1425 Edwards Ave · New York, NY 10461

$630,000

6 bd · 2.0 ba · 2,835 sqft · MultiFamily public records · 33 Days on market

Built 1910 1,425 sqft lot Est $1091k · 42% under

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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 +23.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +5.7/10.0
• Schools +5.0/10.0
• Rent growth +4.5/5.0
• 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: 2 units. confirmed

Listing remarks

Two-family home featuring a fully finished basement. The property offers a total of 4 bedrooms and 2 bathroom, along with a comfortable living room and kitchen.

Key facts

• 1,425 sq ft lot
• Built 1910
• Listed 33 days

Tags

• FULLY FINISHED BASEMENT

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public sewer; Natural gas connected
• Home design: Duplex property; Townhouse structure
• Construction: Frame construction
• Exterior features: Frame construction; Not waterfront

Interior

• Bedrooms: Two 2-bedroom units (multi-unit property)
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; No central cooling
• Interior features: First-floor bedroom; Finished full basement

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $630k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $583/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $630k).
• Recommended offer: $611k (3.0% 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: Rents rising fast (+8.0%/yr); 147 active listings in the ZIP; 6,929 units permitted in Bronx County in 2024 (6,829 in 5+ unit buildings).
• At $6,740/mo this rent would consume 121% of the median local household income ($67k/yr) (locally 4430% 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 $4k of loan paydown is wiped out by about $19k 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 $176k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($611k) is reasonable based on typical stale-listing flexibility.

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 $611,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.07% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.93%
• DSCR: 1.35
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $1,091,475
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1335 Herschell St	0.40mi	7/2.0 (+1)	2,744 (-3%)	8mo	$999,999	$364	65
1711 Mahan Ave	0.69mi	6/3.0	2,912 (+3%)	2mo	$1,350,000	$464	58
2875 Harrington Ave	0.23mi	5/2.0 (-1)	3,078 (+9%)	16mo	$750,000	$244	57
1307 Vreeland Ave	0.21mi	7/5.0 (+1)	2,772 (-2%)	15mo	$800,000	$289	57
1317 Hobart Ave	0.47mi	7/3.0 (+1)	2,961 (+4%)	12mo	$895,000	$302	52
3070 Lasalle Ave	0.56mi	6/4.0	2,970 (+5%)	9mo	$1,125,000	$379	50
2901 Paine St	0.38mi	5/2.0 (-1)	3,150 (+11%)	11mo	$940,000	$298	50
1624 Seddon St	0.62mi	6/2.0	2,410 (-15%)	1mo	$1,215,000	$504	46
1163 Havemeyer Ave	0.74mi	5/2.0 (-1)	3,032 (+7%)	5mo	$1,202,000	$396	45
2443 Maclay Ave	0.68mi	6/3.0	2,520 (-11%)	4mo	$970,000	$385	42
1740 Mahan Ave	0.74mi	5/2.0 (-1)	2,730 (-4%)	15mo	$1,080,000	$396	42
2711 Bruckner Blvd	0.61mi	7/— (+1)	2,496 (-12%)	10mo	$1,100,000	$441	38

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 · 7.99% rent growth · sell at horizon

5-year hold

• IRR: 1.1%
• Equity multiple: 1.04×
• Total profit: $7,645
• Equity at exit: $93,935

10-year hold

• IRR: 15.1%
• Equity multiple: 2.50×
• Total profit: $263,879
• Equity at exit: $54,471

Cash invested: $176,400 (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 10461

• Home prices YoY: -28.3%
• Rents YoY: 8.0%
• Active inventory: 147
• Price-to-rent: 15.6×

Monthly cashflow live

• Estimated rent: $6,740 medium
• Mortgage (P&I): −$3,304
• Tax from tax record: −$593 /mo · $7,119/yr
• Insurance: −$262
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,415
• Net cashflow: $1,165

Break-even live

Break-even rent $5,265

Max offer price $630,000

Occupancy floor 78%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$6,740
Total (2 units)			$6,740

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: $157,500
• Closing costs: $18,900
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-12
   status Pending
2. 2026-04-09
   listed $630,000 Active
3. 2007-08-07
   soldstatus $585,000
4. 2005-07-28
   soldstatus $395,000
5. 2003-03-05
   soldstatus $280,000

ⓘ 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: $7,119 · $593/mo
• Projected year-2 tax: $8,883 · $740/mo
• Expected delta: +$1,764/yr (+$147/mo · 24.8%)

ⓘ 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 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $80,880
• − Mortgage interest: −$35,290
• − Property taxes: −$7,119
• − Insurance: −$3,150
• − Repairs & maintenance: −$6,470
• − Management: −$6,470
• − Depreciation: −$18,327
• Taxable income: $4,053
• Est. tax owed @ 24.0%: −$973
• After-tax cash flow: $13,008/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): 52,012
• Household income: $67,028
• Rent vs Own: 70.3% rent · 29.7% own
• Severe rent burden: 4430.0

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 0.67)
• Race & ethnicity: Hispanic / Latino 47% White 30% Asian 13% Two or more races 10% Black 7%
• Hispanic origin (detail): Mexican 4% Puerto Rican 20% Cuban 1% Dominican 13%
• Common ancestry: Romanian 1%
• Foreign-born: 30% · Canada, China, Vietnam
• Languages at home: 43% English-only · Spanish 34% Other Indo-European 13% Tagalog/Filipino 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: ▼ -105.06%
• Current HPI: 266.5457
• Rent YoY: ▲ 7.99%
• 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

+125.0% since first listed

5 events — show timeline

• 2026-05-12 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-09 Listed $630,000 OneKey® MLS as Distributed by MLS Grid
• 2007-08-07 Sold (Public Records) $585,000 Public Records
• 2005-07-28 Sold (Public Records) $395,000 Public Records
• 2003-03-05 Sold (Public Records) $280,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $7,119 · +6.0% YoY. Source: county tax records.