1752 Mahan Ave · New York, NY 10461

$995,000

5 bd · 3.0 ba · 3,372 sqft · MultiFamily public records · 37 Days on market

Built 1930 2,500 sqft lot Est $1184k · 16% 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 +17.9/30.0
• ARV discount +14.7/15.0
• DSCR +5.6/10.0
• Schools +5.0/10.0
• Rent growth +4.5/5.0
• 1% rule +4.1/10.0
• 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

Welcome to 1752 Mahan Ave, a solid all-brick multi-family home located in the heart of the highly desirable Pelham Bay section of the Bronx. This spacious property offers exceptional living space, versatility, and income-producing potential. The top-floor apartment features a large 3-bedroom layout with a formal dining room and an enclosed rear porch perfect for entertaining, relaxing, or additional flex space. The second-floor unit offers 2 spacious bedrooms, a large living room, formal dining area, powder room, updated kitchen, and an enclosed porch ideal for a dressing room or walk-in closet, with direct access to the rear patio and backyard. The lower level includes a finished walk-out

Key facts

• Pelham bay section
• Private backyard
• Enclosed rear porch

Tags

• MULTI-FAMILY HOME
• PELHAM BAY SECTION
• ENCLOSED REAR PORCH
• UPDATED KITCHEN
• PRIVATE BACKYARD
• FINISHED WALK-OUT APARTMENT

Property features AI

Exterior

• Parking: Parking lot with space for 2 vehicles; One garage space
• Utilities: Electricity connected (Con-Edison); Natural gas connected; Public sewer
• Home design: Townhouse structure; Duplex property subtype; Total building area approximately 3372
• Construction: Brick exterior
• Exterior features: Brick construction; Not waterfront; No additional parcels; Patio

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: One 2-bedroom unit; One 3-bedroom unit
• Flooring: Hardwood; Laminate; Linoleum
• Bathrooms: Three full bathrooms
• Heating & cooling: Oil heating; Wall/window air conditioning units
• Interior features: Formal dining area; Storage space; Washer/dryer hookup; Finished walk-out basement; Patio
• Laundry & utility: Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath multifamily listed at $995k.

Deal economics

• At list price, monthly cash flow is $840 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $903k (9.2% below list).
• Recommended offer: $903k (9.2% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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); 147 active listings in the ZIP; 6,929 units permitted in Bronx County in 2024 (6,829 in 5+ unit buildings).
• At $9,034/mo this rent would consume 162% of the median local household income ($67k/yr) (locally 4430% 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 $7k of loan paydown is wiped out by about $30k 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 $279k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($965k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $128k; list at $995k implies a 677% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $903,400 (9.2% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.91% ✗
• Cap rate: 7.31%
• Cash-on-cash: 3.62%
• DSCR: 1.16
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $1,183,572
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3125 Spencer Dr	0.38mi	5/3.0	3,435 (+2%)	8mo	$1,500,000	$437	72
1711 Mahan Ave	0.08mi	6/3.0 (+1)	2,912 (-14%)	2mo	$1,350,000	$464	67
2910 Zulette Ave	0.43mi	6/3.0 (+1)	3,276 (-3%)	7mo	$1,220,000	$372	64
3131 Sands Pl	0.24mi	6/3.0 (+1)	3,150 (-7%)	14mo	$900,000	$286	61
1518 Bayview Ave	0.65mi	6/4.0 (+1)	3,276 (-3%)	3mo	$1,100,000	$336	54
1950 Pilgrim Ave	0.28mi	4/2.0 (-1)	3,072 (-9%)	19mo	$765,000	$249	48
2812 Dudley Ave	0.67mi	6/3.0 (+1)	3,204 (-5%)	16mo	$1,125,000	$351	42
2875 Harrington Ave	0.57mi	5/2.0	3,078 (-9%)	16mo	$750,000	$244	42
3070 Lasalle Ave	0.56mi	6/4.0 (+1)	2,970 (-12%)	9mo	$1,125,000	$379	37

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 · 7.99% rent growth · sell at horizon

5-year hold

• IRR: -5.6%
• Equity multiple: 0.78×
• Total profit: $-60,325
• Equity at exit: $148,358

10-year hold

• IRR: 9.0%
• Equity multiple: 1.83×
• Total profit: $232,242
• Equity at exit: $86,029

Cash invested: $278,600 (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 10461

• Home prices YoY: -28.3%
• Rents YoY: 8.0%
• Active inventory: 147
• Price-to-rent: 25.8×

Monthly cashflow live

• Estimated rent: $9,034 medium
• Mortgage (P&I): −$5,218
• Tax from tax record: −$665 /mo · $7,976/yr
• Insurance: −$415
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,897
• Net cashflow: $840

Break-even live

Break-even rent $7,971

Max offer price $995,000

Occupancy floor 86%

Sensitivity live

Price	-10% $1,403	-5% $1,121	+0% $840	+5% $558	+10% $277
Rent	-10% $126	-5% $483	+0% $840	+5% $1,197	+10% $1,553
Rate	-1.0pp $1,341	-0.5pp $1,093	base $840	+0.5pp $582	+1.0pp $320

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

Units	Beds	Baths	Est. rent
1× unit	3	1.5	$3,218
▸ 2× units	2	1	$5,816
Total (3 units)			$9,034

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: $248,750
• Closing costs: $29,850
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $995,000 Active 37 DOM
2. 2026-06-18
   days on market $995,000 Active 34 DOM
3. 2026-06-17
   days on market $995,000 Active 33 DOM
4. 2026-06-16
   days on market $995,000 Active 32 DOM
5. 2026-06-15
   days on market $995,000 Active 31 DOM
6. 2026-06-13
   days on market $995,000 Active 29 DOM
7. 2026-06-10
   days on market $995,000 Active 25 DOM
8. 2026-06-08
   days on market $995,000 Active 24 DOM
9. 2026-06-08
   days on market $995,000 Active 23 DOM
10. 2026-06-04
    days on market $995,000 Active 20 DOM
11. 2026-06-03
    days on market $995,000 Active 19 DOM
12. 2026-06-02
    days on market $995,000 Active 18 DOM
13. 2026-06-01
    days on market $995,000 Active 17 DOM
14. 2026-05-31
    days on market $995,000 Active 16 DOM
15. 2026-05-15
    listed $995,000 Active
16. 1992-10-26
    soldstatus $128,000

ⓘ 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: $7,976 · $665/mo
• Projected year-2 tax: $12,396 · $1,033/mo
• Expected delta: +$4,420/yr (+$368/mo · 55.4%)

ⓘ 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 · 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: $108,408
• − Mortgage interest: −$55,735
• − Property taxes: −$7,976
• − Insurance: −$4,975
• − Repairs & maintenance: −$8,673
• − Management: −$8,673
• − Depreciation: −$28,945
• Taxable loss: −$6,569
• Est. tax savings @ 24.0%: +$1,577
• After-tax cash flow: $11,654/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): 52,012
• Household income: $67,028
• Rent vs Own: 70.3% rent · 29.7% own
• Severe rent burden: 4430.0

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 0.67)
• Race & ethnicity: Hispanic / Latino 47% White 30% Asian 13% Two or more races 10% Black 7%
• Hispanic origin (detail): Mexican 4% Puerto Rican 20% Cuban 1% Dominican 13%
• Common ancestry: Romanian 1%
• Foreign-born: 30% · Canada, China, Vietnam
• Languages at home: 43% English-only · Spanish 34% Other Indo-European 13% Tagalog/Filipino 3%

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: ▼ -105.06%
• Current HPI: 266.5457
• Rent YoY: ▲ 7.99%
• 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

+677.3% since first listed

2 events — show timeline

• 2026-05-15 Listed $995,000 OneKey® MLS as Distributed by MLS Grid
• 1992-10-26 Sold (Public Records) $128,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $7,976 · +0.8% YoY. Source: county tax records.