1800 Edenwald Ave · New York, NY 10466

$799,900

None bd · None ba · 2,100 sqft · MultiFamily public records · 64 Days on market

Built 1930 4,500 sqft lot Est $886k · 10% under

---

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 +23.7/30.0
• ARV discount +11.9/15.0
• DSCR +7.6/10.0
• 1% rule +5.5/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• 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

OCCUPIED BRICK 3-FAMILY HOUSE ON A LARGE CORNER LOT. DO NOT DISTURB OCCPANTS!!!!!! CASH DEAL OR HARD MONEY. Subject is "occupied" DO NOT DISTURB OCCUPANT.

Key facts

• 4,500 sq ft lot
• Built 1930
• Listed 63 days

Property features AI

Finance

• Financial info: Tax year 2025

Exterior

• Parking: Driveway
• Utilities: Cable available; Electricity connected; Natural gas connected; Phone available; Sewer connected; Trash collection (public); Water connected
• Home design: Triplex
• Construction: Brick construction
• Exterior features: Brick exterior; Not waterfront

Interior

• Heating & cooling: No cooling; Other heating
• Interior features: Basement present; Other interior features

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1.5-bath units multifamily listed at $800k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive. Per door: $509/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $800k).
• Recommended offer: $752k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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: 161 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).
• At $8,417/mo this rent would consume 153% of the median local household income ($66k/yr) (locally 4791% 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 $6k of loan paydown is wiped out by about $24k 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

• It's been on market 64 days — a 6% lower offer ($752k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 $138k; list at $800k implies a 480% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• 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 $751,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
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 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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: 1.05% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.19%
• DSCR: 1.36
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $886,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4018A Bruner Ave	0.12mi	6/3.0	2,200 (+5%)	5mo	$870,000	$395	82
4088 Grace Ave	0.15mi	3/3.0	1,920 (-9%)	2mo	$715,000	$372	78
4152 Wickham Ave	0.13mi	5/2.0	1,890 (-10%)	10mo	$880,000	$466	70
1167 E 224th St	0.63mi	5/2.0	2,016 (-4%)	2mo	$855,000	$424	62
2181 Strang Ave	0.62mi	3/2.0	1,997 (-5%)	4mo	$735,000	$368	60
932 E 225th St	0.54mi	5/3.0	2,000 (-5%)	10mo	$814,000	$407	59
2028 Pitman Ave	0.40mi	5/3.0	1,824 (-13%)	2mo	$770,000	$422	58
3919 Murdock Ave	0.46mi	7/5.0	2,300 (+10%)	7mo	$1,150,000	$500	57
4252 Monticello Ave	0.55mi	4/3.0	1,946 (-7%)	9mo	$800,000	$411	55
3965 Duryea Ave	0.64mi	5/2.0	1,944 (-7%)	6mo	$865,000	$445	53
720 E 231st St	0.50mi	5/4.0	1,800 (-14%)	6mo	$850,000	$472	48
548 S 9th Ave	0.67mi	5/2.0	2,341 (+12%)	5mo	$675,000	$288	45

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: -3.9%
• Equity multiple: 0.86×
• Total profit: $-32,429
• Equity at exit: $119,268

10-year hold

• IRR: 5.8%
• Equity multiple: 1.43×
• Total profit: $96,566
• Equity at exit: $69,161

Cash invested: $223,972 (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 10466

• Active inventory: 161
• Price-to-rent: 23.8×

Monthly cashflow live

• Estimated rent: $8,417 medium
• Mortgage (P&I): −$4,195
• Tax from tax record: −$593 /mo · $7,122/yr
• Insurance: −$333
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,768
• Net cashflow: $1,528

Break-even live

Break-even rent $6,483

Max offer price $799,900

Occupancy floor 77%

Sensitivity live

Price	-10% $1,981	-5% $1,754	+0% $1,528	+5% $1,301	+10% $1,075
Rent	-10% $863	-5% $1,195	+0% $1,528	+5% $1,860	+10% $2,193
Rate	-1.0pp $1,931	-0.5pp $1,731	base $1,528	+0.5pp $1,321	+1.0pp $1,110

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1.5	$8,418
Total (3 units)			$8,417

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: $199,975
• Closing costs: $23,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
622 S 6th Ave Unit A Mt Vernon, NY	3.0	2.5	2500	$5,000	$2.00	25d	1	0.81mi
65 Hunts Bridge Rd Yonkers, NY	3.0	1.0	1600	$3,500	$2.19	15d	1	1.37mi

Listing history 15 events

1. 2026-06-21
   days on market $799,900 Active 64 DOM
2. 2026-06-18
   days on market $799,900 Active 61 DOM
3. 2026-06-17
   days on market $799,900 Active 60 DOM
4. 2026-06-16
   days on market $799,900 Active 59 DOM
5. 2026-06-15
   days on market $799,900 Active 58 DOM
6. 2026-06-13
   days on market $799,900 Active 56 DOM
7. 2026-06-10
   days on market $799,900 Active 52 DOM
8. 2026-06-08
   days on market $799,900 Active 51 DOM
9. 2026-06-08
   statusdays on market $799,900 Active 50 DOM
10. 2026-05-14
    status Pending
11. 2026-03-25
    listed $799,900 Active
12. 2019-02-06
    historical
13. 2018-12-13
    listed $249,900 Active
14. 1986-12-05
    soldstatus $138,000
15. 1986-03-28
    soldstatus $70,000

ⓘ 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: $7,122 · $593/mo
• Projected year-2 tax: $10,320 · $860/mo
• Expected delta: +$3,198/yr (+$267/mo · 44.9%)

ⓘ 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 · 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: $101,004
• − Mortgage interest: −$44,807
• − Property taxes: −$7,122
• − Insurance: −$4,000
• − Repairs & maintenance: −$8,080
• − Management: −$8,080
• − Depreciation: −$23,270
• Taxable income: $5,645
• Est. tax owed @ 24.0%: −$1,355
• After-tax cash flow: $16,980/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): 71,116
• Household income: $65,969
• Rent vs Own: 60.1% rent · 39.9% own
• Severe rent burden: 4791.0

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 0.55)
• Race & ethnicity: Black 60% Hispanic / Latino 29% Two or more races 7% White 2% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 9% Dominican 12%
• Common ancestry: Hispanic 1%
• Foreign-born: 42% · Canada, Jamaica, United Kingdom
• Languages at home: 67% English-only · Spanish 22% French/Haitian/Cajun 1% 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: ▼ -314.77%
• Current HPI: 349.542
• 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

+1042.7% since first listed

6 events — show timeline

• 2026-05-14 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-25 Listed $799,900 OneKey® MLS as Distributed by MLS Grid
• 2019-02-06 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2018-12-13 Listed $249,900 OneKey® MLS as Distributed by MLS Grid
• 1986-12-05 Sold (Public Records) $138,000 Public Records
• 1986-03-28 Sold (Public Records) $70,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $7,122 · +0.8% YoY. Source: county tax records.