686 Saint Anns Ave · New York, NY 10455

$625,000

3 bd · 2.5 ba · 1,152 sqft · SingleFamily public records · 37 Days on market

Built 1993 1,620 sqft lot Est $611k · at est.

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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).

• Cash flow +23.1/30.0
• DSCR +7.4/10.0
• ARV discount +6.4/15.0
• Appreciation +6.1/10.0
• 1% rule +5.1/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Beautiful single family in the Mott Haven/ Melrose Neighborhood young house built in 1993 features 3 bedrooms duplex, 2.5 baths with renovated kitchen and bathroom, large living/dinning, full finished basement and a backyard, driveway and low taxes complete this home. Close to the 2/5 Subway lines the 149th St Hub, schools, parks and highway. Call Today!

Key facts

• 1,620 sq ft lot
• Parking
• Built 1993

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $625k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $625k).
• Recommended offer: $606k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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: 26 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 $18k of equity ($4k loan paydown + $13k appreciation (2.1% local appreciation)).
• Bronx County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.1% appreciation + 3.0% rent growth), your $175k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($606k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $450k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major 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 $606,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.01% ✓
• Cap rate: 8.44%
• Cash-on-cash: 7.68%
• DSCR: 1.34
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $610,560
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
686 Saint Anns Ave	0.00mi	3/2.5	1,152 (0%)	1mo	$612,500	$532	99
716 St Ann's Ave	0.05mi	3/1.5	1,152 (0%)	2mo	$610,000	$530	92
690 Saint Anns Ave	0.01mi	3/1.5	1,200 (+4%)	8mo	$650,000	$542	82
644 Eagle Ave	0.07mi	3/1.5	1,250 (+8%)	19mo	$500,000	$400	63
738 Brook Ave #1	0.14mi	2/1.0 (-1)	1,284 (+12%)	22mo	$380,000	$296	45

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

Projected returns pro-forma

2.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.4%
• Equity multiple: 1.68×
• Total profit: $118,366
• Equity at exit: $251,174

10-year hold

• IRR: 15.1%
• Equity multiple: 3.04×
• Total profit: $357,424
• Equity at exit: $365,308

Cash invested: $175,000 (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 10455

• Home prices YoY: 1.5%
• Active inventory: 26
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $6,300 medium
• Mortgage (P&I): −$3,278
• Tax from tax record: −$319 /mo · $3,826/yr
• Insurance: −$260
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,323
• Net cashflow: $1,120

Break-even live

Break-even rent $4,882

Max offer price $625,000

Occupancy floor 77%

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: $156,250
• Closing costs: $18,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2413 3rd Ave Bronx, NY	1.0–3.0	1.0–2.0	857	$4,997	$5.83	11d	23	1.26mi
5 Lincoln Ave Bronx, NY	1.0–3.0	1.0–2.5	1011	$7,411	$7.33	1d	183	1.26mi

Listing history 9 events

1. 2026-04-09
   status Pending
2. 2026-03-04
   listed $625,000 Active
3. 2026-02-19
   historical $625,000
4. 2019-07-15
   soldstatus $450,000
5. 2019-07-03
   soldstatus $475,000 Sold 356-char remark

   Show marketing remark (356 chars)

   Beautiful single family in the Mott Haven/ Melrose Neighborhood young house built in 1993 features 3 bedrooms duplex, 2.5 baths with renovated kitchen and bathroom, large living/dinning, full finished basement and a backyard, driveway and low taxes complete this home. Close to the 2/5 Subway lines the 149th St Hub, schools, parks and highway. Call Today!

6. 2019-03-27
   status Pending 356-char remark

   Show marketing remark (356 chars)

   Beautiful single family in the Mott Haven/ Melrose Neighborhood young house built in 1993 features 3 bedrooms duplex, 2.5 baths with renovated kitchen and bathroom, large living/dinning, full finished basement and a backyard, driveway and low taxes complete this home. Close to the 2/5 Subway lines the 149th St Hub, schools, parks and highway. Call Today!

7. 2019-02-19
   listed $499,000 Active 356-char remark

   Show marketing remark (356 chars)

   Beautiful single family in the Mott Haven/ Melrose Neighborhood young house built in 1993 features 3 bedrooms duplex, 2.5 baths with renovated kitchen and bathroom, large living/dinning, full finished basement and a backyard, driveway and low taxes complete this home. Close to the 2/5 Subway lines the 149th St Hub, schools, parks and highway. Call Today!

8. 1993-11-26
   soldstatus $71,000
9. 1993-11-26
   soldstatus $71,000

ⓘ 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: $3,826 · $319/mo
• Projected year-2 tax: $7,194 · $600/mo
• Expected delta: +$3,368/yr (+$281/mo · 88.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 57% 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: $75,596
• − Mortgage interest: −$35,010
• − Property taxes: −$3,826
• − Insurance: −$3,125
• − Repairs & maintenance: −$6,048
• − Management: −$6,048
• − Depreciation: −$18,182
• Taxable income: $3,358
• Est. tax owed @ 24.0%: −$806
• After-tax cash flow: $12,633/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): 42,940

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: Predominantly Hispanic (71%)
• Race & ethnicity: Hispanic / Latino 71% Black 24% Two or more races 17% White 1% Native American 1%
• Hispanic origin (detail): Mexican 15% Puerto Rican 27% Dominican 17%
• Foreign-born: 24% · Canada
• Languages at home: 35% English-only · Spanish 60% 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: ▲ 2.14%
• Current HPI: 145.3911
• 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

+780.3% since first listed

9 events — show timeline

• 2026-04-09 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-04 Listed $625,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-19 Coming Soon $625,000 OneKey® MLS as Distributed by MLS Grid
• 2019-07-15 Sold (Public Records) $450,000 Public Records
• 2019-07-03 Sold (MLS) $475,000 OneKey® MLS as Distributed by MLS Grid
• 2019-03-27 Pending — OneKey® MLS as Distributed by MLS Grid
• 2019-02-19 Listed $499,000 OneKey® MLS as Distributed by MLS Grid
• 1993-11-26 Sold (Public Records) $71,000 Public Records
• 1993-11-26 Sold (Public Records) $71,000 Public Records

Property tax history

+9.3%/yr

Latest (2025): $3,826 · +4.0% YoY. Source: county tax records.