541 Edison Ave · New York, NY 10465

$899,950

6 bd · 3.0 ba · 4,546 sqft · MultiFamily public records · 62 Days on market

Built 1987 3,290 sqft lot Est $1264k · 29% 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).

• ARV discount +15.0/15.0
• Cash flow +11.2/30.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• 1% rule +4.4/10.0
• Livability +3.8/5.0
• DSCR +3.3/10.0
• 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: 3 units. confirmed

Listing remarks

Triplex-style home. This home features seven bedrooms, three full baths, an eat-in kitchen, and a dining area. Centrally located to all. Don't miss this opportunity!

Key facts

• 3,290 sq ft lot
• Garage
• Built 1987

Property features AI

Exterior

• Parking: Driveway; One garage space
• Utilities: Sewer: Other; Utilities: See remarks
• Home design: Triplex
• Construction: Brick construction
• Exterior features: Brick exterior; Not waterfront

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: One 1-bedroom unit; Two 3-bedroom units
• Bathrooms: Three full bathrooms
• Heating & cooling: Natural gas heating; No central cooling
• Interior features: First-floor bedroom; First-floor full bath; Eat-in kitchen; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $900k.

Deal economics

• At list price, monthly cash flow is $-352 ($-4k/yr) — negative. Per door: $-117/mo.
• To cash-flow at today's rent, offer at most $838k (6.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $846k (6.0% below list).
• Recommended offer: $838k (6.9% below list) — sets the bar for cash-flow.
• Cap rate 5.8% 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.
• Zoned schools: Elm Tree Elementary School (math 27% / reading 52%, grade F, #1,444 of 2,108 statewide, top 71%, 806 students, 94% FRL); Jhs 383 Philippa Schuyler (math 32% / reading 67%, grade C, #280 of 729 statewide, top 40%, 822 students, 85% 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 (+10.7%/yr); 217 active listings in the ZIP; solid renter incomes; 6,929 units permitted in Bronx County in 2024 (6,829 in 5+ unit buildings).
• At $8,462/mo this rent would consume 115% 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 $6k of loan paydown is wiped out by about $27k 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.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($846k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $525k; list at $900k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• 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 $837,843 (6.9% 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. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.94% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.67%
• DSCR: 0.93
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $1,263,788
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
541 Edison Ave	0.00mi	7/3.0 (+1)	4,546 (0%)	1mo	$900,000	$198	94
928 Throggmorton Ave	0.64mi	6/—	4,150 (-9%)	12mo	$1,250,000	$301	46
932 Throggmorton Ave	0.65mi	6/2.0	4,316 (-5%)	14mo	$1,200,000	$278	45

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: -12.9%
• Equity multiple: 0.51×
• Total profit: $-122,873
• Equity at exit: $134,185

10-year hold

• IRR: 3.1%
• Equity multiple: 1.28×
• Total profit: $70,268
• Equity at exit: $77,811

Cash invested: $251,986 (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: 217
• Price-to-rent: 26.6×

Monthly cashflow live

• Estimated rent: $8,462 medium
• Mortgage (P&I): −$4,719
• Tax from tax record: −$1,942 /mo · $23,306/yr
• Insurance: −$375
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,777
• Net cashflow: $-352

Break-even live

Break-even rent $8,907

Max offer price $837,843

Occupancy floor 99%

Sensitivity live

Price	-10% $158	-5% $-97	+0% $-352	+5% $-606	+10% $-861
Rent	-10% $-1,020	-5% $-686	+0% $-352	+5% $-17	+10% $317
Rate	-1.0pp $102	-0.5pp $-123	base $-352	+0.5pp $-585	+1.0pp $-822

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$8,463
Total (3 units)			$8,462

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: $224,988
• Closing costs: $26,998
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-04-27
   status Pending
2. 2026-02-23
   listed $899,950 Active
3. 2025-09-10
   historical
4. 2025-08-26
   price $1,200,000
5. 2025-08-26
   status Active
6. 2025-06-21
   status Pending
7. 2025-06-12
   price $1,149,999
8. 2025-06-07
   price $1,150,000
9. 2025-06-07
   status Active
10. 2025-04-14
    status Pending
11. 2025-04-04
    listed $1,300,000 Active
12. 1987-02-11
    soldstatus $525,000

ⓘ 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: $23,306 · $1,942/mo
• Projected year-2 tax: $23,306 · $1,942/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 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: $101,544
• − Mortgage interest: −$50,411
• − Property taxes: −$23,306
• − Insurance: −$4,500
• − Repairs & maintenance: −$8,124
• − Management: −$8,124
• − Depreciation: −$26,180
• Taxable loss: −$19,100
• Est. tax savings @ 24.0%: +$4,584
• After-tax cash flow: $365/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

+71.4% since first listed

12 events — show timeline

• 2026-04-27 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-02-23 Listed $899,950 OneKey® MLS as Distributed by MLS Grid
• 2025-09-10 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-08-26 Price Changed $1,200,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-26 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-06-21 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-06-12 Price Changed $1,149,999 OneKey® MLS as Distributed by MLS Grid
• 2025-06-07 Price Changed $1,150,000 OneKey® MLS as Distributed by MLS Grid
• 2025-06-07 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-04-14 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-04-04 Listed $1,300,000 OneKey® MLS as Distributed by MLS Grid
• 1987-02-11 Sold (Public Records) $525,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $23,306 · +8.0% YoY. Source: county tax records.