320 Thieriot Ave · New York, NY 10473

$600,000

None bd · None ba · 3,050 sqft · MultiFamily public records · 62 Days on market

Built 1930 5,000 sqft lot Est $967k · 38% under

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Why this score? — see what drove the B- 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 +25.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +6.1/10.0
• 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: 1 unit. estimate disagrees with records

Listing remarks

Short sale subject to bank approval

Key facts

• 5,000 sq ft lot
• Built 1930
• Listed 62 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public sewer; No listed utilities
• Home design: Quadruplex
• Construction: Frame construction
• Exterior features: Frame construction; Not waterfront

Interior

• Heating & cooling: Electric cooling; Oil heating
• Interior features: First-floor bedroom; First-floor full bathroom; Unfinished basement

What this means for you Summary

Snapshot

• This is a multifamily listed at $600k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $600k).
• Recommended offer: $564k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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: 141 active listings in the ZIP; 6,929 units permitted in Bronx County in 2024 (6,829 in 5+ unit buildings).
• At $6,665/mo this rent would consume 152% of the median local household income ($52k/yr) (locally 3913% 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 $4k of loan paydown is wiped out by about $18k 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 62 days — a 6% lower offer ($564k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $150k; list at $600k implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $564,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.11% ✓
• Cap rate: 8.89%
• Cash-on-cash: 9.29%
• DSCR: 1.41
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $966,850
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
410 Thieriot Ave	0.13mi	7/3.0	3,110 (+2%)	6mo	$925,000	$297	86
1815 Patterson Ave	0.14mi	5/2.0	2,625 (-14%)	2mo	$752,200	$287	68
622 Rosedale Ave	0.51mi	—/—	3,075 (+1%)	12mo	$873,000	$284	65
454 Commonwealth Ave	0.24mi	7/3.0	2,730 (-10%)	10mo	$920,000	$337	63
535 Saint Lawrence Ave	0.37mi	3/—	2,760 (-10%)	10mo	$999,000	$362	58
1754 Seward Ave	0.57mi	8/4.0	3,218 (+6%)	7mo	$1,035,000	$322	58
566 Bolton Ave	0.40mi	6/2.0	2,800 (-8%)	13mo	$900,000	$321	56
643 Underhill Ave	0.49mi	3/3.0	2,748 (-10%)	6mo	$855,000	$311	56
485 Commonwealth Ave	0.31mi	7/3.0	2,650 (-13%)	10mo	$840,000	$317	56
422 Screvin Ave	0.51mi	8/3.0	2,795 (-8%)	10mo	$999,999	$358	54
1894 Seward Ave	0.55mi	5/3.0	2,748 (-10%)	8mo	$850,000	$309	52
2067 Seward Ave	0.73mi	6/2.0	2,680 (-12%)	5mo	$850,000	$317	42

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: -2.9%
• Equity multiple: 0.89×
• Total profit: $-18,597
• Equity at exit: $89,462

10-year hold

• IRR: 6.8%
• Equity multiple: 1.51×
• Total profit: $85,135
• Equity at exit: $51,877

Cash invested: $168,000 (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 10473

• Active inventory: 141
• Price-to-rent: 15.0×

Monthly cashflow live

• Estimated rent: $6,665 medium
• Mortgage (P&I): −$3,146
• Tax from tax record: −$568 /mo · $6,820/yr
• Insurance: −$250
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,400
• Net cashflow: $1,234

Break-even live

Break-even rent $5,103

Max offer price $600,000

Occupancy floor 76%

Sensitivity live

Price	-10% $1,574	-5% $1,404	+0% $1,234	+5% $1,064	+10% $894
Rent	-10% $708	-5% $971	+0% $1,234	+5% $1,497	+10% $1,761
Rate	-1.0pp $1,536	-0.5pp $1,387	base $1,234	+0.5pp $1,079	+1.0pp $920

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$6,666
Total (2 units)			$6,665

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: $150,000
• Closing costs: $18,000
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   days on market $600,000 Active 62 DOM
2. 2026-06-18
   days on market $600,000 Active 59 DOM
3. 2026-06-17
   days on market $600,000 Active 58 DOM
4. 2026-06-16
   days on market $600,000 Active 57 DOM
5. 2026-06-15
   days on market $600,000 Active 56 DOM
6. 2026-06-13
   days on market $600,000 Active 54 DOM
7. 2026-06-10
   days on market $600,000 Active 50 DOM
8. 2026-06-08
   days on market $600,000 Active 49 DOM
9. 2026-06-08
   days on market $600,000 Active 48 DOM
10. 2026-06-04
    days on market $600,000 Active 45 DOM
11. 2026-06-03
    days on market $600,000 Active 44 DOM
12. 2026-06-01
    days on market $600,000 Active 42 DOM
13. 2026-05-31
    days on market $600,000 Active 41 DOM
14. 2026-04-16
    listed $600,000 Active
15. 1994-05-13
    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: $6,820 · $568/mo
• Projected year-2 tax: $8,480 · $707/mo
• Expected delta: +$1,660/yr (+$138/mo · 24.3%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 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: $79,980
• − Mortgage interest: −$33,609
• − Property taxes: −$6,820
• − Insurance: −$3,798
• − Repairs & maintenance: −$6,398
• − Management: −$6,398
• − Depreciation: −$17,455
• Taxable income: $5,502
• Est. tax owed @ 24.0%: −$1,320
• After-tax cash flow: $13,488/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): 58,855
• Household income: $52,462
• Rent vs Own: 71.4% rent · 28.6% own
• Severe rent burden: 3913.0

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: Majority Hispanic (59%)
• Race & ethnicity: Hispanic / Latino 59% Black 34% Two or more races 12% Asian 2% White 2%
• Hispanic origin (detail): Puerto Rican 31% Dominican 20%
• Common ancestry: British 1%
• Foreign-born: 23% · Canada, Jamaica
• Languages at home: 51% English-only · Spanish 45% Other Indo-European 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: ▼ -212.70%
• Current HPI: 276.2941
• 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

+300.0% since first listed

2 events — show timeline

• 2026-04-16 Listed $600,000 OneKey® MLS as Distributed by MLS Grid
• 1994-05-13 Sold (Public Records) $150,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $6,820 · +8.0% YoY. Source: county tax records.