381 E 152nd St · New York, NY 10455

$920,000

None bd · None ba · 2,842 sqft · MultiFamily public records · 136 Days on market

Built 2001 2,000 sqft lot Est $907k · 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 +21.4/30.0
• DSCR +6.8/10.0
• ARV discount +6.8/15.0
• Appreciation +6.1/10.0
• 1% rule +5.0/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• 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

Well-maintained two-family home in the Melrose section of the Bronx featuring two spacious units, modern construction, and excellent income potential. Built in 2001, this property offers approximately 2,800+ sq ft of living space, separate layouts, forced-air heating, and a private lot. Conveniently located near transportation, shopping, and neighborhood amenities, this is a fantastic opportunity for investors or owner-occupants seeking rental income. Don’t miss this turnkey multi-family gem!

Key facts

• Modern construction
• Private lot
• Two family home

Tags

• TWO FAMILY HOME
• MODERN CONSTRUCTION
• EXCELLENT INCOME POTENTIAL
• PRIVATE LOT
• CONVENIENTLY LOCATED
• TURNKEY MULTI FAMILY GEM

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public sewer; Electricity connected; Natural gas connected; Sewer connected; Water connected
• Home design: Duplex
• Construction: Insulated concrete form (ICF) construction; Vinyl siding
• Exterior features: Not waterfront

Interior

• Bedrooms: Bedroom on the first floor
• Bathrooms: Full bathroom on the first floor
• Heating & cooling: Natural gas heating; Wall/window air conditioning units
• Interior features: First-floor bedroom; First-floor full bathroom; Common basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/?-bath units multifamily listed at $920k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive. Per door: $685/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 $916k (0.4% below list).
• Recommended offer: $810k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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: 26 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 6,929 units permitted in Bronx County in 2024 (6,829 in 5+ unit buildings).

Forward outlook

• In year one you build about $26k of equity ($6k loan paydown + $20k appreciation (2.1% local appreciation)).
• Bronx County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.1% appreciation + 3.0% rent growth), your $258k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$66k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($810k) is reasonable based on typical stale-listing flexibility.

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 $809,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.00% ✗
• Cap rate: 8.08%
• Cash-on-cash: 6.38%
• DSCR: 1.28
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $906,598
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
322 E 151st St	0.13mi	4/4.0	2,880 (+1%)	8mo	$1,350,000	$469	85
299 E 150th St	0.20mi	7/3.0	2,970 (+4%)	2mo	$875,000	$295	81
694 Saint Anns Ave	0.35mi	5/3.5	2,820 (-1%)	17mo	$975,000	$346	68
810 Courtlandt Ave	0.32mi	3/—	3,132 (+10%)	3mo	$1,070,000	$342	66
644 St Anns Ave	0.34mi	5/2.5	2,700 (-5%)	15mo	$787,000	$291	63
784 Elton Ave	0.30mi	7/3.0	3,036 (+7%)	19mo	$920,000	$303	59
713 Eagle Ave	0.38mi	10/3.0	2,970 (+4%)	22mo	$948,200	$319	56
426 E 159th St	0.34mi	5/4.0	3,132 (+10%)	22mo	$999,000	$319	49

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

Projected returns pro-forma

2.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.2%
• Equity multiple: 1.61×
• Total profit: $156,554
• Equity at exit: $369,729

10-year hold

• IRR: 13.9%
• Equity multiple: 2.90×
• Total profit: $488,283
• Equity at exit: $537,733

Cash invested: $257,600 (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 10455

• Home prices YoY: 1.5%
• Active inventory: 26
• Price-to-rent: 16.7×

Monthly cashflow live

• Estimated rent: $9,160 medium
• Mortgage (P&I): −$4,825
• Tax from tax record: −$659 /mo · $7,913/yr
• Insurance: −$383
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,924
• Net cashflow: $1,369

Break-even live

Break-even rent $7,427

Max offer price $920,000

Occupancy floor 80%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	—	$9,160
Total (2 units)			$9,160

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: $230,000
• Closing costs: $27,600
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
114 W 131st St Apt 2 New York, NY	3.0	2.0	2000	$6,750	$3.38	24d	1	1.44mi
114 W 131st St Apt 2 New York, NY	3.0	2.0	2000	$6,150	$3.08	17d	1	1.44mi

Listing history 11 events

1. 2026-06-18
   days on market $920,000 Active 136 DOM
2. 2026-06-17
   days on market $920,000 Active 135 DOM
3. 2026-06-15
   days on market $920,000 Active 133 DOM
4. 2026-06-13
   days on market $920,000 Active 131 DOM
5. 2026-06-10
   days on market $920,000 Active 127 DOM
6. 2026-06-08
   days on market $920,000 Active 126 DOM
7. 2026-06-04
   days on market $920,000 Active 122 DOM
8. 2026-06-03
   days on market $920,000 Active 121 DOM
9. 2026-06-01
   days on market $920,000 Active 119 DOM
10. 2026-05-31
    days on market $920,000 Active 118 DOM
11. 2026-01-29
    listed $920,000 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: $7,913 · $659/mo
• Projected year-2 tax: $11,731 · $978/mo
• Expected delta: +$3,817/yr (+$318/mo · 48.2%)

ⓘ 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: $109,920
• − Mortgage interest: −$51,534
• − Property taxes: −$7,913
• − Insurance: −$4,600
• − Repairs & maintenance: −$8,794
• − Management: −$8,794
• − Depreciation: −$26,764
• Taxable income: $1,522
• Est. tax owed @ 24.0%: −$365
• After-tax cash flow: $16,064/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): 42,940

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: Predominantly Hispanic (71%)
• Race & ethnicity: Hispanic / Latino 71% Black 24% Two or more races 17% White 1% Native American 1%
• Hispanic origin (detail): Mexican 15% Puerto Rican 27% Dominican 17%
• Foreign-born: 24% · Canada
• Languages at home: 35% English-only · Spanish 60% 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: ▲ 2.14%
• Current HPI: 145.3911
• 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

1 event — show timeline

• 2026-01-29 Listed $920,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+5.5%/yr

Latest (2025): $7,913 · +5.0% YoY. Source: county tax records.