596 Beech ter. Beech Ter · New York, NY 10454

$879,000

6 bd · None ba · 2,322 sqft · MultiFamily public records · 314 Days on market

Built 1999 2,000 sqft lot Est $894k · 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 +22.1/30.0
• ARV discount +8.3/15.0
• Appreciation +7.3/10.0
• DSCR +7.1/10.0
• Schools +5.0/10.0
• 1% rule +4.9/10.0
• Livability +3.8/5.0
• Rent growth +2.7/5.0
• 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

2 Family 2 bedrooms walking plus a 3 bedrooms duplex 1 1/2 bath ready to show after 11/1/25

Key facts

• 2,000 sq ft lot
• Parking
• Built 1999

Property features AI

Exterior

• Parking: One-car carport
• Utilities: Public sewer; Electricity available
• Home design: Duplex
• Construction: Brick construction
• Exterior features: Brick exterior; Not waterfront

Interior

• Bedrooms: One 3-bedroom unit
• Heating & cooling: Natural gas heating; Other heating; No cooling
• Interior features: Other interior features

What this means for you Summary

Snapshot

• This is a 1×2bd/1.0ba + 1×3bd/1.0ba units multifamily listed at $879k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive. Per door: $711/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 $872k (0.8% below list).
• Recommended offer: $774k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: Rents flat; 19 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 6,929 units permitted in Bronx County in 2024 (6,829 in 5+ unit buildings).
• At $8,722/mo this rent would consume 435% of the median local household income ($24k/yr) (locally 5002% 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 $47k of equity ($6k loan paydown + $41k appreciation (4.7% local appreciation)).
• Bronx County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.7% appreciation + 0.6% rent growth), your $246k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$76k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 314 days — a 12% lower offer ($774k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask is 8% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $773,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 314 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: 0.99% ✗
• Cap rate: 8.23%
• Cash-on-cash: 6.94%
• DSCR: 1.31
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $893,970
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
674 Saint Marys St	0.11mi	5/3.0 (-1)	2,322 (0%)	3mo	$800,000	$345	87
610 Beech Ter	0.03mi	6/3.0	2,280 (-2%)	17mo	$707,000	$310	82
614 Beech Ter	0.03mi	6/3.0	2,280 (-2%)	17mo	$707,000	$310	81
612 Beech Ter	0.03mi	6/3.0	2,280 (-2%)	17mo	$707,000	$310	81
599 Beech Ter	0.04mi	5/3.0 (-1)	2,340 (+1%)	13mo	$900,000	$385	81
461 E 144th St	0.26mi	6/3.0	2,280 (-2%)	12mo	$965,000	$423	74
440 E 145th St	0.31mi	6/3.0	2,280 (-2%)	24mo	$999,000	$438	63
516 E 142nd St E	0.15mi	6/2.0	2,040 (-12%)	12mo	$850,000	$417	62
487 Jackson Ave	0.29mi	5/2.0 (-1)	2,100 (-10%)	7mo	$1,065,000	$507	60
738 Elton Ave	0.74mi	5/3.0 (-1)	2,400 (+3%)	2mo	$990,000	$413	53
542 Fox St	0.61mi	5/3.5 (-1)	2,340 (+1%)	19mo	$835,000	$357	49
572 Fox St	0.68mi	5/3.0 (-1)	2,340 (+1%)	22mo	$800,000	$342	44

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

Projected returns pro-forma

4.67% appreciation · 0.61% rent growth · sell at horizon

5-year hold

• IRR: 16.9%
• Equity multiple: 2.04×
• Total profit: $255,769
• Equity at exit: $480,351

10-year hold

• IRR: 16.3%
• Equity multiple: 3.71×
• Total profit: $666,734
• Equity at exit: $814,691

Cash invested: $246,120 (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 10454

• Home prices YoY: 2.0%
• Rents YoY: 0.6%
• Active inventory: 19
• Price-to-rent: 19.6×

Monthly cashflow live

• Estimated rent: $8,722 medium
• Mortgage (P&I): −$4,610
• Tax from tax record: −$492 /mo · $5,905/yr
• Insurance: −$366
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,832
• Net cashflow: $1,423

Break-even live

Break-even rent $6,921

Max offer price $879,000

Occupancy floor 79%

Sensitivity live

Price	-10% $1,920	-5% $1,671	+0% $1,423	+5% $1,174	+10% $925
Rent	-10% $733	-5% $1,078	+0% $1,423	+5% $1,767	+10% $2,112
Rate	-1.0pp $1,865	-0.5pp $1,646	base $1,423	+0.5pp $1,195	+1.0pp $963

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

Units	Beds	Baths	Est. rent
1× unit	2	1	$3,729
1× unit	3	1	$4,993
Total (2 units)			$8,722

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: $219,750
• Closing costs: $26,370
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
32 E 126th St Unit 3 New York, NY	5.0	2.0	1600	$6,000	$3.75	20d	1	1.41mi

Listing history 28 events

1. 2026-06-21
   days on market $879,000 Active 314 DOM
2. 2026-06-18
   days on market $879,000 Active 311 DOM
3. 2026-06-17
   days on market $879,000 Active 310 DOM
4. 2026-06-15
   days on market $879,000 Active 308 DOM
5. 2026-06-13
   days on market $879,000 Active 306 DOM
6. 2026-06-10
   days on market $879,000 Active 302 DOM
7. 2026-06-08
   days on market $879,000 Active 301 DOM
8. 2026-06-03
   days on market $879,000 Active 296 DOM
9. 2026-06-01
   days on market $879,000 Active 294 DOM
10. 2026-05-31
    days on market $879,000 Active 293 DOM
11. 2026-05-18
    price $879,000
12. 2026-04-09
    price $815,000
13. 2026-03-20
    price $799,000
14. 2025-10-26
    status Active
15. 2025-07-28
    status Active
16. 2025-07-09
    listed $815,000 Active
17. 2025-06-09
    historical
18. 2025-02-25
    listed $835,000 Active
19. 2025-02-23
    historical
20. 2024-10-27
    historical
21. 2024-10-07
    price $899,000
22. 2024-08-30
    price $990,000
23. 2024-07-09
    price $999,300
24. 2024-03-29
    price $1,080,000
25. 2024-03-29
    status Active
26. 2024-03-27
    historical
27. 2023-09-27
    listed $999,999 Active
28. 2022-02-03
    price $3,100

ⓘ 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: $5,905 · $492/mo
• Projected year-2 tax: $10,380 · $865/mo
• Expected delta: +$4,475/yr (+$373/mo · 75.8%)

ⓘ 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 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: $104,664
• − Mortgage interest: −$49,238
• − Property taxes: −$5,905
• − Insurance: −$4,395
• − Repairs & maintenance: −$8,373
• − Management: −$8,373
• − Depreciation: −$25,571
• Taxable income: $2,810
• Est. tax owed @ 24.0%: −$674
• After-tax cash flow: $16,396/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): 39,570
• Household income: $24,086
• Rent vs Own: 93.2% rent · 6.8% own
• Severe rent burden: 5002.0

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 (70%)
• Race & ethnicity: Hispanic / Latino 70% Black 23% Two or more races 14% White 3% Native American 3% Pacific Islander 1%
• Hispanic origin (detail): Mexican 13% Puerto Rican 29% Dominican 17%
• Foreign-born: 29% · Canada, Jamaica
• Languages at home: 36% English-only · Spanish 58% 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: ▲ 4.67%
• Current HPI: 238.974
• Rent YoY: ▲ 0.61%
• 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

+28254.8% since first listed

18 events — show timeline

• 2026-05-18 Price Changed $879,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-09 Price Changed $815,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-20 Price Changed $799,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-26 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-07-28 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-07-09 Listed $815,000 OneKey® MLS as Distributed by MLS Grid
• 2025-06-09 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-02-25 Listed $835,000 OneKey® MLS as Distributed by MLS Grid
• 2025-02-23 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 2024-10-27 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-10-07 Price Changed $899,000 OneKey® MLS as Distributed by MLS Grid
• 2024-08-30 Price Changed $990,000 OneKey® MLS as Distributed by MLS Grid
• 2024-07-09 Price Changed $999,300 OneKey® MLS as Distributed by MLS Grid
• 2024-03-29 Price Changed $1,080,000 OneKey® MLS as Distributed by MLS Grid
• 2024-03-29 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2024-03-27 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2023-09-27 Listed $999,999 OneKey® MLS as Distributed by MLS Grid
• 2022-02-03 Price Changed $3,100 RENT.

Property tax history

+16.2%/yr

Latest (2025): $5,905 · +6.0% YoY. Source: county tax records.