1059 E 225th St · New York, NY 10466

$975,000

None bd · None ba · 3,101 sqft · MultiFamily public records · 113 Days on market

Built 1930 4,077 sqft lot Est $992k · 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 +20.1/30.0
• ARV discount +8.3/15.0
• DSCR +6.4/10.0
• Schools +5.0/10.0
• 1% rule +4.6/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• 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: 3 units. confirmed

Listing remarks

CALLING ALL INVESTORS A great opportunity awaits! This property is a legal 3 family home in the much desired Wakefield section of the Bronx. The 1st floor unit offers two bedrooms, one bathroom and a sunroom. The 2nd floor unit offers three bedrooms, one bathroom, plus a sunroom. Upstairs on the 3rd floor you can find a one bedroom, one bathroom unit. All units have their own walk out to access rear yard. Hardwood floors on the first & second floors, and a washer dryer hook up can be found in the full unfished basement that also walks out to rear yard. Conveniently located to transportation, restaurants, shops, parks & schools. Currently occupied, will be delivered vacant Additi

Key facts

• 4,077 sq ft lot
• Built 1930
• Listed 113 days

What this means for you Summary

Snapshot

• This is a 1×2bd/1.5ba + 1×3bd/1.5ba + 1×1bd/1.5ba units multifamily listed at $975k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $406/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 $932k (4.4% below list).
• Recommended offer: $887k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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.
• Market conditions: 161 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 6,929 units permitted in Bronx County in 2024 (6,829 in 5+ unit buildings).
• At $9,323/mo this rent would consume 170% of the median local household income ($66k/yr) (locally 4791% 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 $29k 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 113 days — a 9% lower offer ($887k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $125k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $887,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% 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. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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: 0.96% ✗
• Cap rate: 7.79%
• Cash-on-cash: 5.35%
• DSCR: 1.24
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $992,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3941 Laconia Ave	0.09mi	7/5.0	3,387 (+9%)	2mo	$1,180,000	$348	78
1012 E 225th St	0.09mi	5/2.0	2,760 (-11%)	2mo	$850,000	$308	76
1050 E 232nd St	0.34mi	4/5.0	3,000 (-3%)	5mo	$960,000	$320	74
4063 Ely Ave	0.50mi	6/2.0	3,119 (+1%)	9mo	$895,000	$287	68
947 E 229th St	0.28mi	5/2.0	2,730 (-12%)	6mo	$850,000	$311	62
768 E 230th St	0.53mi	8/3.0	2,964 (-4%)	8mo	$1,120,000	$378	61
756 E 225th St	0.49mi	7/3.0	2,786 (-10%)	4mo	$950,000	$341	57
741 E 227th St	0.53mi	5/3.0	2,719 (-12%)	2mo	$949,000	$349	53
3722 Bronxwood Ave	0.51mi	3/—	2,695 (-13%)	3mo	$847,000	$314	52
822 E 215th St	0.67mi	8/3.0	3,420 (+10%)	1mo	$1,190,000	$348	51
3672 Barnes Ave	0.67mi	7/3.0	3,552 (+14%)	5mo	$925,000	$260	40
3670 Barnes Ave	0.67mi	5/2.0	3,552 (+14%)	9mo	$765,000	$215	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.0%
• Equity multiple: 0.70×
• Total profit: $-80,627
• Equity at exit: $145,376

10-year hold

• IRR: 1.5%
• Equity multiple: 1.11×
• Total profit: $28,793
• Equity at exit: $84,300

Cash invested: $273,000 (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 10466

• Active inventory: 161
• Price-to-rent: 24.8×

Monthly cashflow live

• Estimated rent: $9,323 high
• Mortgage (P&I): −$5,113
• Tax from tax record: −$628 /mo · $7,533/yr
• Insurance: −$406
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,958
• Net cashflow: $1,218

Break-even live

Break-even rent $7,781

Max offer price $975,000

Occupancy floor 82%

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

Units	Beds	Baths	Est. rent
1× unit	2	1.5	$3,272
1× unit	3	1.5	$3,509
1× unit	1	1.5	$2,542
Total (3 units)			$9,323

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: $243,750
• Closing costs: $29,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
622 S 6th Ave Unit A Mt Vernon, NY	3.0	2.5	2500	$5,000	$2.00	24d	1	1.15mi

Listing history 5 events

1. 2024-12-17
   status Pending
2. 2024-09-08
   price $975,000
3. 2024-08-26
   listed $1,100,000 Active
4. 2024-08-22
   historical $1,100,000
5. 2024-01-24
   listed $850,000 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: $7,533 · $628/mo
• Projected year-2 tax: $12,005 · $1,000/mo
• Expected delta: +$4,472/yr (+$373/mo · 59.4%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $111,876
• − Mortgage interest: −$54,615
• − Property taxes: −$7,533
• − Insurance: −$4,875
• − Repairs & maintenance: −$8,950
• − Management: −$8,950
• − Depreciation: −$28,364
• Taxable loss: −$1,411
• Est. tax savings @ 24.0%: +$339
• After-tax cash flow: $14,957/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): 71,116
• Household income: $65,969
• Rent vs Own: 60.1% rent · 39.9% own
• Severe rent burden: 4791.0

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 0.55)
• Race & ethnicity: Black 60% Hispanic / Latino 29% Two or more races 7% White 2% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 9% Dominican 12%
• Common ancestry: Hispanic 1%
• Foreign-born: 42% · Canada, Jamaica, United Kingdom
• Languages at home: 67% English-only · Spanish 22% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -314.77%
• Current HPI: 349.542
• Rent YoY: —
• 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

+14.7% since first listed

5 events — show timeline

• 2024-12-17 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-09-08 Price Changed $975,000 OneKey® MLS as Distributed by MLS Grid
• 2024-08-26 Listed $1,100,000 OneKey® MLS as Distributed by MLS Grid
• 2024-08-22 Coming Soon $1,100,000 OneKey® MLS as Distributed by MLS Grid
• 2024-01-24 Listed $850,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+4.5%/yr

Latest (2025): $7,533 · +1.0% YoY. Source: county tax records.