631 Coster St · New York, NY 10474

$1,239,000

9 bd · 5.1 ba · 3,154 sqft · MultiFamily public records · 46 Days on market

Built 2007 2,022 sqft lot Est $1038k · 19% over

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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).

• Cash flow +17.5/30.0
• DSCR +5.5/10.0
• Appreciation +5.0/10.0
• Schools +5.0/10.0
• 1% rule +3.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Multi-family units

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

Listing remarks

Great investment opportunity in the Bronx. Brick 3 family attached house on a 20 x 100 Lot. R6 zoning. Built in 2007. Currently occupied on the first floor with great paying tenant, second and third floor are vacant. All apartments have been updated and very well maintained since. First floor: Two Bedroom Apartment. Second floor: Three bedroom apartment. Third Floor has a three Bedroom apartment. More details can be provided if required. Conveniently located to Public Transportation and Shopping.

Key facts

• R6 zoning
• Shopping
• Attached house

Tags

• INVESTMENT OPPORTUNITY
• ATTACHED HOUSE
• R6 ZONING
• UPDATED APARTMENTS
• PUBLIC TRANSPORTATION
• SHOPPING

Property features AI

Finance

• Other: Building area listed as 3,154 total square feet
• Financial info: No investor or income/expense details provided
• HOA & community: No HOA details provided

Exterior

• Parking: Off-street parking (1 space)
• Security: No security details provided
• Utilities: Public sewer; Cable available; Electricity connected; Natural gas connected; Sewer connected; Trash collection (public); Water connected
• Home design: Triplex
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront; No additional parcels

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: One 2-bedroom unit; Two 3-bedroom units
• Flooring: Ceramic tile; Hardwood
• Bathrooms: Five full bathrooms (total)
• Heating & cooling: Baseboard heating; Wall/window air conditioning units
• Interior features: Primary bathroom; Full basement
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1.7-bath units multifamily listed at $1.24M.

Deal economics

• At list price, monthly cash flow is $949 ($11k/yr) — positive. Per door: $316/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 $1.09M (11.8% below list).
• Recommended offer: $1.09M (11.8% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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.
• Market conditions: 12 active listings in the ZIP; 6,929 units permitted in Bronx County in 2024 (6,829 in 5+ unit buildings).

Forward outlook

• In year one you build about $46k of equity ($9k loan paydown + $37k appreciation (3.0% local appreciation)).
• Bronx County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $347k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$74k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($1.20M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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 $330k; list at $1.24M implies a 275% gain — meaningful room to come down on a strong offer.

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 $1,092,900 (11.8% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 12% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
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: 0.88% ✗
• Cap rate: 7.21%
• Cash-on-cash: 3.28%
• DSCR: 1.15
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $1,037,666
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
952 E 156 St	0.69mi	8/3.0 (-1)	3,120 (-1%)	16mo	$1,025,000	$329	39

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: 10.5%
• Equity multiple: 1.60×
• Total profit: $209,294
• Equity at exit: $557,108

10-year hold

• IRR: 12.8%
• Equity multiple: 2.90×
• Total profit: $660,081
• Equity at exit: $858,570

Cash invested: $346,920 (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 10474

• Active inventory: 12
• Price-to-rent: 28.3×

Monthly cashflow live

• Estimated rent: $10,929 medium
• Mortgage (P&I): −$6,497
• Tax from tax record: −$672 /mo · $8,060/yr
• Insurance: −$516
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,295
• Net cashflow: $949

Break-even live

Break-even rent $9,728

Max offer price $1,239,000

Occupancy floor 86%

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1.7	$10,929
Total (3 units)			$10,929

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: $309,750
• Closing costs: $37,170
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $1,239,000 Active 46 DOM
2. 2026-06-17
   days on market $1,239,000 Active 45 DOM
3. 2026-06-16
   days on market $1,239,000 Active 44 DOM
4. 2026-06-15
   days on market $1,239,000 Active 43 DOM
5. 2026-06-13
   days on market $1,239,000 Active 41 DOM
6. 2026-06-10
   days on market $1,239,000 Active 37 DOM
7. 2026-06-08
   days on market $1,239,000 Active 36 DOM
8. 2026-06-08
   days on market $1,239,000 Active 35 DOM
9. 2026-06-04
   days on market $1,239,000 Active 32 DOM
10. 2026-06-03
    days on market $1,239,000 Active 31 DOM
11. 2026-06-01
    days on market $1,239,000 Active 29 DOM
12. 2026-05-31
    days on market $1,239,000 Active 28 DOM
13. 2026-05-03
    listed $1,239,000 Active
14. 2026-03-16
    historical
15. 2025-05-29
    price $1,249,000
16. 2025-01-11
    listed $1,299,000 Active
17. 2025-01-10
    historical
18. 2016-04-04
    soldstatus $330,500
19. 2015-02-13
    historical
20. 2015-02-13
    historical
21. 2014-12-10
    listed $479,000

ⓘ 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: $8,060 · $672/mo
• Projected year-2 tax: $14,500 · $1,208/mo
• Expected delta: +$6,439/yr (+$537/mo · 79.9%)

ⓘ 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 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $131,148
• − Mortgage interest: −$69,403
• − Property taxes: −$8,060
• − Insurance: −$6,195
• − Repairs & maintenance: −$10,492
• − Management: −$10,492
• − Depreciation: −$36,044
• Taxable loss: −$9,538
• Est. tax savings @ 24.0%: +$2,289
• After-tax cash flow: $13,671/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): 11,188

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 25% Two or more races 18% White 2% Pacific Islander 1% Native American 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 27% Dominican 22%
• Foreign-born: 27% · Canada, Jamaica
• Languages at home: 49% English-only · Spanish 47% 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: —
• Current HPI: —
• 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

+158.7% since first listed

9 events — show timeline

• 2026-05-03 Listed $1,239,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-16 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-05-29 Price Changed $1,249,000 OneKey® MLS as Distributed by MLS Grid
• 2025-01-11 Listed $1,299,000 OneKey® MLS as Distributed by MLS Grid
• 2025-01-10 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 2016-04-04 Sold (Public Records) $330,500 Public Records
• 2015-02-13 Listing Removed — SIBORMLS
• 2015-02-13 Listing Removed — SIBORMLS
• 2014-12-10 Listed $479,000 SIBORMLS

Property tax history

+2.6%/yr

Latest (2025): $8,060 · +6.0% YoY. Source: county tax records.