Per door: $-31/mo.
• To cash-flow at today's rent, offer at most $1.21M (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $952k (22.6% below list).
• Recommended offer: $952k (22.6% 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.
• Market conditions: Rents rising fast (+9.2%/yr); 129 active listings in the ZIP; 6,929 units permitted in Bronx County in 2024 (6,829 in 5+ unit buildings).
• At $9,518/mo this rent would consume 232% of the median local household income ($49k/yr) (locally 10930% 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 $9k of loan paydown is wiped out by about $37k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $800k; list at $1.23M implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• 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 $951,800 (22.6% 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 1920 — 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. 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: 0.77% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.33%
• DSCR: 0.99
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $1,169,344
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
781 E 211 St	0.59mi	11/6.0 (-1)	3,877 (+0%)	1mo	$1,170,000	$302	64

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -12.0%
• Equity multiple: 0.55×
• Total profit: $-155,419
• Equity at exit: $183,397

10-year hold

• IRR: 2.8%
• Equity multiple: 1.24×
• Total profit: $84,238
• Equity at exit: $106,348

Cash invested: $344,400 (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 10467

• Home prices YoY: -32.8%
• Rents YoY: 9.2%
• Active inventory: 129
• Price-to-rent: 32.3×

Monthly cashflow live

• Estimated rent: $9,518 medium
• Mortgage (P&I): −$6,450
• Tax from tax record: −$651 /mo · $7,809/yr
• Insurance: −$512
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,999
• Net cashflow: $-94

Break-even live

Break-even rent $9,637

Max offer price $1,213,343

Occupancy floor 96%

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

Units	Beds	Baths	Est. rent
▸ 3× units	4	2.2	$9,519
Total (3 units)			$9,518

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: $307,500
• Closing costs: $36,900
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-18
   days on market $1,230,000 Active 4 DOM
2. 2026-06-17
   days on market $1,230,000 Active 3 DOM
3. 2026-06-16
   days on market $1,230,000 Active 2 DOM
4. 2026-06-15
   status $1,230,000 Active 1 DOM
5. 2026-06-13
   remarks 693-char remark
6. 2026-06-13
   listed $1,230,000 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.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $7,809 · $651/mo
• Projected year-2 tax: $14,298 · $1,192/mo
• Expected delta: +$6,489/yr (+$541/mo · 83.1%)

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

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 · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $114,216
• − Mortgage interest: −$68,899
• − Property taxes: −$7,809
• − Insurance: −$6,150
• − Repairs & maintenance: −$9,137
• − Management: −$9,137
• − Depreciation: −$35,782
• Taxable loss: −$22,699
• Est. tax savings @ 24.0%: +$5,448
• After-tax cash flow: $4,316/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): 96,421
• Household income: $49,330
• Rent vs Own: 85.8% rent · 14.2% own
• Severe rent burden: 10930.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: Hispanic / Latino 53% Black 28% Two or more races 11% White 9% Asian 6% Native American 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 16% Dominican 22%
• Foreign-born: 39% · Canada, Jamaica
• Languages at home: 41% English-only · Spanish 45% Other Indo-European 7% 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: ▼ -112.76%
• Current HPI: 231.537
• Rent YoY: ▲ 9.23%
• 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

+1682.6% since first listed

3 events — show timeline

• 2026-06-12 Coming Soon $1,230,000 OneKey® MLS as Distributed by MLS Grid
• 2022-02-09 Sold (Public Records) $800,000 Public Records
• 1993-11-16 Sold (Public Records) $69,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $7,809 · +0.0% YoY. Source: county tax records.