1228 Noble Ave · New York, NY 10472

$839,000

None bd · None ba · 1,780 sqft · MultiFamily public records · 9 Days on market

Built 1960 1,992 sqft lot Est $831k · 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 +15.9/30.0
• ARV discount +7.1/15.0
• Appreciation +7.0/10.0
• Schools +5.0/10.0
• DSCR +4.9/10.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• 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

This legally classified two-family residential property in the Soundview section of the Bronx features a building layout encompassing 1,780 gross square feet across three stories. The multi-family structure is situated on a lot zoned R5 and is conveniently located just over a tenth of a mile from the St. Lawrence Avenue subway station servicing the 6 line. Positioned within Bronx Geographic School District #12, the property is locally zoned for P. S. 047 John Randolph Elementary School.

Key facts

• 1,992 sq ft lot
• Built 1960
• Listed 8 days

Property features AI

Exterior

• Parking: Driveway (no carport)
• Utilities: Public sewer; Cable connected; Electricity available
• Home design: Duplex property
• Construction: Brick construction
• Exterior features: Brick exterior; Not waterfront

Interior

• Heating & cooling: Other heating; No central cooling
• Interior features: Other interior features

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/?-bath units multifamily listed at $839k.

Deal economics

• At list price, monthly cash flow is $399 ($5k/yr) — positive. Per door: $199/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $729k (13.2% below list).
• Recommended offer: $729k (13.2% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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.
• 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 $40k of equity ($6k loan paydown + $34k appreciation (4.1% local appreciation)).
• Bronx County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.1% appreciation + 3.0% rent growth), your $235k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$64k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $300k; list at $839k implies a 180% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 (13.2% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.87% ✗
• Cap rate: 6.86%
• Cash-on-cash: 2.04%
• DSCR: 1.09
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $831,260
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1274 Fteley Ave	0.15mi	5/3.0	1,840 (+3%)	6mo	$955,000	$519	82
1317 Thieriot Ave	0.30mi	5/3.0	1,773 (-0%)	8mo	$880,000	$496	78
1071 Stratford Ave	0.40mi	7/2.0	1,950 (+10%)	2mo	$880,000	$451	64
1250 Thieriot Ave	0.30mi	3/2.0	1,606 (-10%)	11mo	$665,000	$414	61
1347 Taylor Ave	0.29mi	7/2.0	2,012 (+13%)	5mo	$775,000	$385	60
1926 Mcgraw Ave	0.58mi	5/4.0	1,935 (+9%)	2mo	$900,000	$465	57
1513 Rosedale Ave	0.54mi	5/3.0	1,946 (+9%)	3mo	$799,000	$411	57
1143 Leland Ave	0.35mi	9/6.0	2,040 (+15%)	6mo	$1,225,000	$600	54
1328 Thieriot Ave	0.34mi	3/1.0	2,040 (+15%)	12mo	$999,000	$490	50
1963 Chatterton Ave	0.65mi	4/2.0	1,940 (+9%)	9mo	$825,000	$425	47
1955 Haviland Ave	0.58mi	3/2.0	1,520 (-15%)	6mo	$710,000	$467	44
1537 Beach Ave	0.61mi	5/2.0	1,548 (-13%)	8mo	$776,000	$501	44

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: 12.3%
• Equity multiple: 1.75×
• Total profit: $175,402
• Equity at exit: $429,466

10-year hold

• IRR: 13.7%
• Equity multiple: 3.26×
• Total profit: $530,838
• Equity at exit: $705,703

Cash invested: $234,920 (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: 19.2×

Monthly cashflow live

• Estimated rent: $7,286 medium
• Mortgage (P&I): −$4,400
• Tax from tax record: −$608 /mo · $7,291/yr
• Insurance: −$350
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,530
• Net cashflow: $399

Break-even live

Break-even rent $6,781

Max offer price $839,000

Occupancy floor 90%

Sensitivity live

Price	-10% $874	-5% $636	+0% $399	+5% $162	+10% $-76
Rent	-10% $-177	-5% $111	+0% $399	+5% $687	+10% $975
Rate	-1.0pp $821	-0.5pp $612	base $399	+0.5pp $182	+1.0pp $-40

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	—	$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: $209,750
• Closing costs: $25,170
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   days on market $839,000 Active 9 DOM
2. 2026-06-18
   days on market $839,000 Active 6 DOM
3. 2026-06-17
   days on market $839,000 Active 5 DOM
4. 2026-06-16
   days on market $839,000 Active 4 DOM
5. 2026-06-15
   days on market $839,000 Active 3 DOM
6. 2026-06-13
   statusdays on market $839,000 Active 1 DOM
7. 2026-06-09
   days on market $839,000 Coming Soon 10 DOM
8. 2026-06-08
   days on market $839,000 Coming Soon 9 DOM
9. 2026-06-08
   days on market $839,000 Coming Soon 8 DOM
10. 2026-06-04
    days on market $839,000 Coming Soon 5 DOM
11. 2026-06-03
    days on market $839,000 Coming Soon 4 DOM
12. 2026-06-02
    days on market $839,000 Coming Soon 3 DOM
13. 2026-06-01
    days on market $839,000 Coming Soon 2 DOM
14. 2026-05-31
    remarks 491-char remark
15. 2026-05-31
    listed $839,000 Coming Soon 1 DOM

ⓘ 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: $7,291 · $608/mo
• Projected year-2 tax: $10,735 · $895/mo
• Expected delta: +$3,444/yr (+$287/mo · 47.2%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 27% 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: −$46,997
• − Property taxes: −$7,291
• − Insurance: −$4,195
• − Repairs & maintenance: −$6,995
• − Management: −$6,995
• − Depreciation: −$24,407
• Taxable loss: −$9,447
• Est. tax savings @ 24.0%: +$2,267
• After-tax cash flow: $7,055/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

+222.7% since first listed

3 events — show timeline

• 2026-05-30 Coming Soon $839,000 OneKey® MLS as Distributed by MLS Grid
• 2002-02-20 Sold (Public Records) $300,000 Public Records
• 1989-01-23 Sold (Public Records) $260,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $7,291 · -1.0% YoY. Source: county tax records.