1827 Patterson Ave · New York, NY 10473

$985,000

6 bd · 5.1 ba · 3,186 sqft · MultiFamily public records · 61 Days on market

Built 2004 2,042 sqft lot Est $984k · 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 +23.3/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• 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: 3 units. confirmed

Listing remarks

Welcome to 1827 Patterson Avenue, a rare 3-family gem located in the desirable Clason Point section of the Bronx! This well-maintained property offers the perfect blend of space, income potential, and convenience ideal for both investors and end users. The home features three spacious units, each with its own private entrance and functional layout, providing excellent rental income opportunities or the perfect setup for multi-generational living. Enjoy a private driveway, large backyard, and a quiet residential block just minutes from the Soundview Ferry, offering a direct 25-minute ride to Manhattan; a true commuter’s dream! Located near Soundview Park, Clason Point Park, and the Br

Key facts

• Private driveway
• Large backyard
• Private entrance

Tags

• PRIVATE ENTRANCE
• LARGE BACKYARD
• PRIVATE DRIVEWAY
• NEAR SOUNDVIEW PARK
• NEAR CLASON POINT PARK
• NEAR BRONX RIVER GREENWAY

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.7-bath units multifamily listed at $985k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive. Per door: $599/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $985k).
• Recommended offer: $926k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: 141 active listings in the ZIP; 6,929 units permitted in Bronx County in 2024 (6,829 in 5+ unit buildings).
• At $10,100/mo this rent would consume 231% of the median local household income ($52k/yr) (locally 3913% 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 $7k of loan paydown is wiped out by about $30k 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.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($926k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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.

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 $925,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.03% ✓
• Cap rate: 8.48%
• Cash-on-cash: 7.81%
• DSCR: 1.35
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $984,474
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
410 Thieriot Ave	0.05mi	7/3.0 (+1)	3,110 (-2%)	6mo	$925,000	$297	76
454 Commonwealth Ave	0.15mi	7/3.0 (+1)	2,730 (-14%)	10mo	$920,000	$337	47
447 Saint Lawrence Ave	0.16mi	7/3.0 (+1)	2,745 (-14%)	15mo	$950,000	$346	43
566 Bolton Ave	0.32mi	6/2.0	2,800 (-12%)	13mo	$900,000	$321	41
561 Bolton Ave	0.29mi	7/3.0 (+1)	3,532 (+11%)	21mo	$999,999	$283	37
1894 Seward Ave	0.45mi	5/3.0 (-1)	2,748 (-14%)	8mo	$850,000	$309	36
641 Bolton Ave #1	0.42mi	5/3.0 (-1)	2,748 (-14%)	23mo	$800,000	$291	25

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: -4.4%
• Equity multiple: 0.84×
• Total profit: $-45,470
• Equity at exit: $146,867

10-year hold

• IRR: 5.2%
• Equity multiple: 1.39×
• Total profit: $106,741
• Equity at exit: $85,165

Cash invested: $275,800 (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 10473

• Active inventory: 141
• Price-to-rent: 24.4×

Monthly cashflow live

• Estimated rent: $10,100 medium
• Mortgage (P&I): −$5,165
• Tax from tax record: −$607 /mo · $7,288/yr
• Insurance: −$410
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,121
• Net cashflow: $1,796

Break-even live

Break-even rent $7,827

Max offer price $985,000

Occupancy floor 77%

Sensitivity live

Price	-10% $2,353	-5% $2,075	+0% $1,796	+5% $1,517	+10% $1,238
Rent	-10% $998	-5% $1,397	+0% $1,796	+5% $2,195	+10% $2,594
Rate	-1.0pp $2,292	-0.5pp $2,046	base $1,796	+0.5pp $1,541	+1.0pp $1,281

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1.7	$10,101
Total (3 units)			$10,100

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: $246,250
• Closing costs: $29,550
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-01-13
   status Pending
2. 2025-11-13
   listed $985,000 Active
3. 2023-02-27
   historical
4. 2022-08-24
   listed $899,999 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: $7,288 · $607/mo
• Projected year-2 tax: $11,967 · $997/mo
• Expected delta: +$4,679/yr (+$390/mo · 64.2%)

ⓘ 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: $121,200
• − Mortgage interest: −$55,175
• − Property taxes: −$7,288
• − Insurance: −$4,925
• − Repairs & maintenance: −$9,696
• − Management: −$9,696
• − Depreciation: −$28,655
• Taxable income: $5,765
• Est. tax owed @ 24.0%: −$1,384
• After-tax cash flow: $20,166/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): 58,855
• Household income: $52,462
• Rent vs Own: 71.4% rent · 28.6% own
• Severe rent burden: 3913.0

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: Majority Hispanic (59%)
• Race & ethnicity: Hispanic / Latino 59% Black 34% Two or more races 12% Asian 2% White 2%
• Hispanic origin (detail): Puerto Rican 31% Dominican 20%
• Common ancestry: British 1%
• Foreign-born: 23% · Canada, Jamaica
• Languages at home: 51% English-only · Spanish 45% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -212.70%
• Current HPI: 276.2941
• 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

+9.4% since first listed

4 events — show timeline

• 2026-01-13 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-11-13 Listed $985,000 OneKey® MLS as Distributed by MLS Grid
• 2023-02-27 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2022-08-24 Listed $899,999 OneKey® MLS as Distributed by MLS Grid

Property tax history

+3.1%/yr

Latest (2025): $7,288 · +1.7% YoY. Source: county tax records.