1567 Longfellow Ave · New York, NY 10460

$725,000

4 bd · 2.0 ba · 2,800 sqft · MultiFamily public records · 62 Days on market

Built 1995 2,500 sqft lot Est $944k · 23% under

---

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 +15.0/15.0
• Cash flow +14.4/30.0
• Appreciation +8.7/10.0
• Schools +5.0/10.0
• DSCR +4.4/10.0
• Livability +3.8/5.0
• 1% rule +3.4/10.0
• 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

BACK ON MARKET DEAL FEEL THROUGH- GREAT INVESTMENT OPPORTUNITY 2 FAMILY HOME SEMI-ATTACHED CORNER PROPERTY, LOCATED IN THE CLAREMONT VILLAGE SECTION OF THE BRONX. THIS PROPERTY IS FULLY VACANT THIS HOME WAS BUILT IN 1995 HAS ITS ORIGINAL OWNERS. THIS HOME FEATURES 1 BEDROOM WITH FULL BATH WITH WASHER AND DRYER HOOK UP IN THE FIRST UNIT. THE 2ND UNIT FEATURES A 3 BEDROOM 1 FULL BATH SPLIT LEVEL DUPLEX APARTMENT WITH SKLYLIGHTS IN THE KITCHEN AND BEDROOM , ALSO FEATURES WASHER AND DRYER HOOK UP. THERE IS A 2 CAR INDOOR ATTACHED GARAGE AND DRIVEWAY, WHICH IS FENCED OFF. THIS HOME ALSO FEATURES A LARGE BACK YARD WITH SIDE PRIVATE FENCED ENTRANCE FOR ENTERTAINMENT PURPOSES AND FAMILY GATHERING

Key facts

• 2 family home
• Skylights in kitchen
• Skylights in bedroom

Tags

• 2 FAMILY HOME
• SEMI-ATTACHED CORNER PROPERTY
• FULLY VACANT
• SKYLIGHTS IN KITCHEN
• SKYLIGHTS IN BEDROOM
• WASHER AND DRYER HOOK UP

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $725k.

Deal economics

• At list price, monthly cash flow is $145 ($2k/yr) — positive. Per door: $72/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 $612k (15.6% below list).
• Recommended offer: $612k (15.6% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: 78 active listings in the ZIP; lower-income renter base — watch delinquency; 6,929 units permitted in Bronx County in 2024 (6,829 in 5+ unit buildings).
• At $6,118/mo this rent would consume 202% of the median local household income ($36k/yr) (locally 7852% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $59k of equity ($5k loan paydown + $54k appreciation (7.5% local appreciation)).
• Bronx County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (7.5% appreciation + 3.0% rent growth), your $203k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$95k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($682k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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 $220k; list at $725k implies a 229% 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 $611,800 (15.6% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 16% 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: 0.84% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.85%
• DSCR: 1.04
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $943,600
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1238 Colgate Ave	0.38mi	5/2.0 (+1)	2,802 (+0%)	2mo	$835,000	$298	76
1333 Bronx River Ave	0.26mi	5/2.0 (+1)	2,600 (-7%)	4mo	$875,000	$337	67
1012 E 172 St	0.14mi	4/2.0	2,400 (-14%)	11mo	$795,000	$331	61
1323 Elder Ave	0.33mi	5/3.0 (+1)	2,560 (-9%)	15mo	$526,000	$205	49
1568 Longfellow Ave	0.02mi	5/3.0 (+1)	2,400 (-14%)	22mo	$840,000	$350	48
818 E 179th St	0.71mi	5/4.0 (+1)	2,725 (-3%)	15mo	$950,000	$349	37

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

Projected returns pro-forma

7.46% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.4%
• Equity multiple: 2.39×
• Total profit: $283,111
• Equity at exit: $524,578

10-year hold

• IRR: 18.3%
• Equity multiple: 5.01×
• Total profit: $814,318
• Equity at exit: $1,017,221

Cash invested: $203,000 (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 10460

• Home prices YoY: 3.5%
• Active inventory: 78
• Price-to-rent: 19.8×

Monthly cashflow live

• Estimated rent: $6,118 medium
• Mortgage (P&I): −$3,802
• Tax from tax record: −$585 /mo · $7,015/yr
• Insurance: −$302
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,285
• Net cashflow: $145

Break-even live

Break-even rent $5,935

Max offer price $725,000

Occupancy floor 93%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$6,118
Total (2 units)			$6,118

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: $181,250
• Closing costs: $21,750
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-03-25
   status Pending
2. 2026-02-24
   price $725,000
3. 2026-01-22
   listed $749,000 Active
4. 2026-01-13
   status Active
5. 2025-09-05
   status Pending
6. 2025-08-18
   listed $789,000 Active
7. 2019-01-24
   historical
8. 2018-11-20
   listed $575,000 Active
9. 1997-04-10
   soldstatus $220,500
10. 1995-04-06
    soldstatus $450,000

ⓘ 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: $7,015 · $585/mo
• Projected year-2 tax: $9,634 · $803/mo
• Expected delta: +$2,619/yr (+$218/mo · 37.3%)

ⓘ 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 7/10 Severe 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: $73,416
• − Mortgage interest: −$40,611
• − Property taxes: −$7,015
• − Insurance: −$3,625
• − Repairs & maintenance: −$5,873
• − Management: −$5,873
• − Depreciation: −$21,091
• Taxable loss: −$10,673
• Est. tax savings @ 24.0%: +$2,561
• After-tax cash flow: $4,296/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
• County: Bronx County · 1,197,324 people
• City population: 7,731,280
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 59,396
• Household income: $36,309
• Rent vs Own: 90.6% rent · 9.4% own
• Severe rent burden: 7852.0

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 (65%)
• Race & ethnicity: Hispanic / Latino 65% Black 27% Two or more races 20% White 3% Native American 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 23% Dominican 28%
• Foreign-born: 33% · Canada
• Languages at home: 38% English-only · Spanish 54% French/Haitian/Cajun 2% Other Indo-European 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: ▲ 7.46%
• Current HPI: 224.0425
• Rent YoY: —
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• 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

+61.1% since first listed

10 events — show timeline

• 2026-03-25 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-02-24 Price Changed $725,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-22 Listed $749,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-13 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-09-05 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-08-18 Listed $789,000 OneKey® MLS as Distributed by MLS Grid
• 2019-01-24 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2018-11-20 Listed $575,000 OneKey® MLS as Distributed by MLS Grid
• 1997-04-10 Sold (Public Records) $220,500 Public Records
• 1995-04-06 Sold (Public Records) $450,000 Public Records

Property tax history

+12.8%/yr

Latest (2025): $7,015 · +6.2% YoY. Source: county tax records.