2355 Tiebout Ave · New York, NY 10458

$799,000

4 bd · 3.0 ba · 2,280 sqft · MultiFamily public records · 38 Days on market

Built 1992 2,500 sqft lot Est $809k · at est.

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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 +18.9/30.0
• ARV discount +8.1/15.0
• Appreciation +7.5/10.0
• DSCR +5.9/10.0
• Schools +5.0/10.0
• Rent growth +4.5/5.0
• 1% rule +4.2/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0

Multi-family units

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

Listing remarks

Welcome to 2355 Tiebout Avenue, a well-maintained legal two-family duplex located in the heart of the Fordham Heights section of the Bronx. This move-in ready property offers the perfect opportunity for both homeowners and investors alike. Priced at $825,000, this spacious home features two separate units with 2 bedrooms 1 bath on the second floor and 3 bedrooms 1.5 baths (duplex) on the main level, a versatile layout ideal for extended family living or generating rental income. Will be delivered VACANT! Built in 1992, the property offers approximately 2,280 square feet of living space on a 20x125 lot and includes the convenience of two private parking spaces — a rare find in the Bro

Key facts

• Versatile layout
• Two separate units
• 2,500 sq ft lot

Tags

• LEGAL TWO-FAMILY DUPLEX
• TWO SEPARATE UNITS
• PRIVATE PARKING SPACES
• VERSATILE LAYOUT

Property features AI

Exterior

• Parking: Driveway; No carport
• Utilities: Public sewer; Natural gas connected
• Home design: Duplex
• Construction: Frame construction
• Exterior features: Frame construction; Not waterfront

Interior

• Bedrooms: One 2-bedroom unit; One 3-bedroom unit
• Bathrooms: Three full bathrooms (total)
• Heating & cooling: Forced air heating; Wall/Window cooling units
• Interior features: First floor full bathroom; Granite counters

What this means for you Summary

Snapshot

• This is a 2 × 2.0-bed/1.5-bath units multifamily listed at $799k.

Deal economics

• At list price, monthly cash flow is $814 ($10k/yr) — positive. Per door: $407/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 $734k (8.2% below list).
• Recommended offer: $734k (8.2% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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 (+8.0%/yr); 62 active listings in the ZIP; lower-income renter base — watch delinquency; 6,929 units permitted in Bronx County in 2024 (6,829 in 5+ unit buildings).
• At $7,336/mo this rent would consume 216% of the median local household income ($41k/yr) (locally 10274% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $46k of equity ($6k loan paydown + $40k appreciation (5.0% local appreciation)).
• Bronx County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.0% appreciation + 8.0% rent growth), your $224k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$73k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($775k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 15y 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 $330k; list at $799k implies a 142% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $733,600 (8.2% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 8% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 0.92% ✗
• Cap rate: 7.51%
• Cash-on-cash: 4.36%
• DSCR: 1.19
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $809,400
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2359 Valentine Ave	0.06mi	5/3.0 (+1)	2,280 (0%)	17mo	$810,000	$355	78
2320 Cambreleng Ave	0.68mi	3/2.0 (-1)	2,262 (-1%)	18mo	$675,000	$298	43
1945 Washington Ave	0.70mi	5/2.0 (+1)	2,136 (-6%)	13mo	$875,000	$410	37

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

Projected returns pro-forma

5.03% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 19.0%
• Equity multiple: 2.23×
• Total profit: $275,647
• Equity at exit: $453,978

10-year hold

• IRR: 20.9%
• Equity multiple: 4.94×
• Total profit: $880,712
• Equity at exit: $784,495

Cash invested: $223,720 (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 10458

• Home prices YoY: 3.0%
• Rents YoY: 8.0%
• Active inventory: 62
• Price-to-rent: 18.2×

Monthly cashflow live

• Estimated rent: $7,336 medium
• Mortgage (P&I): −$4,190
• Tax from tax record: −$459 /mo · $5,507/yr
• Insurance: −$333
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,541
• Net cashflow: $814

Break-even live

Break-even rent $6,306

Max offer price $799,000

Occupancy floor 84%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2.0	1.5	$7,336
Total (2 units)			$7,336

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: $199,750
• Closing costs: $23,970
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $799,000 Active 38 DOM
2. 2026-06-17
   days on market $799,000 Active 37 DOM
3. 2026-06-16
   days on market $799,000 Active 36 DOM
4. 2026-06-15
   days on market $799,000 Active 35 DOM
5. 2026-06-13
   days on market $799,000 Active 33 DOM
6. 2026-06-10
   days on market $799,000 Active 29 DOM
7. 2026-06-08
   days on market $799,000 Active 28 DOM
8. 2026-06-08
   pricedays on market $799,000 Active 27 DOM
9. 2026-06-04
   days on market $825,000 Active 24 DOM
10. 2026-06-03
    days on market $825,000 Active 23 DOM
11. 2026-06-01
    days on market $825,000 Active 21 DOM
12. 2026-05-31
    days on market $825,000 Active 20 DOM
13. 2026-05-11
    listed $825,000 Active
14. 2025-03-01
    historical
15. 2025-01-29
    listed $925,000 Active
16. 2023-09-05
    listed $850,000 Active
17. 2023-07-18
    historical
18. 2023-03-09
    listed $900,000 Active
19. 2014-03-15
    price $310,200
20. 2012-09-24
    soldstatus $330,000
21. 2012-09-14
    soldstatus $310,200
22. 2012-09-14
    soldstatus $310,200
23. 2012-07-18
    price $360,000
24. 2012-01-18
    listed $360,000
25. 2012-01-18
    listed $360,000
26. 2011-09-29
    historical
27. 2011-04-27
    listed
28. 1993-12-30
    soldstatus $202,500

ⓘ 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: $5,507 · $459/mo
• Projected year-2 tax: $9,505 · $792/mo
• Expected delta: +$3,998/yr (+$333/mo · 72.6%)

ⓘ 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 · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $88,032
• − Mortgage interest: −$44,756
• − Property taxes: −$5,507
• − Insurance: −$3,995
• − Repairs & maintenance: −$7,043
• − Management: −$7,043
• − Depreciation: −$23,244
• Taxable loss: −$3,555
• Est. tax savings @ 24.0%: +$853
• After-tax cash flow: $10,616/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): 74,898
• Household income: $40,800
• Rent vs Own: 95.8% rent · 4.2% own
• Severe rent burden: 10274.0

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: Predominantly Hispanic (70%)
• Race & ethnicity: Hispanic / Latino 70% Black 16% Two or more races 10% White 8% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 12% Puerto Rican 15% Dominican 34%
• Foreign-born: 41% · Canada, Jamaica, South Korea
• Languages at home: 30% English-only · Spanish 61% Other Indo-European 3% French/Haitian/Cajun 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: ▲ 5.03%
• Current HPI: 173.4217
• Rent YoY: ▲ 8.04%
• 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

+307.4% since first listed

16 events — show timeline

• 2026-05-11 Listed $825,000 OneKey® MLS as Distributed by MLS Grid
• 2025-03-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-01-29 Listed $925,000 OneKey® MLS as Distributed by MLS Grid
• 2023-09-05 Listed $850,000 OneKey® MLS as Distributed by MLS Grid
• 2023-07-18 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2023-03-09 Listed $900,000 OneKey® MLS as Distributed by MLS Grid
• 2014-03-15 Price Changed $310,200 HGMLS
• 2012-09-24 Sold (Public Records) $330,000 Public Records
• 2012-09-14 Sold (MLS) $310,200 OneKey® MLS as Distributed by MLS Grid
• 2012-09-14 Sold (MLS) $310,200 HGMLS
• 2012-07-18 Price Changed $360,000 HGMLS
• 2012-01-18 Listed $360,000 OneKey® MLS as Distributed by MLS Grid
• 2012-01-18 Listed $360,000 HGMLS
• 2011-09-29 Delisted — HGMLS
• 2011-04-27 Listed — HGMLS
• 1993-12-30 Sold (Public Records) $202,500 Public Records

Property tax history

+2.3%/yr

Latest (2025): $5,507 · +6.3% YoY. Source: county tax records.