1147 Wheeler Ave · New York, NY 10472

$1,450,000

8 bd · 4.0 ba · 3,280 sqft · MultiFamily public records · 141 Days on market

Built 1926 2,500 sqft lot Est $1178k · 23% over

---

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 +21.6/30.0
• Appreciation +7.0/10.0
• DSCR +6.9/10.0
• 1% rule +5.0/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Multi-family units

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

Listing remarks MLS

Soundview Area- Excellent Investment Property! 4 Fam. Brick Semi-Det. (3) 2BR Apts. + 1BR Apt. + Basement. Parking, Near Shops & Transportation.

Key facts

• Walk-out basement
• Modern finishes
• Tiled bathrooms

Tags

• WALK-OUT BASEMENT
• NEW ROOF
• NEW WINDOWS
• MODERN FINISHES
• UPDATED KITCHENS
• TILED BATHROOMS

Property features AI

Exterior

• Parking: Off-street parking; On-street parking
• Utilities: Electricity connected; Natural gas connected; Public sewer; Water connected; Sewer connected
• Home design: Quadruplex; Updated/remodeled condition
• Construction: Brick construction; Concrete perimeter foundation
• Exterior features: Balcony; Exterior lighting; Partial backyard fencing

Interior

• Kitchen: Eat-in kitchen; Granite counters
• Bedrooms: Two 3-bedroom units; One 2-bedroom unit; One 1-bedroom unit
• Flooring: Hardwood; Tile
• Bathrooms: Four full bathrooms
• Heating & cooling: Hot water heating; Natural gas heating; Wall/window air conditioning units
• Interior features: Eat-in kitchen; Granite counters; Double-pane, ENERGY STAR qualified windows; Basement with walk-out access
• Laundry & utility: Common area laundry; Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $1.45M.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive. Per door: $550/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($15k rent vs $1.45M).
• Recommended offer: $1.28M (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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: 54 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 $69k of equity ($10k loan paydown + $59k appreciation (4.1% local appreciation)).
• Bronx County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.1% appreciation + 3.0% rent growth), your $406k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$111k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 141 days — a 12% lower offer ($1.28M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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 $420k; list at $1.45M implies a 245% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,276,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 141 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. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.00% ✓
• Cap rate: 8.11%
• Cash-on-cash: 6.50%
• DSCR: 1.29
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $1,177,520
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1056 Longfellow Ave	0.42mi	7/4.0 (-1)	3,200 (-2%)	1mo	$1,175,000	$367	70
1032 Longfellow Ave	0.44mi	7/4.0 (-1)	3,200 (-2%)	3mo	$1,200,000	$375	68
990 Jennings St	0.48mi	7/5.0 (-1)	3,300 (+1%)	10mo	$990,000	$300	59
1254 Rosedale Ave	0.65mi	8/3.0	3,000 (-8%)	5mo	$1,162,000	$387	47
1464 Minford	0.72mi	8/4.0	3,174 (-3%)	18mo	$1,100,000	$347	46
1746 Westchester Ave	0.66mi	8/6.0	3,135 (-4%)	13mo	$1,125,000	$359	43
1335 Commonwealth Ave	0.74mi	8/4.0	3,685 (+12%)	4mo	$1,260,000	$342	42
1212 Commmonwealth Ave	0.68mi	9/4.0 (+1)	3,564 (+9%)	12mo	$1,300,000	$365	39
832 Bryant Ave	0.72mi	7/3.0 (-1)	3,120 (-5%)	14mo	$980,000	$314	38
1321 Commonwealth Ave	0.73mi	7/— (-1)	3,685 (+12%)	5mo	$1,258,000	$341	36

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

Projected returns pro-forma

4.08% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.3%
• Equity multiple: 1.98×
• Total profit: $399,351
• Equity at exit: $742,224

10-year hold

• IRR: 17.1%
• Equity multiple: 3.77×
• Total profit: $1,125,264
• Equity at exit: $1,219,629

Cash invested: $406,000 (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 10472

• Home prices YoY: 1.8%
• Active inventory: 54
• Price-to-rent: 33.2×

Monthly cashflow live

• Estimated rent: $14,572 medium
• Mortgage (P&I): −$7,604
• Tax from tax record: −$1,105 /mo · $13,255/yr
• Insurance: −$604
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,060
• Net cashflow: $2,199

Break-even live

Break-even rent $11,788

Max offer price $1,450,000

Occupancy floor 80%

Sensitivity live

Price	-10% $3,020	-5% $2,610	+0% $2,199	+5% $1,789	+10% $1,378
Rent	-10% $1,048	-5% $1,624	+0% $2,199	+5% $2,775	+10% $3,350
Rate	-1.0pp $2,929	-0.5pp $2,568	base $2,199	+0.5pp $1,823	+1.0pp $1,441

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$14,572
Total (4 units)			$14,572

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: $362,500
• Closing costs: $43,500
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-03-06
   price $1,450,000
2. 2026-01-05
   listed $1,500,000 Active
3. 2016-04-28
   soldstatus $420,000 Sold 152-char remark

   Show marketing remark (152 chars)

   Soundview Area- Excellent Investment Property! 4 Fam. Brick Semi-Det. (3) 2BR Apts. + 1BR Apt. + Basement. Parking, Near Shops & Transportation.

4. 2016-04-28
   price $420,000 152-char remark

   Show marketing remark (152 chars)

   Soundview Area- Excellent Investment Property! 4 Fam. Brick Semi-Det. (3) 2BR Apts. + 1BR Apt. + Basement. Parking, Near Shops & Transportation.

5. 2016-04-27
   soldstatus $420,000 216-char remark

   Show marketing remark (216 chars)

   Soundview Area- Excellent Investment Property! 4 Fam. Brick Semi-Det. (3) 2BR Apts. + 1BR Apt. + Basement. Parking, Near Shops & Transportation. Additional Information: AnnGarbageExpense:1,AnnUtilityExpense:1,

6. 2015-07-17
   historical 152-char remark

   Show marketing remark (152 chars)

   Soundview Area- Excellent Investment Property! 4 Fam. Brick Semi-Det. (3) 2BR Apts. + 1BR Apt. + Basement. Parking, Near Shops & Transportation.

7. 2014-07-17
   historical Pending 152-char remark

   Show marketing remark (152 chars)

   Soundview Area- Excellent Investment Property! 4 Fam. Brick Semi-Det. (3) 2BR Apts. + 1BR Apt. + Basement. Parking, Near Shops & Transportation.

8. 2014-07-17
   price $450,000 152-char remark

   Show marketing remark (152 chars)

   Soundview Area- Excellent Investment Property! 4 Fam. Brick Semi-Det. (3) 2BR Apts. + 1BR Apt. + Basement. Parking, Near Shops & Transportation.

9. 2014-05-08
   price $450,000 152-char remark

   Show marketing remark (152 chars)

   Soundview Area- Excellent Investment Property! 4 Fam. Brick Semi-Det. (3) 2BR Apts. + 1BR Apt. + Basement. Parking, Near Shops & Transportation.

10. 2014-02-11
    listed $490,000 Active 152-char remark

    Show marketing remark (216 chars)

    Soundview Area- Excellent Investment Property! 4 Fam. Brick Semi-Det. (3) 2BR Apts. + 1BR Apt. + Basement. Parking, Near Shops & Transportation. Additional Information: AnnGarbageExpense:1,AnnUtilityExpense:1,

11. 2014-02-11
    listed $450,000 216-char remark

    Show marketing remark (216 chars)

    Soundview Area- Excellent Investment Property! 4 Fam. Brick Semi-Det. (3) 2BR Apts. + 1BR Apt. + Basement. Parking, Near Shops & Transportation. Additional Information: AnnGarbageExpense:1,AnnUtilityExpense:1,

ⓘ 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: $13,255 · $1,105/mo
• Projected year-2 tax: $18,880 · $1,573/mo
• Expected delta: +$5,625/yr (+$469/mo · 42.4%)

ⓘ 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 · 13 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: $174,864
• − Mortgage interest: −$81,223
• − Property taxes: −$13,255
• − Insurance: −$7,250
• − Repairs & maintenance: −$13,989
• − Management: −$13,989
• − Depreciation: −$42,182
• Taxable income: $2,976
• Est. tax owed @ 24.0%: −$714
• After-tax cash flow: $25,676/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): 63,820

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 0.56)
• Race & ethnicity: Hispanic / Latino 62% Black 23% Two or more races 9% Asian 8% White 2% Native American 1%
• Hispanic origin (detail): Mexican 8% Puerto Rican 20% Cuban 1% Dominican 20%
• Foreign-born: 40% · Canada, Jamaica
• Languages at home: 36% English-only · Spanish 52% Other Indo-European 7% 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: ▲ 4.08%
• Current HPI: 236.8002
• 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

+222.2% since first listed

11 events — show timeline

• 2026-03-06 Price Changed $1,450,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-05 Listed $1,500,000 OneKey® MLS as Distributed by MLS Grid
• 2016-04-28 Price Changed $420,000 HGMLS
• 2016-04-28 Sold (MLS) $420,000 HGMLS
• 2016-04-27 Sold (MLS) $420,000 OneKey® MLS as Distributed by MLS Grid
• 2015-07-17 Delisted — HGMLS
• 2014-07-17 Contingent — HGMLS
• 2014-07-17 Price Changed $450,000 HGMLS
• 2014-05-08 Price Changed $450,000 HGMLS
• 2014-02-11 Listed $490,000 HGMLS
• 2014-02-11 Listed $450,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+5.2%/yr

Latest (2025): $13,255 · +3.2% YoY. Source: county tax records.