1317 Saint Lawrence Ave · New York, NY 10472

$988,500

6 bd · 2.0 ba · 3,300 sqft · MultiFamily public records · 318 Days on market

Built 1900 2,500 sqft lot Est $1125k · 12% under

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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).

• ARV discount +13.0/15.0
• Cash flow +10.8/30.0
• Appreciation +7.0/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Multi-family units

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

Listing remarks

This red brick semi-attached two family home was built in 1925. It is located in one of the most sought after residential areas in Soundview. St Lawrence Avenue is a quiet residential street with new and well maintained homes. It has a sensible size enclosed veranda. It has a full basement that is approximately 660 sq ft above grade. The shared driveway leads to the back of the home that has a 400 sq ft enclosed double garage and a small garden. The exterior condition is average. The lot is 2500 sq ft whose lot dimensions are 25 ft X 100 ft. The maximum usable floor area as built is 3,125 sq ft. The usable floor area as built is 3,300 sq ft. The property tax $6,959.00.Each apartment has a

Key facts

• Renovated bathroom
• Full basement
• Renovated kitchen

Tags

• ENCLOSED VERANDA
• FULL BASEMENT
• ENCLOSED DOUBLE GARAGE
• PRIVATE ENTRANCE
• RENOVATED KITCHEN
• RENOVATED BATHROOM

Property features AI

Finance

• Other: Pets allowed in the building
• HOA & community: Association fee due monthly

Exterior

• Parking: Garage
• Home design: Two stories; Entry level at grade
• Construction: Lot approximately 2,500 (dimensions listed as 25 x 100)
• Exterior features: Building garden; Garden; Private outdoor space (under 60 sqft); Terrace; North and south exposures

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Radiant heating; Window air conditioning units
• Interior features: Unfurnished; Total of 12 rooms; Two-unit building
• Laundry & utility: No building laundry

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $988k.

Deal economics

• At list price, monthly cash flow is $-454 ($-5k/yr) — negative. Per door: $-227/mo.
• To cash-flow at today's rent, offer at most $908k (8.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $729k (26.3% below list).
• Recommended offer: $729k (26.3% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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.
• 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: 54 active listings in the ZIP; 6,929 units permitted in Bronx County in 2024 (6,829 in 5+ unit buildings).

Forward outlook

• In year one you build about $47k of equity ($7k loan paydown + $40k appreciation (4.1% local appreciation)).
• Bronx County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$76k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 318 days — a 12% lower offer ($870k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $988k implies a 3854% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $728,600 (26.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 318 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1900 — 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: 0.74% ✗
• Cap rate: 5.74%
• Cash-on-cash: -1.97%
• DSCR: 0.91
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $1,125,300
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1321 Commonwealth Ave	0.05mi	7/— (+1)	3,685 (+12%)	5mo	$1,258,000	$341	69
1506 E 172nd St	0.67mi	6/4.0	3,198 (-3%)	2mo	$950,000	$297	54
1143 White Plains Rd	0.42mi	7/4.0 (+1)	3,321 (+1%)	15mo	$1,345,000	$405	54
1126 Beach Ave	0.35mi	7/2.0 (+1)	2,982 (-10%)	14mo	$849,999	$285	50
1830 Gleason Ave	0.29mi	7/5.0 (+1)	3,403 (+3%)	21mo	$1,290,000	$379	47
1620 Taylor Ave	0.55mi	6/3.0	2,805 (-15%)	1mo	$1,100,000	$392	44
1171 Leland Ave	0.33mi	7/4.0 (+1)	3,717 (+13%)	8mo	$1,100,000	$296	44
1169 Leland Ave	0.33mi	7/4.0 (+1)	3,717 (+13%)	8mo	$995,200	$268	44
1412 White Plains Rd	0.32mi	6/3.0	3,780 (+14%)	20mo	$1,225,000	$324	41
641 Baker Ave	0.63mi	5/3.0 (-1)	3,133 (-5%)	16mo	$1,070,000	$342	40
532 Van Nest Ave	0.55mi	5/2.5 (-1)	2,938 (-11%)	18mo	$975,000	$332	34
2032 Benedict Ave	0.60mi	7/2.5 (+1)	2,874 (-13%)	19mo	$1,130,000	$393	28

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

Projected returns pro-forma

4.08% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.7%
• Equity multiple: 1.53×
• Total profit: $147,694
• Equity at exit: $505,992

10-year hold

• IRR: 10.7%
• Equity multiple: 2.80×
• Total profit: $497,932
• Equity at exit: $831,451

Cash invested: $276,780 (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 10472

• Home prices YoY: 1.8%
• Active inventory: 54
• Price-to-rent: 22.6×

Monthly cashflow live

• Estimated rent: $7,286 medium
• Mortgage (P&I): −$5,184
• Tax from tax record: −$615 /mo · $7,376/yr
• Insurance: −$412
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,530
• Net cashflow: $-454

Break-even live

Break-even rent $7,861

Max offer price $908,224

Occupancy floor —

Sensitivity live

Price	-10% $105	-5% $-175	+0% $-454	+5% $-734	+10% $-1,014
Rent	-10% $-1,030	-5% $-742	+0% $-454	+5% $-167	+10% $121
Rate	-1.0pp $43	-0.5pp $-203	base $-454	+0.5pp $-711	+1.0pp $-971

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$7,286
Total (2 units)			$7,286

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: $247,125
• Closing costs: $29,655
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-21
   days on market $988,500 Active 318 DOM
2. 2026-06-18
   days on market $988,500 Active 315 DOM
3. 2026-06-17
   days on market $988,500 Active 314 DOM
4. 2026-06-15
   days on market $988,500 Active 312 DOM
5. 2026-06-13
   days on market $988,500 Active 310 DOM
6. 2026-06-10
   days on market $988,500 Active 306 DOM
7. 2026-06-08
   days on market $988,500 Active 305 DOM
8. 2026-06-03
   days on market $988,500 Active 300 DOM
9. 2026-06-01
   days on market $988,500 Active 298 DOM
10. 2026-05-31
    days on market $988,500 Active 297 DOM
11. 2025-08-07
    listed $988,500 Active
12. 2020-04-23
    soldstatus $25,000

ⓘ 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: $7,376 · $615/mo
• Projected year-2 tax: $12,041 · $1,003/mo
• Expected delta: +$4,665/yr (+$389/mo · 63.2%)

ⓘ 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: $87,432
• − Mortgage interest: −$55,371
• − Property taxes: −$7,376
• − Insurance: −$4,942
• − Repairs & maintenance: −$6,995
• − Management: −$6,995
• − Depreciation: −$28,756
• Taxable loss: −$23,004
• Est. tax savings @ 24.0%: +$5,521
• After-tax cash flow: $68/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
• City population: 7,731,280
• Population (ZIP): 63,820

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 0.56)
• Race & ethnicity: Hispanic / Latino 62% Black 23% Two or more races 9% Asian 8% White 2% Native American 1%
• Hispanic origin (detail): Mexican 8% Puerto Rican 20% Cuban 1% Dominican 20%
• Foreign-born: 40% · Canada, Jamaica
• Languages at home: 36% English-only · Spanish 52% Other Indo-European 7% French/Haitian/Cajun 2%

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: ▲ 4.08%
• Current HPI: 236.8002
• Rent YoY: —
• Metro: —
• 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

+3854.0% since first listed

2 events — show timeline

• 2025-08-07 Listed $988,500 RLS at REBNY
• 2020-04-23 Sold (Public Records) $25,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $7,376 · +6.0% YoY. Source: county tax records.