193 Swinton Ave · New York, NY 10465

$360,000

3 bd · 2.5 ba · 2,322 sqft · MultiFamily public records · 1 Days on market

Built 1950 2,300 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• 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: 1 unit. estimate disagrees with records

Listing remarks

Investor special! Rare opportunity to own a legal 2-family property at 193 Swinton Ave with tremendous upside potential. This handyman special is perfect for investors, contractors, or buyers looking to renovate and create strong rental income or multi-generational living. Property features separate units, spacious layout, private entrance, and ample potential to customize to your vision. Needs TLC and updates throughout but offers solid bones and endless possibilities. Conveniently located near shopping, dining, schools, transportation, and major highways. Bring your imagination and transform this diamond in the rough into a true income-producing gem. Property being sold as-is. Great value

Key facts

• Private entrance
• Separate units
• Spacious layout

Tags

• LEGAL 2-FAMILY PROPERTY
• SEPARATE UNITS
• PRIVATE ENTRANCE
• SPACIOUS LAYOUT
• STRONG RENTAL INCOME
• MULTI-GENERATIONAL LIVING

Property features AI

Exterior

• Parking: 2-space carport; Driveway
• Utilities: Public sewer; Electricity connected; Natural gas available and connected
• Home design: Single family residence
• Construction: Brick exterior
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Gas oven; Refrigerator
• Bedrooms: Includes a first-floor bedroom
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Baseboard heating; Other heating; No central cooling
• Interior features: First-floor bedroom; First-floor full bathroom; Finished basement; 9 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath multifamily listed at $360k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $360k).
• Cap rate 13.7% 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 (+10.7%/yr); 215 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 6,929 units permitted in Bronx County in 2024 (6,829 in 5+ unit buildings).
• At $6,148/mo this rent would consume 84% of the median local household income ($88k/yr) (locally 2294% 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 $2k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $101k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $360,000

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
7. 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.
8. 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: 1.71% ✓
• Cap rate: 13.67%
• Cash-on-cash: 26.33%
• DSCR: 2.17
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $852,174
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
188 Brinsmade Ave	0.03mi	3/3.0	2,322 (0%)	20mo	$785,000	$338	81
2812 Harding Ave	0.04mi	4/3.0 (+1)	2,500 (+8%)	9mo	$895,000	$358	71
278 Calhoun Ave	0.20mi	4/3.0 (+1)	2,300 (-1%)	18mo	$880,000	$383	67
250 Kearney Ave	0.47mi	4/— (+1)	2,477 (+7%)	8mo	$910,000	$367	56
248 Kearney Ave	0.47mi	4/3.0 (+1)	2,477 (+7%)	9mo	$780,000	$315	53
2931 Harding Ave	0.27mi	4/2.0 (+1)	2,156 (-7%)	24mo	$810,000	$376	49

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: 20.1%
• Equity multiple: 1.88×
• Total profit: $88,326
• Equity at exit: $53,677

10-year hold

• IRR: 31.9%
• Equity multiple: 4.70×
• Total profit: $373,057
• Equity at exit: $31,126

Cash invested: $100,800 (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 10465

• Rents YoY: 10.7%
• Active inventory: 215
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $6,148 medium
• Mortgage (P&I): −$1,888
• Tax from tax record: −$607 /mo · $7,284/yr
• Insurance: −$150
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,291
• Net cashflow: $1,785

Break-even live

Break-even rent $3,888

Max offer price $360,000

Occupancy floor 66%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$6,148
Total (2 units)			$6,148

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: $90,000
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15095 Powells Cove Blvd Whitestone, NY	4.0	3.0	2003	$7,800	$3.89	19d	1	1.16mi

Listing history 2 events

1. 2026-05-21
   status Pending
2. 2026-05-18
   listed $360,000 Active

ⓘ 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: $7,284 · $607/mo
• Projected year-2 tax: $7,284 · $607/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone AE · 26% 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 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $73,776
• − Mortgage interest: −$20,166
• − Property taxes: −$7,284
• − Insurance: −$6,919
• − Repairs & maintenance: −$5,902
• − Management: −$5,902
• − Depreciation: −$10,473
• Taxable income: $17,131
• Est. tax owed @ 24.0%: −$4,111
• After-tax cash flow: $17,315/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): 45,404
• Household income: $87,985
• Rent vs Own: 43.4% rent · 56.6% own
• Severe rent burden: 2294.0

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 0.65)
• Race & ethnicity: Hispanic / Latino 46% White 35% Two or more races 15% Black 10% Asian 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 24% Dominican 12%
• Common ancestry: Lithuanian 1% Hispanic 1% Romanian 1%
• Foreign-born: 19% · Canada, China
• Languages at home: 57% English-only · Spanish 32% Other Indo-European 7% Chinese 1%

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: ▼ -283.74%
• Current HPI: 270.517
• Rent YoY: ▲ 10.74%
• 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

2 events — show timeline

• 2026-05-21 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-18 Listed $360,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+4.1%/yr

Latest (2025): $7,284 · +6.0% YoY. Source: county tax records.