1129 Beach Ave · New York, NY 10472

$1,050,000

6 bd · 3.0 ba · 3,420 sqft · MultiFamily public records · 44 Days on market

Built 1910 2,500 sqft lot Est $1108k · 5% under

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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 +15.5/30.0
• ARV discount +9.9/15.0
• Appreciation +7.0/10.0
• Schools +5.0/10.0
• DSCR +4.8/10.0
• Livability +3.8/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

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

Listing remarks

Don’t miss this opportunity to own a 3-family detached home with a shared driveway, located in the Soundview section of the Bronx and conveniently close to public transportation. This property features a 3-bedroom apartment on the third floor, a 2-bedroom apartment on the second floor, a 1-bedroom apartment on the first floor, plus a studio apartment in the rear. The property will be delivered vacant. Yes, this property does need some TLC, but it could be extremely profitable.

Key facts

• Soundview section
• Vacant delivery
• Shared driveway

Tags

• SHARED DRIVEWAY
• SOUNDVIEW SECTION
• PUBLIC TRANSPORTATION
• 3 FAMILY DETACHED HOME
• VACANT DELIVERY

Property features AI

Exterior

• Parking: One covered carport space; Two parking spaces total; Shared driveway
• Utilities: Public sewer; Electricity connected; Natural gas connected
• Home design: Triplex; Total building area approximately 3420
• Construction: Frame construction with vinyl siding
• Exterior features: Not waterfront; No additional parcels

Interior

• Bedrooms: One 1-bedroom unit; One 2-bedroom unit; One 3-bedroom unit
• Bathrooms: Three full bathrooms
• Heating & cooling: Oil heating; Other heating; No central cooling
• Interior features: Other interior features

What this means for you Summary

Snapshot

• This is a 2×2bd/1.0ba + 1×1bd/1.0ba units multifamily listed at $1.05M.

Deal economics

• At list price, monthly cash flow is $414 ($5k/yr) — positive. Per door: $138/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 $880k (16.2% below list).
• Recommended offer: $880k (16.2% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: 53 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 $50k of equity ($7k loan paydown + $43k 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 $294k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$81k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($1.02M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $175k; list at $1.05M implies a 500% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $879,500 (16.2% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 16% 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 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.84% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.69%
• DSCR: 1.08
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $1,108,080
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1830 Gleason Ave	0.12mi	7/5.0 (+1)	3,403 (-0%)	21mo	$1,290,000	$379	63
1169 Leland Ave	0.17mi	7/4.0 (+1)	3,717 (+9%)	8mo	$995,200	$268	62
1143 White Plains Rd	0.24mi	7/4.0 (+1)	3,321 (-3%)	15mo	$1,345,000	$405	62
1171 Leland Ave	0.17mi	7/4.0 (+1)	3,717 (+9%)	8mo	$1,100,000	$296	62
1321 Commonwealth Ave	0.37mi	7/— (+1)	3,685 (+8%)	5mo	$1,258,000	$341	61
1126 Beach Ave	0.03mi	7/2.0 (+1)	2,982 (-13%)	14mo	$849,999	$285	57
2131 Chatteron Ave	0.72mi	7/— (+1)	3,486 (+2%)	18mo	$1,220,000	$350	43
1412 White Plains Rd	0.53mi	6/3.0	3,780 (+10%)	20mo	$1,225,000	$324	41
1030 Elder Ave	0.69mi	6/3.0	2,970 (-13%)	20mo	$950,000	$320	29

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: 12.0%
• Equity multiple: 1.73×
• Total profit: $213,982
• Equity at exit: $537,473

10-year hold

• IRR: 13.4%
• Equity multiple: 3.22×
• Total profit: $652,093
• Equity at exit: $883,180

Cash invested: $294,000 (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: 53
• Price-to-rent: 24.0×

Monthly cashflow live

• Estimated rent: $8,795 medium
• Mortgage (P&I): −$5,506
• Tax from tax record: −$590 /mo · $7,081/yr
• Insurance: −$438
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,847
• Net cashflow: $414

Break-even live

Break-even rent $8,271

Max offer price $1,050,000

Occupancy floor 90%

Sensitivity live

Price	-10% $1,009	-5% $711	+0% $414	+5% $117	+10% $-180
Rent	-10% $-281	-5% $67	+0% $414	+5% $762	+10% $1,109
Rate	-1.0pp $943	-0.5pp $681	base $414	+0.5pp $142	+1.0pp $-135

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$7,286
1× unit	1	1	$1,509
Total (3 units)			$8,795

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: $262,500
• Closing costs: $31,500
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $1,050,000 Active 44 DOM
2. 2026-06-17
   days on market $1,050,000 Active 43 DOM
3. 2026-06-16
   days on market $1,050,000 Active 42 DOM
4. 2026-06-15
   days on market $1,050,000 Active 41 DOM
5. 2026-06-13
   days on market $1,050,000 Active 39 DOM
6. 2026-06-10
   days on market $1,050,000 Active 35 DOM
7. 2026-06-08
   days on market $1,050,000 Active 34 DOM
8. 2026-06-08
   days on market $1,050,000 Active 33 DOM
9. 2026-06-04
   days on market $1,050,000 Active 30 DOM
10. 2026-06-03
    days on market $1,050,000 Active 29 DOM
11. 2026-06-01
    days on market $1,050,000 Active 27 DOM
12. 2026-05-31
    days on market $1,050,000 Active 26 DOM
13. 2026-05-04
    listed $1,050,000 Active
14. 1993-07-14
    soldstatus $175,000

ⓘ 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: $7,081 · $590/mo
• Projected year-2 tax: $12,413 · $1,034/mo
• Expected delta: +$5,332/yr (+$444/mo · 75.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 57% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 14 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: $105,540
• − Mortgage interest: −$58,816
• − Property taxes: −$7,081
• − Insurance: −$5,250
• − Repairs & maintenance: −$8,443
• − Management: −$8,443
• − Depreciation: −$30,545
• Taxable loss: −$13,039
• Est. tax savings @ 24.0%: +$3,129
• After-tax cash flow: $8,099/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

+500.0% since first listed

2 events — show timeline

• 2026-05-04 Listed $1,050,000 OneKey® MLS as Distributed by MLS Grid
• 1993-07-14 Sold (Public Records) $175,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $7,081 · +0.0% YoY. Source: county tax records.