1392 Commonwealth Ave · New York, NY 10472

$1,099,000

6 bd · 3.0 ba · 1,920 sqft · MultiFamily public records · 42 Days on market

Built 1910 1,649 sqft lot Est $893k · 23% over

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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 +24.9/30.0
• DSCR +8.1/10.0
• Appreciation +7.0/10.0
• 1% rule +5.4/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Welcome to 1392 Commonwealth Avenue, a rare opportunity to own a versatile and income producing 3 family property offering exceptional space, flexibility, and long term investment potential. Whether you are an investor looking to expand your portfolio or an owner occupant seeking to offset your mortgage with rental income, this property presents an outstanding opportunity. The first floor features a well laid out 3 bedroom residence complete with a spacious living room, kitchen, and full bathroom. The second floor offers an expansive and unique layout highlighted by a massive open concept living and dining area, custom built in bar, elegant china cabinet, 3 generously sized bedrooms, 2 full

Key facts

• 1,649 sq ft lot
• Built 1910
• Listed 42 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public sewer; Cable available; Electricity connected; Natural gas connected; Phone available; Trash collection (public); Water connected; Sewer connected
• Home design: Duplex; Total building area approximately 1920
• Construction: Brick construction
• Exterior features: Brick exterior; Not waterfront

Interior

• Bedrooms: Two 3-bedroom units
• Bathrooms: Three full bathrooms
• Heating & cooling: Baseboard heating; Oil heating; Additional/other heating; Wall or window air conditioning units
• Interior features: Finished basement; Other interior features

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $1.10M.

Deal economics

• At list price, monthly cash flow is $2k ($28k/yr) — positive. Per door: $786/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $1.10M).
• Recommended offer: $1.07M (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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: 53 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 $52k of equity ($8k loan paydown + $45k 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 $308k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$84k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($1.07M) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 13y 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.
• Current owner paid $75k; list at $1.10M implies a 1365% 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 $1,066,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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: 1.04% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.19%
• DSCR: 1.41
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $892,800
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1513 Rosedale Ave	0.27mi	5/3.0 (-1)	1,946 (+1%)	3mo	$799,000	$411	78
1347 Taylor Ave	0.16mi	7/2.0 (+1)	2,012 (+5%)	5mo	$775,000	$385	71
1274 Fteley Ave	0.25mi	5/3.0 (-1)	1,840 (-4%)	6mo	$955,000	$519	71
1926 Mcgraw Ave	0.45mi	5/4.0 (-1)	1,935 (+1%)	2mo	$900,000	$465	67
1317 Thieriot Ave	0.23mi	5/3.0 (-1)	1,773 (-8%)	8mo	$880,000	$496	65
1071 Stratford Ave	0.66mi	7/2.0 (+1)	1,950 (+2%)	2mo	$880,000	$451	56
790 Van Nest Ave	0.75mi	7/2.0 (+1)	2,004 (+4%)	23mo	$980,000	$489	30

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: 18.7%
• Equity multiple: 2.13×
• Total profit: $346,372
• Equity at exit: $562,555

10-year hold

• IRR: 19.2%
• Equity multiple: 4.08×
• Total profit: $946,495
• Equity at exit: $924,395

Cash invested: $307,720 (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: 53
• Price-to-rent: 24.1×

Monthly cashflow live

• Estimated rent: $11,400 medium
• Mortgage (P&I): −$5,763
• Tax from tax record: −$428 /mo · $5,138/yr
• Insurance: −$458
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,394
• Net cashflow: $2,357

Break-even live

Break-even rent $8,417

Max offer price $1,099,000

Occupancy floor 74%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$11,400
Total (3 units)			$11,400

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: $274,750
• Closing costs: $32,970
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-18
   days on market $1,099,000 Active 42 DOM
2. 2026-06-17
   days on market $1,099,000 Active 41 DOM
3. 2026-06-16
   days on market $1,099,000 Active 40 DOM
4. 2026-06-15
   days on market $1,099,000 Active 39 DOM
5. 2026-06-13
   days on market $1,099,000 Active 37 DOM
6. 2026-06-10
   days on market $1,099,000 Active 33 DOM
7. 2026-06-08
   days on market $1,099,000 Active 32 DOM
8. 2026-06-08
   days on market $1,099,000 Active 31 DOM
9. 2026-06-04
   days on market $1,099,000 Active 28 DOM
10. 2026-06-03
    days on market $1,099,000 Active 27 DOM
11. 2026-06-01
    days on market $1,099,000 Active 25 DOM
12. 2026-05-31
    days on market $1,099,000 Active 24 DOM
13. 2026-05-01
    listed $1,099,000 Active
14. 2023-11-07
    price $975,000
15. 2023-08-30
    price $980,000
16. 2023-04-07
    status Active
17. 2023-04-07
    price $999,000
18. 2023-03-26
    historical
19. 2022-09-27
    price $1,050,000
20. 2022-08-26
    listed $1,099,000 Active
21. 2021-10-31
    historical
22. 2021-06-16
    price $945,000
23. 2020-10-31
    listed $950,000 Active
24. 2017-08-24
    historical
25. 2017-04-20
    price $899,999
26. 2016-08-24
    listed $900,000 New
27. 2016-05-29
    historical
28. 2015-05-28
    listed $750,000
29. 2013-05-15
    listed $695,000
30. 1995-08-15
    soldstatus $75,000
31. 1989-01-06
    soldstatus $145,000
32. 1988-10-24
    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: $5,138 · $428/mo
• Projected year-2 tax: $11,855 · $988/mo
• Expected delta: +$6,718/yr (+$560/mo · 130.8%)

ⓘ 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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $136,800
• − Mortgage interest: −$61,561
• − Property taxes: −$5,138
• − Insurance: −$5,495
• − Repairs & maintenance: −$10,944
• − Management: −$10,944
• − Depreciation: −$31,971
• Taxable income: $10,747
• Est. tax owed @ 24.0%: −$2,579
• After-tax cash flow: $25,701/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

+1121.1% since first listed

20 events — show timeline

• 2026-05-01 Listed $1,099,000 OneKey® MLS as Distributed by MLS Grid
• 2023-11-07 Price Changed $975,000 OneKey® MLS as Distributed by MLS Grid
• 2023-08-30 Price Changed $980,000 OneKey® MLS as Distributed by MLS Grid
• 2023-04-07 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2023-04-07 Price Changed $999,000 OneKey® MLS as Distributed by MLS Grid
• 2023-03-26 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2022-09-27 Price Changed $1,050,000 OneKey® MLS as Distributed by MLS Grid
• 2022-08-26 Listed $1,099,000 OneKey® MLS as Distributed by MLS Grid
• 2021-10-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-06-16 Price Changed $945,000 OneKey® MLS as Distributed by MLS Grid
• 2020-10-31 Listed $950,000 OneKey® MLS as Distributed by MLS Grid
• 2017-08-24 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2017-04-20 Price Changed $899,999 OneKey® MLS as Distributed by MLS Grid
• 2016-08-24 Listed $900,000 OneKey® MLS as Distributed by MLS Grid
• 2016-05-29 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2015-05-28 Listed $750,000 OneKey® MLS as Distributed by MLS Grid
• 2013-05-15 Listed $695,000 RLS at REBNY
• 1995-08-15 Sold (Public Records) $75,000 Public Records
• 1989-01-06 Sold (Public Records) $145,000 Public Records
• 1988-10-24 Sold (Public Records) $90,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $5,138 · +0.0% YoY. Source: county tax records.