296 Bradley Ave · New York, NY 10314

$1,100,000

9 bd · 6.9 ba · 2,376 sqft · MultiFamily public records · 110 Days on market

Built 1915 8,000 sqft lot

---

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 +20.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• Schools +5.0/10.0
• 1% rule +4.5/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• 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

Opportunity does not knock it tries to sneak by. DON'T LET IT!!! This immaculate 3 Family Investment property boasts spacious updated units, Basement is high & dry. Om an oversized lot in phenomenally convenient area. Great commute. Will not last! Make your appointment today

Key facts

• 8,000 sq ft lot
• 2 garage spots
• Built 1915

Property features AI

Finance

• Financial info: 3 total units; Unit 1 monthly rent listed at $2,600; Unit 3 monthly rent listed at $1,100

Exterior

• Parking: 2 garage spaces; Carport, off-street and on-street parking
• Utilities: 220-volt electric
• Home design: 3-story multifamily building; Total building area approximately 2,352
• Construction: Vinyl siding; Year built listed as approximate; Property in excellent condition
• Exterior features: Lot approximately 0.18 acres (40 x 200); Zoned R3-1

Interior

• Bedrooms: Unit 1: 3 bedrooms (level 1); Unit 2: 3 bedrooms (level 2); Unit 3: 2 bedrooms (level 3)
• Bathrooms: Total of 7 bathrooms (4 full, 3 three-quarter); Unit 1: 1 bath; Unit 3: 1 bath
• Heating & cooling: Natural gas heating; Steam heat
• Interior features: Finished basement

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/2.3-bath units multifamily listed at $1.10M.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive. Per door: $483/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 $1.04M (5.2% below list).
• Recommended offer: $1.00M (9.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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 (+3.9%/yr); 490 active listings in the ZIP; solid renter incomes; 480 units permitted in Richmond County in 2024 (22 in 5+ unit buildings).
• At $10,431/mo this rent would consume 120% of the median local household income ($105k/yr) (locally 2168% 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 $8k of loan paydown is wiped out by about $33k of value loss. Plan a longer hold.
• Richmond County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($1.00M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y ago; this cycle's ask is 900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 52% 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 $1,001,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% 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 1915 — 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: 0.95% ✗
• Cap rate: 7.87%
• Cash-on-cash: 5.65%
• DSCR: 1.25
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.93% rent growth · sell at horizon

5-year hold

• IRR: -6.6%
• Equity multiple: 0.75×
• Total profit: $-76,415
• Equity at exit: $164,014

10-year hold

• IRR: 4.0%
• Equity multiple: 1.30×
• Total profit: $92,148
• Equity at exit: $95,108

Cash invested: $308,000 (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 10314

• Rents YoY: 3.9%
• Active inventory: 490
• Price-to-rent: 26.4×

Monthly cashflow live

• Estimated rent: $10,431 medium
• Mortgage (P&I): −$5,769
• Tax from tax record: −$564 /mo · $6,769/yr
• Insurance: −$458
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,191
• Net cashflow: $1,450

Break-even live

Break-even rent $8,596

Max offer price $1,100,000

Occupancy floor 81%

Sensitivity live

Price	-10% $2,072	-5% $1,761	+0% $1,450	+5% $1,138	+10% $827
Rent	-10% $625	-5% $1,038	+0% $1,450	+5% $1,862	+10% $2,274
Rate	-1.0pp $2,004	-0.5pp $1,729	base $1,450	+0.5pp $1,165	+1.0pp $875

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	2.3	$10,431
Total (3 units)			$10,431

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: $275,000
• Closing costs: $33,000
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $1,100,000 Active 110 DOM
2. 2026-06-18
   days on market $1,100,000 Active 107 DOM
3. 2026-06-17
   days on market $1,100,000 Active 106 DOM
4. 2026-06-15
   days on market $1,100,000 Active 104 DOM
5. 2026-06-13
   days on market $1,100,000 Active 102 DOM
6. 2026-06-10
   days on market $1,100,000 Active 98 DOM
7. 2026-06-08
   days on market $1,100,000 Active 97 DOM
8. 2026-06-08
   days on market $1,100,000 Active 96 DOM
9. 2026-06-04
   days on market $1,100,000 Active 93 DOM
10. 2026-06-03
    days on market $1,100,000 Active 92 DOM
11. 2026-06-01
    days on market $1,100,000 Active 90 DOM
12. 2026-05-31
    days on market $1,100,000 Active 89 DOM
13. 2026-03-03
    price $1,100,000
14. 2026-03-03
    listed $110,000 Active
15. 2024-12-18
    historical
16. 2024-11-08
    listed $1,200,000 Active
17. 2016-02-17
    historical
18. 2014-11-29
    historical
19. 2007-04-14
    listed $749,900
20. 2002-02-06
    listed $399,000

ⓘ 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: $6,769 · $564/mo
• Projected year-2 tax: $12,680 · $1,057/mo
• Expected delta: +$5,910/yr (+$493/mo · 87.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 52% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $125,172
• − Mortgage interest: −$61,617
• − Property taxes: −$6,769
• − Insurance: −$5,500
• − Repairs & maintenance: −$10,014
• − Management: −$10,014
• − Depreciation: −$32,000
• Taxable loss: −$742
• Est. tax savings @ 24.0%: +$178
• After-tax cash flow: $17,573/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: Richmond County · 404,174 people
• City population: 7,731,280
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 93,915
• Household income: $104,613
• Rent vs Own: 27.1% rent · 72.9% own
• Severe rent burden: 2168.0

Population outlook (Richmond County) Hauer SSP2

• Today (2025): 482,784 people
• By 2030: 481,831 · -0.2%
• By 2040: 473,159 · -2.0%
• By 2050: 457,242 · -5.3%
• By 2075: 408,029 · -15.5%
• By 2100: 341,459 · -29.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 60% Asian 19% Hispanic / Latino 15% Two or more races 8% Black 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 7% Dominican 1%
• Common ancestry: Romanian 4% Scotch-Irish 2% Subsaharan African 1%
• Foreign-born: 28% · Canada, China, South Korea
• Languages at home: 61% English-only · Spanish 9% Chinese 7% Other Indo-European 7%

Political lean MEDSL · Richmond

• 2024 margin: Strong R (+29.8) · D 35.1% · R 64.9%
• 2008→2024 swing: -25.7pp toward R · 2008: -4.0pp · 2024: -29.8pp
• All cycles: 2024: R+29.8 2020: R+14.9 2016: R+16.8 2012: D+0.8 2008: R+4.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -553.73%
• Current HPI: 378.3872
• Rent YoY: ▲ 3.93%
• 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

+175.7% since first listed

8 events — show timeline

• 2026-03-03 Price Changed $1,100,000 SIBORMLS
• 2026-03-03 Listed $110,000 SIBORMLS
• 2024-12-18 Listing Removed — SIBORMLS
• 2024-11-08 Listed $1,200,000 SIBORMLS
• 2016-02-17 Listing Removed — SIBORMLS
• 2014-11-29 Listing Removed — SIBORMLS
• 2007-04-14 Listed $749,900 SIBORMLS
• 2002-02-06 Listed $399,000 SIBORMLS

Property tax history

+2.5%/yr

Latest (2025): $6,769 · +6.0% YoY. Source: county tax records.