574 E 170th St · New York, NY 10456

$599,999

None bd · None ba · 2,973 sqft · MultiFamily public records · 12 Days on market

Built 2002 1,959 sqft lot Est $939k · 36% under

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Why this score? — see what drove the A 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Appreciation +9.3/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

THIS PROPERTY IS AN AS IS SALE. LARGE 3 STORY 3 FAMILY FULLY ATTACHED HOUSE. FULLY OCCUPIED WITH NON PAYING TENANTS.

Key facts

• 1,959 sq ft lot
• Built 2002
• Listed 11 days

Property features AI

Finance

• Financial info: Tax year 2025

Exterior

• Parking: Driveway; No carport
• Utilities: No sewer information available; No utilities listed
• Home design: Triplex
• Construction: Brick construction
• Exterior features: Brick exterior; Not waterfront

Interior

• Heating & cooling: No central cooling; No listed heating (other heating present)
• Interior features: Other interior features

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1.5-bath units multifamily listed at $600k.

Deal economics

• At list price, monthly cash flow is $3k ($33k/yr) — positive. Per door: $920/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $600k).
• Cap rate 11.8% 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: 52 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 $8,600/mo this rent would consume 295% of the median local household income ($35k/yr) (locally 11195% 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 $55k of equity ($4k loan paydown + $51k appreciation (8.6% local appreciation)).
• Bronx County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (8.6% appreciation + 3.0% rent growth), your $168k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$89k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $599,999

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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: 1.43% ✓
• Cap rate: 11.81%
• Cash-on-cash: 19.71%
• DSCR: 1.88
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $939,468
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
645 Jefferson Pl	0.13mi	6/3.0	2,973 (0%)	22mo	$820,000	$276	76
811 E 168th St	0.41mi	5/3.0	3,090 (+4%)	12mo	$975,000	$316	64
1100 Jackson Ave	0.53mi	8/4.0	3,234 (+9%)	3mo	$799,999	$247	58
1659 Topping Ave	0.65mi	7/1.0	2,940 (-1%)	11mo	$1,000,000	$340	58
1029 Rev James Polite Ave	0.71mi	7/4.0	3,024 (+2%)	11mo	$960,000	$317	54
1678 Monroe Ave	0.70mi	8/3.0	2,820 (-5%)	7mo	$1,025,000	$363	53
1378 Bristow St #2	0.39mi	9/3.0	3,400 (+14%)	12mo	$875,000	$257	48
1464 Minford	0.58mi	8/4.0	3,174 (+7%)	18mo	$1,100,000	$347	47
1169 Fox St	0.55mi	6/3.0	2,760 (-7%)	20mo	$949,999	$344	46
1049 Trinity Ave	0.56mi	6/3.0	2,655 (-11%)	13mo	$700,000	$264	45
1027 Boston Rd	0.63mi	8/5.0	3,402 (+14%)	10mo	$1,039,000	$305	38
1439 Vyse Ave	0.67mi	6/4.0	3,375 (+14%)	18mo	$1,000,000	$296	31

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

Projected returns pro-forma

8.55% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.5%
• Equity multiple: 3.64×
• Total profit: $444,344
• Equity at exit: $478,537

10-year hold

• IRR: 32.2%
• Equity multiple: 7.91×
• Total profit: $1,160,336
• Equity at exit: $972,401

Cash invested: $168,000 (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 10456

• Home prices YoY: 3.0%
• Active inventory: 52
• Price-to-rent: 17.4×

Monthly cashflow live

• Estimated rent: $8,600 medium
• Mortgage (P&I): −$3,146
• Tax from tax record: −$638 /mo · $7,652/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,806
• Net cashflow: $2,760

Break-even live

Break-even rent $5,106

Max offer price $599,999

Occupancy floor 63%

Sensitivity live

Price	-10% $3,100	-5% $2,930	+0% $2,760	+5% $2,590	+10% $2,420
Rent	-10% $2,080	-5% $2,420	+0% $2,760	+5% $3,100	+10% $3,439
Rate	-1.0pp $3,062	-0.5pp $2,912	base $2,760	+0.5pp $2,604	+1.0pp $2,446

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1.5	$8,601
Total (3 units)			$8,600

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: $150,000
• Closing costs: $18,000
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-21
   days on market $599,999 Active 12 DOM
2. 2026-06-18
   days on market $599,999 Active 9 DOM
3. 2026-06-17
   days on market $599,999 Active 8 DOM
4. 2026-06-16
   days on market $599,999 Active 7 DOM
5. 2026-06-15
   days on market $599,999 Active 6 DOM
6. 2026-06-13
   days on market $599,999 Active 4 DOM
7. 2026-06-10
   remarks 116-char remark
8. 2026-06-10
   listed $599,999 Active 1 DOM

ⓘ 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: $7,652 · $638/mo
• Projected year-2 tax: $8,896 · $741/mo
• Expected delta: +$1,244/yr (+$104/mo · 16.3%)

ⓘ 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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $103,200
• − Mortgage interest: −$33,609
• − Property taxes: −$7,652
• − Insurance: −$3,000
• − Repairs & maintenance: −$8,256
• − Management: −$8,256
• − Depreciation: −$17,455
• Taxable income: $24,972
• Est. tax owed @ 24.0%: −$5,993
• After-tax cash flow: $27,125/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): 87,533
• Household income: $34,954
• Rent vs Own: 93.1% rent · 6.9% own
• Severe rent burden: 11195.0

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 0.56)
• Race & ethnicity: Hispanic / Latino 52% Black 41% Two or more races 14% White 3% Native American 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 15% Dominican 26%
• Foreign-born: 30% · Canada, Jamaica
• Languages at home: 44% English-only · Spanish 44% French/Haitian/Cajun 3% 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: ▲ 8.55%
• Current HPI: 293.766
• 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

1 event — show timeline

• 2026-06-09 Listed $599,999 OneKey® MLS as Distributed by MLS Grid

Property tax history

+17.1%/yr

Latest (2025): $7,652 · +6.0% YoY. Source: county tax records.