1235 Ward Ave · New York, NY 10472

$1,150,000

6 bd · 3.0 ba · 2,544 sqft · MultiFamily public records · 48 Days on market

Built 1930 2,500 sqft lot Est $979k · 17% 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 +22.4/30.0
• DSCR +7.2/10.0
• Appreciation +7.0/10.0
• Schools +5.0/10.0
• 1% rule +4.5/10.0
• 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

Bronx/Soundview section. INVESTOR OPPORTUNITY ! R6 zoning, lot size size 25x100, building size 20x66. Fully brick huge semi attached legal 3 family. 2 story with semi above ground unfinished basement with high ceiling and windows and 2 car parking spots at the back of the house. 1/fl huge 3-4 bedroom apt. 2/fl front 1 bedroom apt. 2/fl back 2 bedroom apt. 3 electrical and 3 gas meters and yearly real estate tax only $2,400. Walk to #6 train Elder Ave stop and close to all.

Key facts

• Lot size 25x100
• R6 zoning
• Fully brick

Tags

• R6 ZONING
• LOT SIZE 25X100
• BUILDING SIZE 20X66
• FULLY BRICK
• SEMI ATTACHED LEGAL 3 FAMILY
• UNFINISHED BASEMENT

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $1.15M.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive. Per door: $637/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 (5.0% below list).
• Recommended offer: $1.09M (5.0% below list) — sets the bar for 1% rule.
• Cap rate 8.3% 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 $55k of equity ($8k loan paydown + $47k 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 $322k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$88k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($1.12M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $1,092,900 (5.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 5% 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 1930 — 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: 0.95% ✗
• Cap rate: 8.29%
• Cash-on-cash: 7.12%
• DSCR: 1.32
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $979,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1253 Ward Ave	0.04mi	7/3.0 (+1)	2,544 (0%)	6mo	$1,100,000	$432	88
1270 Rosedale Ave	0.48mi	6/3.0	2,560 (+1%)	2mo	$999,999	$391	75
1333 Bronx River Ave	0.24mi	5/2.0 (-1)	2,600 (+2%)	4mo	$875,000	$337	72
1036 Metcalf Ave	0.44mi	5/2.0 (-1)	2,500 (-2%)	2mo	$870,000	$348	66
1002 Boynton Ave	0.41mi	6/3.0	2,717 (+7%)	4mo	$985,000	$363	66
1238 Colgate Ave	0.22mi	5/2.0 (-1)	2,802 (+10%)	2mo	$835,000	$298	62
1248 Noble Ave	0.43mi	7/2.0 (+1)	2,593 (+2%)	7mo	$999,000	$385	62
1004 Boynton Ave	0.41mi	7/3.0 (+1)	2,717 (+7%)	5mo	$885,000	$326	60
1261 Fteley Ave	0.31mi	7/2.0 (+1)	2,296 (-10%)	6mo	$999,000	$435	56
1337 Commonwealth Ave	0.54mi	6/2.0	2,680 (+5%)	11mo	$1,075,000	$401	53
1035 Bryant Ave	0.71mi	6/4.0	2,400 (-6%)	4mo	$889,000	$370	50
1106 Saint Lawrence Ave	0.63mi	6/2.0	2,800 (+10%)	9mo	$1,100,000	$393	42

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: 16.8%
• Equity multiple: 2.02×
• Total profit: $326,980
• Equity at exit: $588,661

10-year hold

• IRR: 17.6%
• Equity multiple: 3.84×
• Total profit: $913,425
• Equity at exit: $967,292

Cash invested: $322,000 (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 10472

• Home prices YoY: 1.8%
• Active inventory: 53
• Price-to-rent: 26.3×

Monthly cashflow live

• Estimated rent: $10,929 medium
• Mortgage (P&I): −$6,031
• Tax from tax record: −$212 /mo · $2,548/yr
• Insurance: −$479
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,295
• Net cashflow: $1,912

Break-even live

Break-even rent $8,509

Max offer price $1,150,000

Occupancy floor 78%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$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: $287,500
• Closing costs: $34,500
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-08
   status Pending
2. 2026-02-19
   listed $1,150,000 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: $2,548 · $212/mo
• Projected year-2 tax: $10,991 · $916/mo
• Expected delta: +$8,444/yr (+$704/mo · 331.4%)

ⓘ 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: −$64,418
• − Property taxes: −$2,548
• − Insurance: −$5,750
• − Repairs & maintenance: −$10,492
• − Management: −$10,492
• − Depreciation: −$33,455
• Taxable income: $3,994
• Est. tax owed @ 24.0%: −$959
• After-tax cash flow: $21,982/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

2 events — show timeline

• 2026-04-08 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-02-19 Listed $1,150,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

-1.2%/yr

Latest (2025): $2,548 · +14.0% YoY. Source: county tax records.