592 Beech Ter · New York, NY 10454

$899,000

4 bd · 3.0 ba · 2,322 sqft · MultiFamily public records · 109 Days on market

Built 1999 2,000 sqft lot Est $894k · 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 +15.2/30.0
• Appreciation +7.3/10.0
• ARV discount +7.2/15.0
• Schools +5.0/10.0
• DSCR +4.7/10.0
• Livability +3.8/5.0
• 1% rule +3.3/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0

Multi-family units

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

Listing remarks

Legal 2-Family home being delivered fully vacant, offering an excellent opportunity for both end users and investors. The property features a spacious 3-bedroom, 2-bath duplex over a 2-bedroom, 1-bath ground-floor unit, providing flexible living arrangements and strong income potential. Additional highlights include a private driveway and private yard space, perfect for outdoor enjoyment. Ideal for those looking to live in one unit while generating rental income or for investors seeking a solid income-producing property.

Key facts

• Private driveway
• Private yard space
• 2,000 sq ft lot

Tags

• PRIVATE DRIVEWAY
• PRIVATE YARD SPACE

Property features AI

Exterior

• Parking: Driveway; Off-street parking; Private parking
• Utilities: Public sewer; Cable connected; Electricity connected; Natural gas connected; Trash collection (public); Water connected
• Home design: Duplex
• Construction: Brick construction
• Exterior features: Brick exterior; Not waterfront

Interior

• Kitchen: Galley-style kitchen(s)
• Bedrooms: One 2-bedroom unit; One 3-bedroom unit
• Bathrooms: Three full bathrooms
• Heating & cooling: Forced-air heating; No central cooling
• Interior features: First-floor bedroom; First-floor full bathroom; Formal dining room; Galley-style kitchen; Washer/dryer hookup
• Laundry & utility: Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.5-bath units multifamily listed at $899k.

Deal economics

• At list price, monthly cash flow is $309 ($4k/yr) — positive. Per door: $155/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $746k (17.0% below list).
• Recommended offer: $746k (17.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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 flat; 19 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 6,929 units permitted in Bronx County in 2024 (6,829 in 5+ unit buildings).
• At $7,458/mo this rent would consume 372% of the median local household income ($24k/yr) (locally 5002% 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 $48k of equity ($6k loan paydown + $42k appreciation (4.7% local appreciation)).
• Bronx County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.7% appreciation + 0.6% rent growth), your $252k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$77k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($818k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $745,800 (17.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 17% 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. 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: 0.83% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.47%
• DSCR: 1.07
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $893,970
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
674 Saint Marys St	0.12mi	5/3.0 (+1)	2,322 (0%)	3mo	$800,000	$345	87
599 Beech Ter	0.05mi	5/3.0 (+1)	2,340 (+1%)	13mo	$900,000	$385	80
487 Jackson Ave	0.29mi	5/2.0 (+1)	2,100 (-10%)	7mo	$1,065,000	$507	56
738 Elton Ave	0.74mi	5/3.0 (+1)	2,400 (+3%)	2mo	$990,000	$413	53
542 Fox St	0.62mi	5/3.5 (+1)	2,340 (+1%)	19mo	$835,000	$357	47
572 Fox St	0.68mi	5/3.0 (+1)	2,340 (+1%)	22mo	$800,000	$342	43

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

Projected returns pro-forma

4.67% appreciation · 0.61% rent growth · sell at horizon

5-year hold

• IRR: 12.3%
• Equity multiple: 1.76×
• Total profit: $192,027
• Equity at exit: $491,281

10-year hold

• IRR: 12.6%
• Equity multiple: 3.15×
• Total profit: $540,694
• Equity at exit: $833,228

Cash invested: $251,720 (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 10454

• Home prices YoY: 2.0%
• Rents YoY: 0.6%
• Active inventory: 19
• Price-to-rent: 20.1×

Monthly cashflow live

• Estimated rent: $7,458 medium
• Mortgage (P&I): −$4,714
• Tax from tax record: −$494 /mo · $5,923/yr
• Insurance: −$375
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,566
• Net cashflow: $309

Break-even live

Break-even rent $7,067

Max offer price $899,000

Occupancy floor 91%

Sensitivity live

Price	-10% $818	-5% $564	+0% $309	+5% $55	+10% $-200
Rent	-10% $-280	-5% $15	+0% $309	+5% $604	+10% $898
Rate	-1.0pp $762	-0.5pp $538	base $309	+0.5pp $76	+1.0pp $-161

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$7,458
Total (2 units)			$7,458

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: $224,750
• Closing costs: $26,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
32 E 126th St Unit 3 New York, NY	5.0	2.0	1600	$6,000	$3.75	20d	1	1.36mi
12 W 127th St Unit 1 New York, NY	3.0	3.5	1899	$8,999	$4.74	25d	1	1.43mi

Listing history 13 events

1. 2026-06-21
   days on market $899,000 Active 109 DOM
2. 2026-06-18
   days on market $899,000 Active 106 DOM
3. 2026-06-17
   days on market $899,000 Active 105 DOM
4. 2026-06-15
   days on market $899,000 Active 103 DOM
5. 2026-06-13
   days on market $899,000 Active 101 DOM
6. 2026-06-10
   days on market $899,000 Active 97 DOM
7. 2026-06-08
   days on market $899,000 Active 96 DOM
8. 2026-06-08
   days on market $899,000 Active 95 DOM
9. 2026-06-04
   days on market $899,000 Active 92 DOM
10. 2026-06-03
    days on market $899,000 Active 91 DOM
11. 2026-06-01
    days on market $899,000 Active 89 DOM
12. 2026-05-31
    days on market $899,000 Active 88 DOM
13. 2026-03-04
    listed $899,000 Active

ⓘ 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: $5,923 · $494/mo
• Projected year-2 tax: $10,558 · $880/mo
• Expected delta: +$4,635/yr (+$386/mo · 78.3%)

ⓘ 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 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: $89,496
• − Mortgage interest: −$50,358
• − Property taxes: −$5,923
• − Insurance: −$4,495
• − Repairs & maintenance: −$7,160
• − Management: −$7,160
• − Depreciation: −$26,153
• Taxable loss: −$11,752
• Est. tax savings @ 24.0%: +$2,821
• After-tax cash flow: $6,531/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): 39,570
• Household income: $24,086
• Rent vs Own: 93.2% rent · 6.8% own
• Severe rent burden: 5002.0

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: Predominantly Hispanic (70%)
• Race & ethnicity: Hispanic / Latino 70% Black 23% Two or more races 14% White 3% Native American 3% Pacific Islander 1%
• Hispanic origin (detail): Mexican 13% Puerto Rican 29% Dominican 17%
• Foreign-born: 29% · Canada, Jamaica
• Languages at home: 36% English-only · Spanish 58% French/Haitian/Cajun 2%

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: ▲ 4.67%
• Current HPI: 238.974
• Rent YoY: ▲ 0.61%
• 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

1 event — show timeline

• 2026-03-04 Listed $899,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+20.0%/yr

Latest (2025): $5,923 · +6.0% YoY. Source: county tax records.