2749 Fish Ave · New York, NY 10469

$375,000

3 bd · 3.5 ba · 2,058 sqft · SingleFamily public records · 2 Days on market

Built 1950 2,500 sqft lot

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Why this score? — see what drove the D 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 +11.3/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• 1% rule +3.4/10.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

PENDING SHORT SALE APPROVAL - 3rd PARTY APPROVAL. NO ACCESS, NO INTERIOR SHOWINGS

Key facts

• 2,500 sq ft lot
• Garage
• Built 1950

Property features AI

Exterior

• Parking: Garage (1 garage space); 2 total parking spaces
• Utilities: Public sewer; Electricity available; Natural gas available; Water available
• Home design: Single family residence
• Construction: Brick construction
• Exterior features: Brick exterior; Not waterfront

Interior

• Kitchen: Appliances: Other
• Bedrooms: 6 total rooms (bedroom count not specified)
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Baseboard heating; Other heating; No central cooling
• Interior features: Other interior features; Partially finished basement

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $-135 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $351k (6.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $316k (15.6% below list).
• Recommended offer: $316k (15.6% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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 (+4.3%/yr); 200 active listings in the ZIP; solid renter incomes; 6,929 units permitted in Bronx County in 2024 (6,829 in 5+ unit buildings).
• At $3,164/mo this rent would consume 50% of the median local household income ($76k/yr) (locally 3706% 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 $3k of loan paydown is wiped out by about $11k 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.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 16y 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 $170k; list at $375k implies a 121% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $316,415 (15.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.84% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.54%
• DSCR: 0.93
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $804,678
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2533 Young Ave	0.22mi	4/3.0 (+1)	1,799 (-13%)	6mo	$865,000	$481	57
1135 Allerton Ave	0.37mi	4/2.5 (+1)	2,106 (+2%)	24mo	$580,000	$275	50
3014 Grace Ave	0.72mi	4/3.5 (+1)	1,920 (-7%)	4mo	$750,000	$391	47
1258 Pelham Pkwy S	0.67mi	3/2.5	1,966 (-4%)	15mo	$850,000	$432	45
2335 Mickle Ave	0.55mi	3/2.5	1,863 (-10%)	19mo	$575,000	$309	38
2409 Lurting Ave	0.60mi	3/2.5	1,900 (-8%)	23mo	$685,000	$361	36
2216 Westervelt Ave	0.71mi	3/2.5	2,300 (+12%)	22mo	$930,000	$404	25

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 · 4.33% rent growth · sell at horizon

5-year hold

• IRR: -17.3%
• Equity multiple: 0.38×
• Total profit: $-65,003
• Equity at exit: $55,914

10-year hold

• IRR: -7.0%
• Equity multiple: 0.53×
• Total profit: $-49,288
• Equity at exit: $32,423

Cash invested: $105,000 (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 10469

• Rents YoY: 4.3%
• Active inventory: 200
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $3,164 medium
• Mortgage (P&I): −$1,967
• Tax from tax record: −$512 /mo · $6,143/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$664
• Net cashflow: $-135

Break-even live

Break-even rent $3,335

Max offer price $351,144

Occupancy floor 99%

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-13
   statusdays on market $375,000 Pending 2 DOM
2. 2026-05-27
   listed $375,000 Active
3. 2020-07-29
   status Active
4. 2020-07-29
   historical
5. 2020-04-18
   status Pending
6. 2020-03-16
   listed $200,000 Active
7. 2010-07-30
   historical
8. 2010-01-30
   listed
9. 1992-07-10
   soldstatus $170,000

ⓘ 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: $6,143 · $512/mo
• Projected year-2 tax: $6,240 · $520/mo
• Expected delta: +$97/yr (+$8/mo · 1.6%)

ⓘ 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 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,970
• − Mortgage interest: −$21,006
• − Property taxes: −$6,143
• − Insurance: −$1,875
• − Repairs & maintenance: −$3,038
• − Management: −$3,038
• − Depreciation: −$10,909
• Taxable loss: −$8,038
• Est. tax savings @ 24.0%: +$1,929
• After-tax cash flow: $309/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): 68,521
• Household income: $76,020
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 3706.0

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 0.62)
• Race & ethnicity: Black 54% Hispanic / Latino 27% White 8% Two or more races 8% Asian 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 11% Dominican 9%
• Foreign-born: 37% · Canada, Vietnam, China
• Languages at home: 62% English-only · Spanish 22% Other Indo-European 5% French/Haitian/Cajun 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: ▼ -524.76%
• Current HPI: 321.9213
• Rent YoY: ▲ 4.33%
• 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

+120.6% since first listed

8 events — show timeline

• 2026-05-27 Listed $375,000 OneKey® MLS as Distributed by MLS Grid
• 2020-07-29 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2020-07-29 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-04-18 Pending — OneKey® MLS as Distributed by MLS Grid
• 2020-03-16 Listed $200,000 OneKey® MLS as Distributed by MLS Grid
• 2010-07-30 Delisted — HGMLS
• 2010-01-30 Listed — HGMLS
• 1992-07-10 Sold (Public Records) $170,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $6,143 · +0.8% YoY. Source: county tax records.