41 Bradhurst Ave · New York, NY 10030

$1,895,000

4 bd · 4.4 ba · 2,984 sqft · MultiFamily public records · 25 Days on market

Built 1901 1,296 sqft lot ↓ 3% since listing

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Why this score? — see what drove the D- 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).

• Appreciation +9.0/10.0
• ARV discount +7.5/15.0
• Cash flow +5.0/30.0
• Schools +5.0/10.0
• Rent growth +4.7/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Multi-family units

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

Listing remarks

Renovated 18' wide two family townhouse with brand new kitchens and bathrooms, a low-maintenance paved & walled garden, and a classic Queen Anne style brick facade. Newly painted and renovated throughout, the triplex features a fantastic modern IKEA kitchen with all the bells and whistles, including granite countertops, a Bosch dishwasher, doublewide fridge freezer, and fabulous wine cooler. The parlor floor also features a half bath with beautiful glass tiling, an entrance directly into the walled, paved garden with roses in modern steel containers, a large living room and a spiral staircase into a bonus master den on the third floor. The master bedroom here has a view of the walled

Key facts

• Paved garden
• Renovated kitchens
• Glass tiling

Tags

• RENOVATED KITCHENS
• RENOVATED BATHROOMS
• MODERN IKEA KITCHEN
• PAVED GARDEN
• SPIRAL STAIRCASE
• GLASS TILING

Property features AI

Finance

• Financial info: Pets allowed in building (restrictions apply)

Exterior

• Home design: One-story building; Entry at level 1
• Construction: Green building
• Exterior features: Private outdoor space over 60 sqft

Interior

• Bedrooms: Total of 10 rooms (includes bedrooms and living spaces)
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Has cooling
• Interior features: High ceilings; Smoke-free
• Laundry & utility: Washer hookup; In-unit laundry allowed

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/?-bath units multifamily listed at $1.90M.

Deal economics

• At list price, monthly cash flow is $-5k ($-54k/yr) — negative. Per door: $-2k/mo.
• To cash-flow at today's rent, offer at most $1.10M (42.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $865k (54.3% below list).
• Recommended offer: $865k (54.3% below list) — sets the bar for 1% rule.
• Cap rate 3.4% 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.
• Zoned schools: Elm Tree Elementary School (math 27% / reading 52%, grade F, #1,444 of 2,108 statewide, top 71%, 806 students, 94% FRL); Mark Twain Is 239 For The Gifted And Talented (math 90% / reading 96%, grade A+, #6 of 729 statewide, top 1%, 1,207 students, 44% FRL); Midwood High School (math 94% / reading 96%, grade A+, #83 of 1,100 statewide, top 8%, 4,062 students, 73% FRL).
• Market conditions: Rents rising fast (+8.8%/yr); 73 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 4,467 units permitted in New York County in 2024 (4,463 in 5+ unit buildings).
• At $8,653/mo this rent would consume 261% of the median local household income ($40k/yr) (locally 4110% 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 $166k of equity ($13k loan paydown + $152k appreciation (8.1% local appreciation)).
• New York County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$265k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($1.87M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $865,300 (54.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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 1901 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.46% ✗
• Cap rate: 3.44%
• Cash-on-cash: -10.18%
• DSCR: 0.55
• GRM: 18.2

CMA / ARV

• ARV (on-the-fly): $220,816
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30 W 141st St Unit 7E	0.56mi	4/4.0	3,328 (+12%)	18mo	$245,000	$74	38

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

Projected returns pro-forma

8.05% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 13.5%
• Equity multiple: 2.03×
• Total profit: $544,269
• Equity at exit: $1,445,677

10-year hold

• IRR: 14.6%
• Equity multiple: 4.59×
• Total profit: $1,905,733
• Equity at exit: $2,875,390

Cash invested: $530,600 (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 10030

• Home prices YoY: 2.3%
• Rents YoY: 8.8%
• Active inventory: 73
• Price-to-rent: 36.5×

Monthly cashflow live

• Estimated rent: $8,653 medium
• Mortgage (P&I): −$9,938
• Tax from tax record: −$611 /mo · $7,337/yr
• Insurance: −$790
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,817
• Net cashflow: $-4,503

Break-even live

Break-even rent $14,353

Max offer price $1,099,581

Occupancy floor —

Sensitivity live

Price	-10% $-3,430	-5% $-3,966	+0% $-4,503	+5% $-5,039	+10% $-5,575
Rent	-10% $-5,186	-5% $-4,844	+0% $-4,503	+5% $-4,161	+10% $-3,819
Rate	-1.0pp $-3,548	-0.5pp $-4,021	base $-4,503	+0.5pp $-4,994	+1.0pp $-5,493

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	—	$8,654
Total (2 units)			$8,653

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: $473,750
• Closing costs: $56,850
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
261 W 131st St Unit 1 New York, NY	3.0	2.0	2400	$7,000	$2.92	26d	1	0.66mi
114 W 131st St Apt 2 New York, NY	3.0	2.0	2000	$6,750	$3.38	26d	1	0.77mi
114 W 131st St Apt 2 New York, NY	3.0	2.0	2000	$6,150	$3.08	19d	1	0.77mi

Listing history 21 events

1. 2026-06-21
   days on market $1,895,000 Active 25 DOM
2. 2026-06-18
   days on market $1,895,000 Active 22 DOM
3. 2026-06-17
   days on market $1,895,000 Active 21 DOM
4. 2026-06-16
   days on market $1,895,000 Active 20 DOM
5. 2026-06-15
   days on market $1,895,000 Active 19 DOM
6. 2026-06-13
   days on market $1,895,000 Active 17 DOM
7. 2026-06-10
   days on market $1,895,000 Active 13 DOM
8. 2026-06-08
   days on market $1,895,000 Active 12 DOM
9. 2026-06-08
   days on market $1,895,000 Active 11 DOM
10. 2026-06-04
    days on market $1,895,000 Active 8 DOM
11. 2026-06-03
    days on market $1,895,000 Active 7 DOM
12. 2026-06-02
    days on market $1,895,000 Active 6 DOM
13. 2026-06-01
    days on market $1,895,000 Active 5 DOM
14. 2026-05-31
    days on market $1,895,000 Active 4 DOM
15. 2026-05-27
    listed $1,895,000 Active
16. 2019-10-18
    soldstatus $1,750,000
17. 2019-10-11
    price $1,750,000
18. 2019-07-20
    price $1,890,000
19. 2018-11-29
    listed $1,950,000 Active
20. 2018-11-29
    listed $1,750,000
21. 1997-07-02
    soldstatus $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: $7,337 · $611/mo
• Projected year-2 tax: $19,681 · $1,640/mo
• Expected delta: +$12,344/yr (+$1,029/mo · 168.3%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% 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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $103,836
• − Mortgage interest: −$106,149
• − Property taxes: −$7,337
• − Insurance: −$9,475
• − Repairs & maintenance: −$8,307
• − Management: −$8,307
• − Depreciation: −$55,127
• Taxable loss: −$90,866
• Est. tax savings @ 24.0%: +$21,808
• After-tax cash flow: $-32,224/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: New York County · 1,599,927 people
• City population: 7,731,280
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 29,297
• Household income: $39,802
• Rent vs Own: 86.4% rent · 13.6% own
• Severe rent burden: 4110.0

Population outlook (New York County) Hauer SSP2

• Today (2025): 1,825,725 people
• By 2030: 1,904,611 · +4.3%
• By 2040: 2,052,719 · +12.4%
• By 2050: 2,206,601 · +20.9%
• By 2075: 2,509,427 · +37.4%
• By 2100: 2,702,933 · +48.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: Black 54% Hispanic / Latino 27% White 9% Two or more races 8% Asian 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 6% Dominican 11%
• Common ancestry: Hispanic 1% Scotch-Irish 1% Romanian 1%
• Foreign-born: 27% · Canada, China, South Korea
• Languages at home: 63% English-only · Spanish 21% French/Haitian/Cajun 5% Chinese 2%

Political lean MEDSL · New York

• 2024 margin: Solid D (+64.8) · D 82.4% · R 17.6%
• 2008→2024 swing: -7.4pp toward R · 2008: 72.2pp · 2024: 64.8pp
• All cycles: 2024: D+64.8 2020: D+74.5 2016: D+77.2 2012: D+69.6 2008: D+72.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.05%
• Current HPI: 354.2971
• Rent YoY: ▲ 8.84%
• 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

-2.8% since first listed

7 events — show timeline

• 2026-05-27 Listed $1,895,000 RLS at REBNY
• 2019-10-18 Sold (Public Records) $1,750,000 Public Records
• 2019-10-11 Price Changed $1,750,000 RLS at REBNY
• 2019-07-20 Price Changed $1,890,000 RLS at REBNY
• 2018-11-29 Listed $1,750,000 RLS at REBNY
• 2018-11-29 Listed $1,950,000 RLS at REBNY
• 1997-07-02 Sold (Public Records) $500 Public Records

Property tax history

+15.8%/yr

Latest (2025): $7,337 · +6.0% YoY. Source: county tax records.