1129 E Tremont Ave · New York, NY 10460

$524,900

4 bd · 2.0 ba · 1,628 sqft · MultiFamily public records · 330 Days on market

Built 1910 1,009 sqft lot Est $845k · 38% under

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Why this score? — see what drove the A- 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 +27.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• Appreciation +8.7/10.0
• 1% rule +6.7/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• 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

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

Property features AI

Exterior

• Parking: No carport
• Utilities: Electric service: Con-Edison; Public sewer
• Home design: Duplex
• Construction: Built with advanced framing technique
• Exterior features: Back yard; Lot details: see remarks

Interior

• Bedrooms: Two 2-bedroom units
• Bathrooms: Two full bathrooms
• Heating & cooling: Heating: see remarks / other; No central cooling
• Interior features: Basement: full basement (see remarks); Other interior features (see remarks)

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive. Per door: $791/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 9.9% 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: 78 active listings in the ZIP; lower-income renter base — watch delinquency; 6,929 units permitted in Bronx County in 2024 (6,829 in 5+ unit buildings).
• At $6,118/mo this rent would consume 202% of the median local household income ($36k/yr) (locally 7852% 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 $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 330 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 330 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. Built in 1910 — 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: 1.17% ✓
• Cap rate: 9.91%
• Cash-on-cash: 12.91%
• DSCR: 1.57
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $844,932
• Comps found: 2

Show comp detail 2 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%)	8mo	$776,000	$501	60
1274 Fteley Ave	0.62mi	5/3.0 (+1)	1,840 (+13%)	6mo	$955,000	$519	35

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: 29.0%
• Equity multiple: 3.03×
• Total profit: $298,955
• Equity at exit: $379,795

10-year hold

• IRR: 26.2%
• Equity multiple: 6.39×
• Total profit: $792,249
• 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 →

ZIP-level market 10460

• Home prices YoY: 3.5%
• Active inventory: 78
• Price-to-rent: 14.3×

Monthly cashflow live

• Estimated rent: $6,118 medium
• Mortgage (P&I): −$2,753
• Tax from tax record: −$281 /mo · $3,367/yr
• Insurance: −$219
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,285
• Net cashflow: $1,581

Break-even live

Break-even rent $4,116

Max offer price $524,900

Occupancy floor 69%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$6,118
Total (2 units)			$6,118

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
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $524,900 Active 330 DOM
2. 2026-06-17
   days on market $524,900 Active 329 DOM
3. 2026-06-15
   days on market $524,900 Active 327 DOM
4. 2026-06-13
   days on market $524,900 Active 325 DOM
5. 2026-06-10
   days on market $524,900 Active 321 DOM
6. 2026-06-08
   pricedays on market $524,900 Active 320 DOM
7. 2026-06-03
   days on market $549,900 Active 315 DOM
8. 2026-06-01
   days on market $549,900 Active 313 DOM
9. 2026-05-31
   days on market $549,900 Active 312 DOM
10. 2026-02-10
    price $549,900
11. 2026-01-03
    price $574,900
12. 2025-12-29
    status Active
13. 2025-12-29
    historical
14. 2025-10-03
    price $599,900
15. 2025-07-23
    listed $649,900 Active
16. 2019-05-16
    soldstatus $11,000
17. 2015-06-02
    historical
18. 2014-12-02
    listed $275,000
19. 2009-05-29
    historical
20. 2008-05-23
    listed
21. 2007-09-20
    soldstatus $474,000
22. 2007-07-09
    soldstatus $312,700
23. 2005-10-27
    soldstatus $339,900
24. 2005-10-27
    soldstatus $226,000
25. 2001-08-07
    soldstatus $225,000
26. 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: $73,416
• − Mortgage interest: −$29,403
• − Property taxes: −$3,367
• − Insurance: −$2,624
• − Repairs & maintenance: −$5,873
• − Management: −$5,873
• − Depreciation: −$15,270
• Taxable income: $11,005
• Est. tax owed @ 24.0%: −$2,641
• After-tax cash flow: $16,334/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): 59,396
• Household income: $36,309
• Rent vs Own: 90.6% rent · 9.4% own
• Severe rent burden: 7852.0

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 (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%

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

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

+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.