2307 Cambreleng Ave · New York, NY 10458

$484,900

6 bd · 4.0 ba · 1,575 sqft · MultiFamily public records · 25 Days on market

Built 1925 1,558 sqft lot Est $709k · 32% under

---

Why this score? — see what drove the A 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 +29.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Appreciation +7.5/10.0
• Schools +5.0/10.0
• Rent growth +4.5/5.0
• Livability +3.8/5.0
• 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

This vacant 1,575 sq ft duplex townhouse—just blocks from Arthur Avenue and the heart of Little Italy—offers a rare value add opportunity in an R7 1 zone. The property requires renovation, but the price reflects the condition and the strong upside potential for renovation, expansion, or redevelopment. The current layout includes: Unit 1: Two levels with 2 bedrooms, living room with fireplace, kitchen, and full bath. Unit 2: Upper level 1 bedroom unit with living room, kitchen, and bath With strong rental demand and walkability, this is a rare chance to invest in a property in one of the Bronx’s most vibrant and consistently appreciating neighborhoods.

Key facts

• Strong rental demand
• 1,558 sq ft lot
• Built 1925

Tags

• VACANT DUPLEX TOWNHOUSE
• VALUE ADD OPPORTUNITY
• STRONG RENTAL DEMAND
• VIBRANT NEIGHBORHOODS

Property features AI

Exterior

• Parking: No carport; No designated parking
• Utilities: Public sewer; Electricity connected; Natural gas connected; Sewer connected; Trash collection (public); Water connected
• Home design: Townhouse; Duplex
• Construction: Frame and stucco construction
• Exterior features: No waterfront

Interior

• Bedrooms: One 1-bedroom unit; One 2-bedroom unit
• Bathrooms: Two full bathrooms
• Heating & cooling: Hot water heating; Wall/window air conditioning unit(s)
• Interior features: First floor bedroom; First floor full bath; Finished basement

What this means for you Summary

Snapshot

• This is a 1×3bd/2.0ba + 1×1bd/1.0ba units multifamily listed at $485k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive. Per door: $861/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $485k).
• Recommended offer: $478k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.6% 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: Rents rising fast (+8.0%/yr); 62 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 $6,080/mo this rent would consume 179% of the median local household income ($41k/yr) (locally 10274% 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 $28k of equity ($3k loan paydown + $24k appreciation (5.0% local appreciation)).
• Bronx County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.0% appreciation + 8.0% rent growth), your $136k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($478k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $130k; list at $485k implies a 272% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $477,626 (1.5% 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. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.25% ✓
• Cap rate: 10.55%
• Cash-on-cash: 15.22%
• DSCR: 1.68
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $708,750
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2249 Bassford Ave	0.38mi	5/2.0 (-1)	1,716 (+9%)	1mo	$510,000	$297	53
2461 Belmont Ave	0.24mi	6/3.0	1,800 (+14%)	15mo	$810,000	$450	48

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

Projected returns pro-forma

5.03% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 29.0%
• Equity multiple: 2.87×
• Total profit: $254,171
• Equity at exit: $275,512

10-year hold

• IRR: 30.1%
• Equity multiple: 6.53×
• Total profit: $750,271
• Equity at exit: $476,097

Cash invested: $135,772 (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 10458

• Home prices YoY: 3.0%
• Rents YoY: 8.0%
• Active inventory: 62
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $6,080 medium
• Mortgage (P&I): −$2,543
• Tax from tax record: −$336 /mo · $4,037/yr
• Insurance: −$202
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,277
• Net cashflow: $1,722

Break-even live

Break-even rent $3,900

Max offer price $484,900

Occupancy floor 67%

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

Units	Beds	Baths	Est. rent
1× unit	3	2	$3,465
1× unit	1	1	$2,616
Total (2 units)			$6,080

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: $121,225
• Closing costs: $14,547
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $484,900 Active 25 DOM
2. 2026-06-17
   days on market $484,900 Active 24 DOM
3. 2026-06-16
   days on market $484,900 Active 23 DOM
4. 2026-06-15
   days on market $484,900 Active 22 DOM
5. 2026-06-13
   days on market $484,900 Active 20 DOM
6. 2026-06-10
   days on market $484,900 Active 16 DOM
7. 2026-06-08
   days on market $484,900 Active 15 DOM
8. 2026-06-08
   days on market $484,900 Active 14 DOM
9. 2026-06-04
   days on market $484,900 Active 11 DOM
10. 2026-06-03
    days on market $484,900 Active 10 DOM
11. 2026-06-02
    days on market $484,900 Active 9 DOM
12. 2026-06-01
    days on market $484,900 Active 8 DOM
13. 2026-05-31
    days on market $484,900 Active 7 DOM
14. 2026-05-22
    listed $484,500 Active
15. 1996-06-10
    soldstatus $130,500
16. 1995-08-23
    soldstatus $82,500

ⓘ 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: $4,037 · $336/mo
• Projected year-2 tax: $6,116 · $510/mo
• Expected delta: +$2,079/yr (+$173/mo · 51.5%)

ⓘ 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $72,960
• − Mortgage interest: −$27,162
• − Property taxes: −$4,037
• − Insurance: −$2,424
• − Repairs & maintenance: −$5,837
• − Management: −$5,837
• − Depreciation: −$14,106
• Taxable income: $13,557
• Est. tax owed @ 24.0%: −$3,254
• After-tax cash flow: $17,409/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): 74,898
• Household income: $40,800
• Rent vs Own: 95.8% rent · 4.2% own
• Severe rent burden: 10274.0

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 16% Two or more races 10% White 8% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 12% Puerto Rican 15% Dominican 34%
• Foreign-born: 41% · Canada, Jamaica, South Korea
• Languages at home: 30% English-only · Spanish 61% Other Indo-European 3% French/Haitian/Cajun 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: ▲ 5.03%
• Current HPI: 173.4217
• Rent YoY: ▲ 8.04%
• 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

+487.3% since first listed

3 events — show timeline

• 2026-05-22 Listed $484,500 OneKey® MLS as Distributed by MLS Grid
• 1996-06-10 Sold (Public Records) $130,500 Public Records
• 1995-08-23 Sold (Public Records) $82,500 Public Records

Property tax history

+5.2%/yr

Latest (2025): $4,037 · +5.8% YoY. Source: county tax records.