760 Van Nest Ave · New York, NY 10462

$1,150,000

18 bd · 9.0 ba · 3,312 sqft · MultiFamily public records · 114 Days on market

Built 1901 2,500 sqft lot

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +4.9/5.0
• Livability +3.8/5.0
• 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: 6 units. estimate disagrees with records

Listing remarks MLS

, Additional information: Appearance:Fair

Key facts

• Fully renovated
• Excellent condition
• Large unit

Tags

• FULLY RENOVATED
• EXCELLENT CONDITION
• LARGE UNIT

Property features AI

Exterior

• Parking: No carport; No dedicated parking
• Utilities: Public sewer; Electricity available
• Home design: Triplex; Planned development
• Construction: Brick construction
• Exterior features: Brick exterior; Not waterfront

Interior

• Bedrooms: One 1-bedroom unit; One 4-bedroom unit
• Flooring: Wood floors
• Bathrooms: Multiple full bathrooms
• Heating & cooling: Baseboard heating; No central air
• Interior features: First-floor bedroom; First-floor full bathroom

What this means for you Summary

Snapshot

• This is a 6 × 3-bed/?-bath units multifamily listed at $1.15M.

Deal economics

• At list price, monthly cash flow is $7k ($81k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($18k rent vs $1.15M).
• Recommended offer: $1.05M (9.0% below list) — sets the bar for market timing.
• Cap rate 13.4% 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: Rents rising fast (+9.4%/yr); 191 active listings in the ZIP; 6,929 units permitted in Bronx County in 2024 (6,829 in 5+ unit buildings).
• At $17,548/mo this rent would consume 345% of the median local household income ($61k/yr) (locally 7650% 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 $8k of loan paydown is wiped out by about $34k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $322k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($1.05M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $100k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $475k; list at $1.15M implies a 142% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1901 — 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 $1,046,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% 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. Built in 1901 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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: 1.53% ✓
• Cap rate: 13.35%
• Cash-on-cash: 25.21%
• DSCR: 2.12
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 24.0%
• Equity multiple: 2.05×
• Total profit: $337,056
• Equity at exit: $171,469

10-year hold

• IRR: 34.7%
• Equity multiple: 4.94×
• Total profit: $1,269,427
• Equity at exit: $99,431

Cash invested: $322,000 (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 10462

• Home prices YoY: -10.4%
• Rents YoY: 9.4%
• Active inventory: 191
• Price-to-rent: 32.8×

Monthly cashflow live

• Estimated rent: $17,548 medium
• Mortgage (P&I): −$6,031
• Tax from tax record: −$587 /mo · $7,045/yr
• Insurance: −$479
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,685
• Net cashflow: $6,766

Break-even live

Break-even rent $8,984

Max offer price $1,150,000

Occupancy floor 56%

Sensitivity live

Price	-10% $7,417	-5% $7,091	+0% $6,766	+5% $6,440	+10% $6,115
Rent	-10% $5,380	-5% $6,073	+0% $6,766	+5% $7,459	+10% $8,152
Rate	-1.0pp $7,345	-0.5pp $7,058	base $6,766	+0.5pp $6,468	+1.0pp $6,165

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

Units	Beds	Baths	Est. rent
▸ 6× units	3	—	$17,550
Total (6 units)			$17,548

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: $287,500
• Closing costs: $34,500
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $1,150,000 Active 114 DOM
2. 2026-06-18
   days on market $1,150,000 Active 111 DOM
3. 2026-06-17
   pricedays on market $1,150,000 Active 110 DOM
4. 2026-06-15
   days on market $1,250,000 Active 108 DOM
5. 2026-06-13
   days on market $1,250,000 Active 106 DOM
6. 2026-06-10
   days on market $1,250,000 Active 102 DOM
7. 2026-06-08
   days on market $1,250,000 Active 101 DOM
8. 2026-06-08
   days on market $1,250,000 Active 100 DOM
9. 2026-06-04
   days on market $1,250,000 Active 97 DOM
10. 2026-06-03
    days on market $1,250,000 Active 96 DOM
11. 2026-06-01
    days on market $1,250,000 Active 94 DOM
12. 2026-05-31
    days on market $1,250,000 Active 93 DOM
13. 2026-02-27
    listed $1,250,000 Active
14. 2019-03-25
    soldstatus $475,000
15. 2019-03-14
    soldstatus $475,000 Closed 41-char remark

    Show marketing remark (41 chars)

    , Additional information: Appearance:Fair

16. 2017-12-29
    status Under Contract 41-char remark

    Show marketing remark (41 chars)

    , Additional information: Appearance:Fair

17. 2017-07-30
    listed $699,000 New 41-char remark

    Show marketing remark (41 chars)

    , Additional information: Appearance:Fair

18. 2004-05-18
    soldstatus $432,600

ⓘ 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: $7,045 · $587/mo
• Projected year-2 tax: $13,240 · $1,103/mo
• Expected delta: +$6,195/yr (+$516/mo · 87.9%)

ⓘ 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: $210,576
• − Mortgage interest: −$64,418
• − Property taxes: −$7,045
• − Insurance: −$5,750
• − Repairs & maintenance: −$16,846
• − Management: −$16,846
• − Depreciation: −$33,455
• Taxable income: $66,216
• Est. tax owed @ 24.0%: −$15,892
• After-tax cash flow: $65,299/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): 76,320
• Household income: $60,966
• Rent vs Own: 76.5% rent · 23.5% own
• Severe rent burden: 7650.0

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 0.70)
• Race & ethnicity: Hispanic / Latino 46% Black 22% Asian 18% White 10% Two or more races 9% Native American 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 17% Dominican 15%
• Foreign-born: 34% · Canada, China, Vietnam
• Languages at home: 39% English-only · Spanish 36% Other Indo-European 16% Arabic 3%

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: ▼ -41.59%
• Current HPI: 356.326
• Rent YoY: ▲ 9.43%
• 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

+189.0% since first listed

6 events — show timeline

• 2026-02-27 Listed $1,250,000 OneKey® MLS as Distributed by MLS Grid
• 2019-03-25 Sold (Public Records) $475,000 Public Records
• 2019-03-14 Sold (MLS) $475,000 OneKey® MLS as Distributed by MLS Grid
• 2017-12-29 Pending — OneKey® MLS as Distributed by MLS Grid
• 2017-07-30 Listed $699,000 OneKey® MLS as Distributed by MLS Grid
• 2004-05-18 Sold (Public Records) $432,600 Public Records

Property tax history

+4.8%/yr

Latest (2025): $7,045 · +0.0% YoY. Source: county tax records.