635 Coster St · New York, NY 10474

$1,195,000

9 bd · 6.0 ba · 3,154 sqft · MultiFamily public records · 10 Days on market

Built 2007 2,022 sqft lot Est $1038k · 15% over

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Why this score? — see what drove the D+ 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 +18.8/30.0
• DSCR +5.9/10.0
• Appreciation +5.0/10.0
• Schools +5.0/10.0
• 1% rule +4.1/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.7/15.0

Multi-family units

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

Listing remarks

Solid & Legal 3-Family Brick Home – 3 Stories Plus Finished Basement! Exceptional Investment Opportunity! Don't miss this rare opportunity to own a fully brick, legal 3-family property in the highly desirable Hunts Point section of the Bronx. Built in 2007, this impressive 3-story home offers approximately 3,180 square feet of living space and features a private 2-car driveway. With paying tenants already in place and one unit being delivered VACANT, this property presents an outstanding opportunity for both investors and owner-occupants. Investors, Buy this house to potentially collect good money every month rental income. One of the spacious 3-bedroom apartments will be deliv

Key facts

• Separate entrance
• Finished basement
• 2,022 sq ft lot

Tags

• FINISHED BASEMENT
• PRIVATE 2 CAR DRIVEWAY
• SEPARATE ENTRANCE
• UPDATED AND WELL MAINTAINED
• CLOSE PROXIMITY TO SCHOOLS
• CLOSE PROXIMITY TO RESTAURANTS

Property features AI

Finance

• Other: Finished full basement with walk-out access; Building area approximately 3180 (source: other)

Exterior

• Parking: Driveway; Two parking spaces
• Utilities: Con-Edison electric service; Natural gas connected; Public water; Public sewer; Trash collection (public)
• Home design: Triplex
• Construction: Brick construction
• Exterior features: Brick exterior; Not waterfront

Interior

• Kitchen: Chef's kitchen with granite counters
• Bedrooms: Two 3-bedroom units; One 2-bedroom unit
• Flooring: Hardwood floors
• Bathrooms: Six full bathrooms
• Heating & cooling: Hot water heating; No central cooling
• Interior features: First-floor bedroom; Chef's kitchen; Granite counters

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/2.0-bath units multifamily listed at $1.20M.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $399/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 $1.09M (8.5% below list).
• Recommended offer: $1.09M (8.5% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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: 12 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 $44k of equity ($8k loan paydown + $36k appreciation (3.0% local appreciation)).
• 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 + 3.0% rent growth), your $335k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$72k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 12y 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 $324k; list at $1.20M implies a 269% gain — meaningful room to come down on a strong offer.

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 $1,092,900 (8.5% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.91% ✗
• Cap rate: 7.50%
• Cash-on-cash: 4.30%
• DSCR: 1.19
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $1,037,666
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
952 E 156 St	0.69mi	8/3.0 (-1)	3,120 (-1%)	16mo	$1,025,000	$329	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.5%
• Equity multiple: 1.66×
• Total profit: $219,891
• Equity at exit: $537,324

10-year hold

• IRR: 13.6%
• Equity multiple: 3.02×
• Total profit: $675,612
• Equity at exit: $828,080

Cash invested: $334,600 (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 10474

• Active inventory: 12
• Price-to-rent: 27.3×

Monthly cashflow live

• Estimated rent: $10,929 medium
• Mortgage (P&I): −$6,267
• Tax from tax record: −$672 /mo · $8,060/yr
• Insurance: −$498
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,295
• Net cashflow: $1,198

Break-even live

Break-even rent $9,413

Max offer price $1,195,000

Occupancy floor 84%

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	2	$10,929
Total (3 units)			$10,929

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: $298,750
• Closing costs: $35,850
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $1,195,000 Active 10 DOM
2. 2026-06-17
   days on market $1,195,000 Active 9 DOM
3. 2026-06-16
   days on market $1,195,000 Active 8 DOM
4. 2026-06-15
   days on market $1,195,000 Active 7 DOM
5. 2026-06-13
   days on market $1,195,000 Active 5 DOM
6. 2026-06-08
   remarks 689-char remark
7. 2026-06-08
   listed $1,195,000 Active 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: $8,060 · $672/mo
• Projected year-2 tax: $14,128 · $1,177/mo
• Expected delta: +$6,068/yr (+$506/mo · 75.3%)

ⓘ 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: $131,148
• − Mortgage interest: −$66,939
• − Property taxes: −$8,060
• − Insurance: −$5,975
• − Repairs & maintenance: −$10,492
• − Management: −$10,492
• − Depreciation: −$34,764
• Taxable loss: −$5,573
• Est. tax savings @ 24.0%: +$1,338
• After-tax cash flow: $15,709/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): 11,188

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 25% Two or more races 18% White 2% Pacific Islander 1% Native American 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 27% Dominican 22%
• Foreign-born: 27% · Canada, Jamaica
• Languages at home: 49% English-only · Spanish 47% 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: —
• Current HPI: —
• 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

+149.5% since first listed

5 events — show timeline

• 2026-06-08 Listed $1,195,000 OneKey® MLS as Distributed by MLS Grid
• 2016-12-27 Sold (Public Records) $323,500 Public Records
• 2016-01-13 Listing Removed — SIBORMLS
• 2015-02-13 Listing Removed — SIBORMLS
• 2014-12-10 Listed $479,000 SIBORMLS

Property tax history

+2.6%/yr

Latest (2025): $8,060 · +6.0% YoY. Source: county tax records.