1070 Grant Ave · New York, NY 10456

$1,250,000

9 bd · 3.0 ba · 4,400 sqft · MultiFamily · 3 Days on market

Built 1905 Good condition 2,510 sqft lot Est $1276k · at est. ↓ 7% since listing

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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).

• Appreciation +9.3/10.0
• ARV discount +8.4/15.0
• Cash flow +8.3/30.0
• Schools +5.0/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• DSCR +2.3/10.0

Multi-family units

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

Listing remarks

DELIVERED VACANT Ideally located near the Grand Concourse, 1070 Grant Avenue is a three-family home that offers convenient access to the 4, B, and D subway lines, providing a seamless commute to Manhattan and driving strong rental demand. Surrounded by everyday conveniences, neighborhood parks, and cultural anchors such as The Bronx Museum of Arts and Yankee Stadium, the area continues to benefit from ongoing investment-making it an attractive opportunity for both end-users and long-term investors. This 20' 55' brick semi-detached three-family offers a highly efficient and repeatable layout, ideal for stable cash flow and streamlined management. The property features three full-floor 3-be

Key facts

• Efficient layouts
• 2,510 sq ft lot
• Built 1905

Tags

• CONVENIENT ACCESS TO SUBWAY
• INCOME-PRODUCING ASSET
• EFFICIENT LAYOUTS
• STRONG TRANSIT ACCESS
• ENDURING BRICK CONSTRUCTION

Property features AI

Finance

• Financial info: Annual taxes approximately $3,480; Pets: building allows pets (details unspecified)

Exterior

• Home design: Single-story building; Entry at level 1
• Construction: Green building
• Exterior features: Private outdoor space over 60 sqft; Lot roughly 100.42 x 25.00

Interior

• Bedrooms: Total of 17 rooms (bedrooms and living spaces included)
• Bathrooms: 3 full bathrooms
• Interior features: Smoke-free property; Basement (other)
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1.0-bath units multifamily listed at $1.25M. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative. Per door: $-381/mo.
• To cash-flow at today's rent, offer at most $1.08M (13.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $949k (24.1% below list).
• Recommended offer: $949k (24.1% 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: 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: 52 active listings in the ZIP; lower-income renter base — watch delinquency; 6,929 units permitted in Bronx County in 2024 (6,829 in 5+ unit buildings).
• At $9,489/mo this rent would consume 326% of the median local household income ($35k/yr) (locally 11195% 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 $116k of equity ($9k loan paydown + $107k appreciation (8.6% 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 ~$185k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $150k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1905 — 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 $948,900 (24.1% 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 1905 — 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: 0.76% ✗
• Cap rate: 5.20%
• Cash-on-cash: -3.92%
• DSCR: 0.83
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $1,276,000
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
364 E 167th St	0.24mi	9/3.0	4,737 (+8%)	5mo	$1,190,000	$251	72
160 W 162nd St	0.74mi	9/6.0	3,799 (-14%)	16mo	$1,100,000	$290	17

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

Projected returns pro-forma

8.55% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.3%
• Equity multiple: 2.39×
• Total profit: $486,785
• Equity at exit: $996,954

10-year hold

• IRR: 17.2%
• Equity multiple: 5.20×
• Total profit: $1,470,007
• Equity at exit: $2,025,839

Cash invested: $350,000 (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 10456

• Home prices YoY: 3.0%
• Active inventory: 52
• Price-to-rent: 32.9×

Monthly cashflow live

• Estimated rent: $9,489 medium
• Mortgage (P&I): −$6,555
• Tax est. 1.5%: −$1,562 /mo · $18,750/yr
• Insurance: −$521
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,993
• Net cashflow: $-1,142

Break-even live

Break-even rent $10,935

Max offer price $1,084,728

Occupancy floor —

Sensitivity live

Price	-10% $-278	-5% $-710	+0% $-1,142	+5% $-1,574	+10% $-2,006
Rent	-10% $-1,892	-5% $-1,517	+0% $-1,142	+5% $-767	+10% $-393
Rate	-1.0pp $-513	-0.5pp $-824	base $-1,142	+0.5pp $-1,466	+1.0pp $-1,796

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1	$9,489
Total (3 units)			$9,489

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: $312,500
• Closing costs: $37,500
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-04
   days on market $1,250,000 Active 3 DOM
2. 2026-06-03
   days on market $1,250,000 Active 2 DOM
3. 2026-06-02
   pricedays on marketlisting id $1,250,000 Active 1 DOM
4. 2026-06-01
   days on market $1,299,999 Active 124 DOM
5. 2026-05-31
   days on market $1,299,999 Active 123 DOM
6. 2026-05-12
   price $1,299,999
7. 2026-04-16
   price $1,299,999
8. 2026-01-28
   listed $1,399,999 Active
9. 2026-01-28
   listed $1,399,999 Active

ⓘ 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: $113,868
• − Mortgage interest: −$70,019
• − Property taxes: −$18,750
• − Insurance: −$6,250
• − Repairs & maintenance: −$9,109
• − Management: −$9,109
• − Depreciation: −$36,364
• Taxable loss: −$35,734
• Est. tax savings @ 24.0%: +$8,576
• After-tax cash flow: $-5,130/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This three-family home is in excellent condition with a good layout and curb appeal, ideal for both rental and resale.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value
• Both Replace ceiling fan — Improves air circulation and aesthetics
• Both Install smart home devices — Enhances convenience and marketability
• Both Add smart thermostat — Saves energy and attracts eco-conscious buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Replace ceiling fan — Improves air circulation and aesthetics ↑
• Both Install smart home devices — Enhances convenience and marketability ↑
• Both Add smart thermostat — Saves energy and attracts eco-conscious buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 87,533
• Household income: $34,954
• Rent vs Own: 93.1% rent · 6.9% own
• Severe rent burden: 11195.0

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 0.56)
• Race & ethnicity: Hispanic / Latino 52% Black 41% Two or more races 14% White 3% Native American 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 15% Dominican 26%
• Foreign-born: 30% · Canada, Jamaica
• Languages at home: 44% English-only · Spanish 44% French/Haitian/Cajun 3% 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: ▲ 8.55%
• Current HPI: 293.766
• 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

-7.1% since first listed

4 events — show timeline

• 2026-05-12 Price Changed $1,299,999 OneKey® MLS as Distributed by MLS Grid
• 2026-04-16 Price Changed $1,299,999 RLS at REBNY
• 2026-01-28 Listed $1,399,999 OneKey® MLS as Distributed by MLS Grid
• 2026-01-28 Listed $1,399,999 RLS at REBNY