1129 E Tremont Ave · New York, NY 10460

$524,900

4 bd · 2.0 ba · 1,628 sqft · MultiFamily public records · 362 Days on market

Built 1910 Poor condition 1,009 sqft lot $322/sqft · 58% below area

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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 +28.1/30.0
• DSCR +10.0/10.0
• Appreciation +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Livability +3.8/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Multi-family units

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

Listing remarks

Two-Family – Investor Opportunity. Two-family property in the Bronx featuring a total of 4 bedrooms and 2 bathrooms. Each unit offers a 2-bedroom, 1-bath layout with a living room and kitchen. The property includes three separate electric meters and two separate gas meters. Ideal for investors or buyers looking for a value-add opportunity.

Key facts

• Separate gas meters
• Two-family property
• Investor opportunity

Tags

• TWO-FAMILY PROPERTY
• INVESTOR OPPORTUNITY
• SEPARATE ELECTRIC METERS
• SEPARATE GAS METERS
• VALUE-ADD OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $525k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive. Per door: $828/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $525k).
• Recommended offer: $462k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 2.7% 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.
• Zoned schools: Ps 214 (math 30% / reading 50%, grade F, #1,418 of 2,108 statewide, top 68%, 836 students, 92% FRL); Jhs 383 Philippa Schuyler (math 32% / reading 67%, grade C, #280 of 729 statewide, top 40%, 822 students, 85% FRL); Midwood High School (math 94% / reading 96%, grade A+, #83 of 1,100 statewide, top 8%, 4,062 students, 73% FRL).
• Market conditions: 98 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 6,929 units permitted in Bronx County in 2024 (6,829 in 5+ unit buildings).

Forward outlook

• In year one you build about $43k of equity ($4k loan paydown + $39k appreciation (7.5% local appreciation)).
• Bronx County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (7.5% appreciation + 3.0% rent growth), your $147k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$68k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 362 days — a 12% lower offer ($462k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y ago; this cycle's ask has dropped $125k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $11k; list at $525k implies a 4672% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 $461,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 362 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.18% ✓
• Cap rate: 10.08%
• Cash-on-cash: 13.52%
• DSCR: 1.60
• GRM: 7.0

CMA / ARV

• ARV (median comp): $1,241,671
• List price: $524,900
• Delta: -57.73%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1537 Beach Ave	0.45mi	5/2.0 (+1)	1,548 (-5%)	9mo	$776,000	$501	58
1250 Thieriot Ave	0.85mi	3/2.0 (-1)	1,606 (-1%)	12mo	$665,000	$414	48
1513 Rosedale Ave	0.33mi	5/3.0 (+1)	1,946 (+20%)	5mo	$799,000	$411	47
837 Jennings St	1.09mi	5/2.0 (+1)	1,528 (-6%)	4mo	$735,000	$481	46
1900 Bronxdale Ave	0.99mi	4/3.0	1,528 (-6%)	16mo	$845,000	$553	37
1449 Longfellow Ave	0.87mi	5/3.0 (+1)	1,680 (+3%)	17mo	$700,000	$417	37
1910 Muliner Ave	0.99mi	4/2.0	1,472 (-10%)	17mo	$999,000	$679	35
1274 Fteley Ave	0.62mi	5/3.0 (+1)	1,840 (+13%)	8mo	$955,000	$519	34
1317 Thieriot Ave	0.77mi	5/3.0 (+1)	1,773 (+9%)	10mo	$880,000	$496	33
2136 Hughes Ave	0.99mi	4/3.0	1,856 (+14%)	13mo	$675,000	$364	27
1239 Evergreen Ave	0.78mi	5/2.0 (+1)	1,440 (-12%)	17mo	$825,000	$573	27
1926 Mcgraw Ave	0.92mi	5/4.0 (+1)	1,935 (+19%)	4mo	$900,000	$465	24

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

Projected returns pro-forma

7.46% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.5%
• Equity multiple: 3.07×
• Total profit: $303,686
• Equity at exit: $379,795

10-year hold

• IRR: 26.6%
• Equity multiple: 6.46×
• Total profit: $802,465
• Equity at exit: $736,468

Cash invested: $146,972 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 6 active · 3 under contract
• Months of supply: 18.0 mo (6%/mo absorbed)
• Median asking: $799,000 ($472/sqft)
• Median days on market: 60 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +61.6% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 10460

• Home prices YoY: 3.5%
• Active inventory: 98
• Price-to-rent: 14.1×

Monthly cashflow live

• Estimated rent: $6,212 medium
• Mortgage (P&I): −$2,753
• Tax from tax record: −$281 /mo · $3,367/yr
• Insurance: −$219
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,305
• Net cashflow: $1,656

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$6,212
Total (2 units)			$6,212

Break-even live

Break-even rent $4,116

Max offer price $524,900

Occupancy floor 68%

Sensitivity live

Price	-10% $1,953	-5% $1,804	+0% $1,656	+5% $1,507	+10% $1,358
Rent	-10% $1,165	-5% $1,410	+0% $1,656	+5% $1,901	+10% $2,146
Rate	-1.0pp $1,920	-0.5pp $1,789	base $1,656	+0.5pp $1,520	+1.0pp $1,381

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: $131,225
• Closing costs: $15,747
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
784 Garden St Unit 2 Bronx, NY	3.0	1.0	900	$3,399	$3.78	48d	1	0.77mi
784 Garden St Unit 2 Bronx, NY	3.0	1.0	400	$3,800	$9.50	63d	1	0.77mi
779 E 183rd St Bronx, NY	3.0	1.0	2415	$3,538	$1.47	7d	1	0.87mi
2311 Crotona Ave Apt 1 Bronx, NY	3.0	1.0	950	$3,350	$3.53	69d	1	0.98mi
2311 Crotona Ave Apt 2 Bronx, NY	3.0	1.0	950	$3,350	$3.53	73d	1	0.98mi
2423 Cambreleng Ave Unit 1A-4 Bronx, NY	1.0	2.0	—	$1,550	—	68d	1	1.15mi
2423 Cambreleng Ave Unit 1B Bronx, NY	1.0	1.0	650	$2,750	$4.23	38d	1	1.15mi
665 Thwaites Pl Unit 4C Bronx, NY	2.0	1.0	—	$2,600	—	73d	1	1.36mi

Property features AI

Exterior

• Parking: No carport
• Utilities: Electric service: Con-EdisonPublic sewer
• Home design: Duplex
• Construction: Built with advanced framing technique
• Exterior features: Back yardLot details: see remarks

Interior

• Bedrooms: Two 2-bedroom units
• Bathrooms: Two full bathrooms
• Heating & cooling: Heating: see remarks / otherNo central cooling
• Interior features: Basement: full basement (see remarks)Other interior features (see remarks)

Listing history 47 events

1. 2026-07-20
   days on market $524,900 Active 362 DOM
2. 2026-07-18
   days on market $524,900 Active 360 DOM
3. 2026-07-16
   days on market $524,900 Active 358 DOM
4. 2026-07-14
   days on market $524,900 Active 356 DOM
5. 2026-07-11
   days on market $524,900 Active 353 DOM
6. 2026-07-10
   days on market $524,900 Active 352 DOM
7. 2026-07-09
   days on market $524,900 Active 351 DOM
8. 2026-07-07
   days on market $524,900 Active 349 DOM
9. 2026-07-06
   days on market $524,900 Active 348 DOM
10. 2026-07-05
    days on market $524,900 Active 346 DOM
11. 2026-07-03
    days on market $524,900 Active 345 DOM
12. 2026-07-02
    days on market $524,900 Active 344 DOM
13. 2026-07-01
    days on market $524,900 Active 343 DOM
14. 2026-06-30
    days on market $524,900 Active 342 DOM
15. 2026-06-29
    days on market $524,900 Active 341 DOM
16. 2026-06-28
    days on market $524,900 Active 340 DOM
17. 2026-06-27
    days on market $524,900 Active 339 DOM
18. 2026-06-26
    days on market $524,900 Active 338 DOM
19. 2026-06-24
    days on market $524,900 Active 336 DOM
20. 2026-06-22
    days on market $524,900 Active 334 DOM
21. 2026-06-21
    days on market $524,900 Active 333 DOM
22. 2026-06-18
    days on market $524,900 Active 330 DOM
23. 2026-06-17
    days on market $524,900 Active 329 DOM
24. 2026-06-15
    days on market $524,900 Active 327 DOM
25. 2026-06-13
    days on market $524,900 Active 325 DOM
26. 2026-06-10
    days on market $524,900 Active 321 DOM
27. 2026-06-08
    pricedays on market $524,900 Active 320 DOM
28. 2026-06-03
    days on market $549,900 Active 315 DOM
29. 2026-06-01
    days on market $549,900 Active 313 DOM
30. 2026-05-31
    days on market $549,900 Active 312 DOM
31. 2026-02-10
    price $549,900
32. 2026-01-03
    price $574,900
33. 2025-12-29
    status Active
34. 2025-12-29
    historical
35. 2025-10-03
    price $599,900
36. 2025-07-23
    listed $649,900 Active
37. 2019-05-16
    soldstatus $11,000
38. 2015-06-02
    historical
39. 2014-12-02
    listed $275,000
40. 2009-05-29
    historical
41. 2008-05-23
    listed
42. 2007-09-20
    soldstatus $474,000
43. 2007-07-09
    soldstatus $312,700
44. 2005-10-27
    soldstatus $339,900
45. 2005-10-27
    soldstatus $226,000
46. 2001-08-07
    soldstatus $225,000
47. 2001-02-07
    soldstatus $90,000

ⓘ 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: $3,367 · $281/mo
• Projected year-2 tax: $6,119 · $510/mo
• Expected delta: +$2,752/yr (+$229/mo · 81.7%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $74,544
• − Mortgage interest: −$29,403
• − Property taxes: −$3,367
• − Insurance: −$2,624
• − Repairs & maintenance: −$5,964
• − Management: −$5,964
• − Depreciation: −$15,270
• Taxable income: $11,953
• Est. tax owed @ 24.0%: −$2,869
• After-tax cash flow: $16,998/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.

Condition & rehab AI · 10 photos

Poor 20/100 Extensive rehab Est. rehab $81,400–$146,520 screening

This two-family property requires extensive repairs and updates to its exterior and interior, including painting, flooring replacement, siding repair, and roof replacement. These improvements will significantly enhance its resale and rental value.

Deferred maintenance Est. $60,000–$180,000 screening

• Major Roof (roof) — No roof visible in photos
• Major Windows (windows) — Windows appear boarded up
• Major Electrical (electrical) — Electrical panel appears damaged
• Major Plumbing (plumbing) — No plumbing fixtures visible in photos
• Major Exterior (exterior) — Exterior walls appear damaged
• Major Other — No other major components visible in photos

Repairs flagged

• Major Boarded-up windows — Prevents entry and natural light
• Major Paint — Peeling and worn, needs repainting
• Major Flooring — Worn-out and needs replacement
• Major Exterior siding — Peeling and damaged
• Major Roof — No visible condition, but likely in need of repair

Value-add opportunities

• Both Painting and repainting — Enhances curb appeal and interior aesthetics ↑
• Both Flooring replacement — Improves living conditions and aesthetics ↑
• Both Exterior siding repair/replacement — Enhances curb appeal and structural integrity ↑
• Both Roof repair/replacement — Ensures structural integrity and protects from weather damage ↑

ⓘ Rehab cost is a screening estimate — Extensive scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 27/100

Zoned Schools

Elementary Ps 214 F NY #1,418/2,108 Nat'l #19,513/41,679 Middle Jhs 98 Herman Ridder F NY #704/729 Nat'l #12,693/14,009

Schools (NCES district)

No district data.

B Composite livability gradescore 75/100

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 · 1,607,353 people
• City population: 7,731,280
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 59,396
• Household income: $36,309
• Rent vs Own: 90.6% rent · 9.4% own
• Severe rent burden: 14% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (65%)
• Race & ethnicity: Hispanic / Latino 65% Black 27% Two or more races 20% White 3% Native American 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 23% Dominican 28%
• Foreign-born: 33% · Canada
• Languages at home: 38% English-only · Spanish 54% French/Haitian/Cajun 2% Other Indo-European 1%

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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: ▲ 7.46%
• Current HPI: 224.0425
• Rent YoY: —
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

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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

Property features AI

Exterior

• Parking: No carport
• Utilities: Electric service: Con-EdisonPublic sewer
• Home design: Duplex
• Construction: Built with advanced framing technique
• Exterior features: Back yardLot details: see remarks

Interior

• Bedrooms: Two 2-bedroom units
• Bathrooms: Two full bathrooms
• Heating & cooling: Heating: see remarks / otherNo central cooling
• Interior features: Basement: full basement (see remarks)Other interior features (see remarks)

Price history

+511.0% since first listed

17 events — show timeline

• 2026-02-10 Price Changed $549,900 OneKey® MLS as Distributed by MLS Grid
• 2026-01-03 Price Changed $574,900 OneKey® MLS as Distributed by MLS Grid
• 2025-12-29 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-12-29 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-10-03 Price Changed $599,900 OneKey® MLS as Distributed by MLS Grid
• 2025-07-23 Listed $649,900 OneKey® MLS as Distributed by MLS Grid
• 2019-05-16 Sold (Public Records) $11,000 Public Records
• 2015-06-02 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2014-12-02 Listed $275,000 OneKey® MLS as Distributed by MLS Grid
• 2009-05-29 Delisted — HGMLS
• 2008-05-23 Listed — HGMLS
• 2007-09-20 Sold (Public Records) $474,000 Public Records
• 2007-07-09 Sold (Public Records) $312,700 Public Records
• 2005-10-27 Sold (Public Records) $226,000 Public Records
• 2005-10-27 Sold (Public Records) $339,900 Public Records
• 2001-08-07 Sold (Public Records) $225,000 Public Records
• 2001-02-07 Sold (Public Records) $90,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $3,367 · +2.1% YoY. Source: county tax records.