732 Van Nest Ave · New York, NY 10462

$850,000

None bd · None ba · 3,024 sqft · MultiFamily public records · 7 Days on market

Built 1901 2,375 sqft lot Est $1064k · 20% under

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Why this score? — see what drove the B 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 +25.5/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +5.9/10.0
• Schools +5.0/10.0
• Rent growth +4.9/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Three Family Semi-Attached Brick Home For Sale by Morris Park. In Move-In Condition. It features a 3 Bedroom Apartment over a 2 Bedroom Apartment over another 2 Bedroom Apartment, as well as, a Partial Basement with a Large Storage-room, and a Spacious Backyard. Good Income Potential. Close to Stores, Restaurants, and Public Transportation such as the Bx21, Bx22, Bx39, Express Bus BxM10 and about a 10 Minutes’ Walk to the 2 Train Bronx Park East Station. Convenient to All.

Key facts

• Close to restaurants
• Spacious backyard
• Large storage-room

Tags

• PARTIAL BASEMENT
• LARGE STORAGE-ROOM
• SPACIOUS BACKYARD
• GOOD INCOME POTENTIAL
• CLOSE TO STORES
• CLOSE TO RESTAURANTS

Property features AI

Exterior

• Parking: No designated parking
• Utilities: Public sewer; Natural gas available
• Home design: Triplex
• Construction: Brick construction
• Exterior features: Brick exterior; Not waterfront

Interior

• Heating & cooling: Natural gas heating; No central cooling
• Interior features: High ceilings; Partial basement

What this means for you Summary

Snapshot

• This is a 1×3bd/1ba + 2×2bd/1ba units multifamily listed at $850k.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive. Per door: $657/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $850k).
• Cap rate 9.1% 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 (+9.4%/yr); 189 active listings in the ZIP; 6,929 units permitted in Bronx County in 2024 (6,829 in 5+ unit buildings).
• At $9,305/mo this rent would consume 183% of the median local household income ($61k/yr) (locally 7650% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $26k of value loss. Plan a longer hold.
• 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 + 8.0% rent growth), your $238k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y 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 $630k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1901 — 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 $850,000

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 1901 — 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: 1.09% ✓
• Cap rate: 9.07%
• Cash-on-cash: 9.94%
• DSCR: 1.44
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $1,064,448
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
732 Van Nest Ave	0.00mi	—/—	3,024 (0%)	0mo	$850,000	$281	100
1858 Wallace Ave	0.25mi	5/2.0	3,113 (+3%)	2mo	$910,000	$292	82
1852 Amethyst St	0.27mi	7/5.0	2,954 (-2%)	2mo	$1,125,000	$381	82
1620 Taylor Ave	0.25mi	6/3.0	2,805 (-7%)	1mo	$1,100,000	$392	76
845 Kinsella St	0.23mi	6/—	3,200 (+6%)	5mo	$1,125,000	$352	75
867 Van Nest Ave	0.26mi	5/2.0	3,198 (+6%)	7mo	$800,000	$250	73
953 Rhinelander Ave	0.47mi	6/—	2,903 (-4%)	4mo	$960,000	$331	68
1869 Muliner Ave	0.33mi	5/4.0	2,760 (-9%)	6mo	$1,050,000	$380	65
930 Morris Park Ave	0.38mi	5/—	2,750 (-9%)	3mo	$1,050,000	$382	65
1925 Bogart Ave	0.47mi	6/5.0	3,206 (+6%)	6mo	$1,275,000	$398	63
1963 Hone Ave	0.67mi	4/2.0	2,783 (-8%)	6mo	$970,000	$349	50
1569 Haight Ave	0.74mi	5/3.0	3,327 (+10%)	9mo	$1,100,000	$331	41

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 3.8%
• Equity multiple: 1.15×
• Total profit: $36,784
• Equity at exit: $126,738

10-year hold

• IRR: 17.4%
• Equity multiple: 2.75×
• Total profit: $416,795
• Equity at exit: $73,492

Cash invested: $238,000 (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 10462

• Home prices YoY: -10.4%
• Rents YoY: 9.4%
• Active inventory: 189
• Price-to-rent: 21.5×

Monthly cashflow live

• Estimated rent: $9,305 medium
• Mortgage (P&I): −$4,457
• Tax from tax record: −$569 /mo · $6,824/yr
• Insurance: −$354
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,954
• Net cashflow: $1,971

Break-even live

Break-even rent $6,811

Max offer price $850,000

Occupancy floor 74%

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

Units	Beds	Baths	Est. rent
1× unit	3	1	$3,297
▸ 2× units	2	1	$6,008
Total (3 units)			$9,305

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: $212,500
• Closing costs: $25,500
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-04-11
   status Pending
2. 2026-04-04
   listed $850,000 Active
3. 2017-07-28
   soldstatus $630,000
4. 2017-06-27
   soldstatus $630,000 Sold 485-char remark

   Show marketing remark (485 chars)

   Three Family Semi-Attached Brick Home For Sale by Morris Park. In Move-In Condition. It features a 3 Bedroom Apartment over a 2 Bedroom Apartment over another 2 Bedroom Apartment, as well as, a Partial Basement with a Large Storage-room, and a Spacious Backyard. Good Income Potential. Close to Stores, Restaurants, and Public Transportation such as the Bx21, Bx22, Bx39, Express Bus BxM10 and about a 10 Minutes’ Walk to the 2 Train Bronx Park East Station. Convenient to All.

5. 2017-04-07
   historical Pending 485-char remark

   Show marketing remark (485 chars)

   Three Family Semi-Attached Brick Home For Sale by Morris Park. In Move-In Condition. It features a 3 Bedroom Apartment over a 2 Bedroom Apartment over another 2 Bedroom Apartment, as well as, a Partial Basement with a Large Storage-room, and a Spacious Backyard. Good Income Potential. Close to Stores, Restaurants, and Public Transportation such as the Bx21, Bx22, Bx39, Express Bus BxM10 and about a 10 Minutes’ Walk to the 2 Train Bronx Park East Station. Convenient to All.

6. 2017-03-24
   listed $599,000 Active 485-char remark

   Show marketing remark (485 chars)

   Three Family Semi-Attached Brick Home For Sale by Morris Park. In Move-In Condition. It features a 3 Bedroom Apartment over a 2 Bedroom Apartment over another 2 Bedroom Apartment, as well as, a Partial Basement with a Large Storage-room, and a Spacious Backyard. Good Income Potential. Close to Stores, Restaurants, and Public Transportation such as the Bx21, Bx22, Bx39, Express Bus BxM10 and about a 10 Minutes’ Walk to the 2 Train Bronx Park East Station. Convenient to All.

7. 1999-10-01
   soldstatus $265,000
8. 1989-03-17
   soldstatus $240,000

ⓘ 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: $6,824 · $569/mo
• Projected year-2 tax: $10,595 · $883/mo
• Expected delta: +$3,770/yr (+$314/mo · 55.2%)

ⓘ 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: $111,660
• − Mortgage interest: −$47,613
• − Property taxes: −$6,824
• − Insurance: −$4,250
• − Repairs & maintenance: −$8,933
• − Management: −$8,933
• − Depreciation: −$24,727
• Taxable income: $10,380
• Est. tax owed @ 24.0%: −$2,491
• After-tax cash flow: $21,156/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): 76,320
• Household income: $60,966
• Rent vs Own: 76.5% rent · 23.5% own
• Severe rent burden: 7650.0

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: Diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Hispanic / Latino 46% Black 22% Asian 18% White 10% Two or more races 9% Native American 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 17% Dominican 15%
• Foreign-born: 34% · Canada, China, Vietnam
• Languages at home: 39% English-only · Spanish 36% Other Indo-European 16% Arabic 3%

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: ▼ -41.59%
• Current HPI: 356.326
• Rent YoY: ▲ 9.43%
• 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

+254.2% since first listed

8 events — show timeline

• 2026-04-11 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-04 Listed $850,000 OneKey® MLS as Distributed by MLS Grid
• 2017-07-28 Sold (Public Records) $630,000 Public Records
• 2017-06-27 Sold (MLS) $630,000 OneKey® MLS as Distributed by MLS Grid
• 2017-04-07 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2017-03-24 Listed $599,000 OneKey® MLS as Distributed by MLS Grid
• 1999-10-01 Sold (Public Records) $265,000 Public Records
• 1989-03-17 Sold (Public Records) $240,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $6,824 · +6.0% YoY. Source: county tax records.