637 Barretto St · New York, NY 10474

$1,199,900

9 bd · 5.1 ba · 3,295 sqft · MultiFamily public records · 311 Days on market

Built 2007 1,875 sqft lot Est $1084k · 11% 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 +19.0/30.0
• DSCR +6.0/10.0
• Appreciation +5.0/10.0
• Schools +5.0/10.0
• 1% rule +4.1/10.0
• Livability +3.8/5.0
• ARV discount +2.7/15.0
• 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: 3 units. confirmed

Listing remarks MLS

3 Family House In The Bronx, Additional information: Appearance:Fair,Interior Features:Lr/Dr

Key facts

• Spacious backyard
• Conveniently located
• 1,875 sq ft lot

Tags

• SPACIOUS BACKYARD
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public sewer; No additional utilities listed
• Home design: Triplex
• Construction: Brick and brownstone exterior
• Exterior features: Brick and brownstone construction; Not waterfront

Interior

• Bedrooms: One 2-bedroom unit; Two 3-bedroom units
• Bathrooms: Five full bathrooms
• Heating & cooling: Hot water heating (natural gas); Wall/window air conditioning units; Separate utility meters
• Interior features: Eat-in kitchen; Formal dining room; Original details; Recessed lighting; Soaking tub

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1.7-bath units multifamily listed at $1.20M.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $420/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 (8.9% below list).
• Recommended offer: $1.06M (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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 $336k 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

• It's been on market 311 days — a 12% lower offer ($1.06M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago; this cycle's ask has dropped $799k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $475k; list at $1.20M implies a 153% 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 $1,055,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 311 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: 0.91% ✗
• Cap rate: 7.55%
• Cash-on-cash: 4.50%
• DSCR: 1.20
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $1,084,055
• 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	0.59mi	8/3.0 (-1)	3,120 (-5%)	16mo	$1,025,000	$329	37

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: 11.7%
• Equity multiple: 1.67×
• Total profit: $224,413
• Equity at exit: $539,527

10-year hold

• IRR: 13.8%
• Equity multiple: 3.04×
• Total profit: $686,036
• Equity at exit: $831,475

Cash invested: $335,972 (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: 27.4×

Monthly cashflow live

• Estimated rent: $10,929 medium
• Mortgage (P&I): −$6,292
• Tax from tax record: −$581 /mo · $6,975/yr
• Insurance: −$500
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,295
• Net cashflow: $1,260

Break-even live

Break-even rent $9,334

Max offer price $1,199,900

Occupancy floor 83%

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1.7	$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: $299,975
• Closing costs: $35,997
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $1,199,900 Active 311 DOM
2. 2026-06-17
   days on market $1,199,900 Active 310 DOM
3. 2026-06-15
   days on market $1,199,900 Active 308 DOM
4. 2026-06-13
   days on market $1,199,900 Active 306 DOM
5. 2026-06-10
   days on market $1,199,900 Active 302 DOM
6. 2026-06-08
   days on market $1,199,900 Active 301 DOM
7. 2026-06-03
   days on market $1,199,900 Active 296 DOM
8. 2026-06-01
   days on market $1,199,900 Active 294 DOM
9. 2026-05-31
   days on market $1,199,900 Active 293 DOM
10. 2025-08-14
    price $1,199,900
11. 2025-08-11
    listed $1,999,000 Active
12. 2013-11-01
    soldstatus $475,000
13. 2013-07-05
    soldstatus $220,000
14. 2013-06-16
    soldstatus $220,000 92-char remark

    Show marketing remark (92 chars)

    3 Family House In The Bronx, Additional information: Appearance:Fair,Interior Features:Lr/Dr

15. 2013-02-28
    listed $255,000 92-char remark

    Show marketing remark (92 chars)

    3 Family House In The Bronx, Additional information: Appearance:Fair,Interior Features:Lr/Dr

16. 2012-11-12
    historical
17. 2012-01-26
    listed $300,000
18. 2007-09-17
    historical
19. 2007-08-15
    listed

ⓘ 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: $6,975 · $581/mo
• Projected year-2 tax: $13,627 · $1,136/mo
• Expected delta: +$6,651/yr (+$554/mo · 95.4%)

ⓘ 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: −$67,213
• − Property taxes: −$6,975
• − Insurance: −$6,000
• − Repairs & maintenance: −$10,492
• − Management: −$10,492
• − Depreciation: −$34,906
• Taxable loss: −$4,930
• Est. tax savings @ 24.0%: +$1,183
• After-tax cash flow: $16,306/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

+300.0% since first listed

10 events — show timeline

• 2025-08-14 Price Changed $1,199,900 OneKey® MLS as Distributed by MLS Grid
• 2025-08-11 Listed $1,999,000 OneKey® MLS as Distributed by MLS Grid
• 2013-11-01 Sold (Public Records) $475,000 Public Records
• 2013-07-05 Sold (Public Records) $220,000 Public Records
• 2013-06-16 Sold (MLS) $220,000 OneKey® MLS as Distributed by MLS Grid
• 2013-02-28 Listed $255,000 OneKey® MLS as Distributed by MLS Grid
• 2012-11-12 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2012-01-26 Listed $300,000 OneKey® MLS as Distributed by MLS Grid
• 2007-09-17 Delisted — HGMLS
• 2007-08-15 Listed — HGMLS

Property tax history

+2.2%/yr

Latest (2025): $6,975 · +6.0% YoY. Source: county tax records.