1456 Bryant Ave · New York, NY 10460

$699,999

None bd · None ba · 1,596 sqft · MultiFamily public records · 2 Days on market

Built 1901 2,250 sqft lot Est $817k · 14% under

---

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 +18.3/30.0
• ARV discount +14.0/15.0
• Appreciation +8.7/10.0
• DSCR +5.8/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• 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: 2 units. confirmed

Listing remarks

WELCOME TO 1456 Bryant avenue. LEGAL 2 FAMILY! This home has a 3 bedroom with a eat in kitchen over a 3 bedroom with a Bonus room in attic and a family room in basement with a bathroom and a separate entrance in rear of home. This unit also has 2 boilers and 2 water heaters. Fully detached frame house with huge backyard and street parking. This home will be delivered vacant. PERFECT FOR INVESTORS. Perhaps you can renovate and keep as rental property or perhaps you can put up a new building please due your due diligence . WILL NOT LAST. R7-1 lot 25x90 max res FAR. 3.44 , MAX RES SQFT 7740 BUILDABLE SQFT 6144

Key facts

• 2,250 sq ft lot
• Built 1901
• Listed 2 days

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/?-bath units multifamily listed at $700k.

Deal economics

• At list price, monthly cash flow is $646 ($8k/yr) — positive. Per door: $323/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 $612k (12.6% below list).
• Recommended offer: $612k (12.6% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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.
• Market conditions: 78 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 $6,118/mo this rent would consume 202% of the median local household income ($36k/yr) (locally 7852% 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 $57k of equity ($5k loan paydown + $52k appreciation (7.5% local appreciation)).
• Bronx County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (7.5% appreciation + 3.0% rent growth), your $196k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$91k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 15y 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.
• Current owner paid $289k; list at $700k implies a 142% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1901 — 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 $611,800 (12.6% below list)

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. Built in 1901 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.87% ✗
• Cap rate: 7.40%
• Cash-on-cash: 3.96%
• DSCR: 1.18
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $817,152
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1449 Longfellow Ave	0.04mi	5/3.0	1,680 (+5%)	15mo	$700,000	$417	77
837 Jennings St	0.34mi	5/2.0	1,528 (-4%)	2mo	$735,000	$481	75
805 E 170th St	0.43mi	6/2.0	1,728 (+8%)	7mo	$482,000	$279	60
1029 Kelly St	0.66mi	5/2.0	1,680 (+5%)	2mo	$860,000	$512	58
1239 Evergreen Ave	0.35mi	5/2.0	1,440 (-10%)	15mo	$825,000	$573	55
1088 Rev James A Polite Ave	0.70mi	5/2.0	1,680 (+5%)	19mo	$875,000	$521	43

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

Projected returns pro-forma

7.46% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.8%
• Equity multiple: 2.56×
• Total profit: $305,424
• Equity at exit: $506,489

10-year hold

• IRR: 20.2%
• Equity multiple: 5.36×
• Total profit: $854,899
• Equity at exit: $982,143

Cash invested: $196,000 (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 10460

• Home prices YoY: 3.5%
• Active inventory: 78
• Price-to-rent: 19.1×

Monthly cashflow live

• Estimated rent: $6,118 medium
• Mortgage (P&I): −$3,671
• Tax from tax record: −$224 /mo · $2,691/yr
• Insurance: −$292
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,285
• Net cashflow: $646

Break-even live

Break-even rent $5,300

Max offer price $699,999

Occupancy floor 84%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	—	$6,118
Total (2 units)			$6,118

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: $175,000
• Closing costs: $21,000
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2025-06-11
   status Pending
2. 2025-06-09
   status Active
3. 2025-04-03
   status Pending
4. 2025-04-03
   listed $699,999 Active
5. 2024-10-16
   status Pending
6. 2024-10-16
   historical
7. 2024-09-30
   price $699,999
8. 2024-09-30
   price $689,999
9. 2024-09-26
   status Active
10. 2024-09-26
    price $699,999
11. 2024-09-08
    price $724,999
12. 2024-09-08
    price $705,018
13. 2024-08-31
    price $725,018
14. 2024-08-31
    price $710,005
15. 2024-08-23
    price $725,005
16. 2024-08-23
    price $715,005
17. 2024-08-20
    price $725,005
18. 2024-08-20
    price $721,005
19. 2024-08-18
    price $725,005
20. 2024-08-18
    price $715,005
21. 2024-08-14
    price $725,005
22. 2024-08-14
    price $723,007
23. 2024-08-13
    price $725,007
24. 2024-08-13
    price $715,007
25. 2024-08-11
    price $725,007
26. 2024-08-10
    price $714,000
27. 2024-08-06
    price $725,000
28. 2024-08-03
    price $724,007
29. 2024-08-03
    price $714,007
30. 2024-08-02
    price $724,007
31. 2024-08-02
    price $720,007
32. 2024-07-30
    price $725,007
33. 2024-07-30
    price $721,007
34. 2024-07-28
    price $725,007
35. 2024-07-28
    price $722,007
36. 2024-07-28
    price $725,007
37. 2024-07-27
    price $722,007
38. 2024-07-22
    price $725,007
39. 2024-07-22
    price $723,000
40. 2024-07-12
    price $725,000
41. 2024-07-10
    price $749,999
42. 2024-07-07
    price $748,008
43. 2024-06-27
    price $749,009
44. 2024-06-26
    price $747,007
45. 2024-06-22
    price $749,999
46. 2024-06-21
    price $747,007
47. 2024-06-19
    price $749,999
48. 2024-06-19
    price $748,008
49. 2024-06-17
    price $749,999
50. 2024-06-14
    price $748,007

ⓘ 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: $2,691 · $224/mo
• Projected year-2 tax: $7,260 · $605/mo
• Expected delta: +$4,569/yr (+$381/mo · 169.8%)

ⓘ 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: $73,416
• − Mortgage interest: −$39,211
• − Property taxes: −$2,691
• − Insurance: −$3,500
• − Repairs & maintenance: −$5,873
• − Management: −$5,873
• − Depreciation: −$20,364
• Taxable loss: −$4,096
• Est. tax savings @ 24.0%: +$983
• After-tax cash flow: $8,740/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): 59,396
• Household income: $36,309
• Rent vs Own: 90.6% rent · 9.4% own
• Severe rent burden: 7852.0

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: Predominantly Hispanic (65%)
• Race & ethnicity: Hispanic / Latino 65% Black 27% Two or more races 20% White 3% Native American 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 23% Dominican 28%
• Foreign-born: 33% · Canada
• Languages at home: 38% English-only · Spanish 54% French/Haitian/Cajun 2% 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: ▲ 7.46%
• Current HPI: 224.0425
• 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

+600.0% since first listed

71 events — show timeline

• 2025-06-11 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-06-09 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-04-03 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-04-03 Listed $699,999 OneKey® MLS as Distributed by MLS Grid
• 2024-10-16 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-10-16 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-09-30 Price Changed $699,999 OneKey® MLS as Distributed by MLS Grid
• 2024-09-30 Price Changed $689,999 OneKey® MLS as Distributed by MLS Grid
• 2024-09-26 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2024-09-26 Price Changed $699,999 OneKey® MLS as Distributed by MLS Grid
• 2024-09-08 Price Changed $724,999 OneKey® MLS as Distributed by MLS Grid
• 2024-09-08 Price Changed $705,018 OneKey® MLS as Distributed by MLS Grid
• 2024-08-31 Price Changed $725,018 OneKey® MLS as Distributed by MLS Grid
• 2024-08-31 Price Changed $710,005 OneKey® MLS as Distributed by MLS Grid
• 2024-08-23 Price Changed $725,005 OneKey® MLS as Distributed by MLS Grid
• 2024-08-23 Price Changed $715,005 OneKey® MLS as Distributed by MLS Grid
• 2024-08-20 Price Changed $725,005 OneKey® MLS as Distributed by MLS Grid
• 2024-08-20 Price Changed $721,005 OneKey® MLS as Distributed by MLS Grid
• 2024-08-18 Price Changed $725,005 OneKey® MLS as Distributed by MLS Grid
• 2024-08-18 Price Changed $715,005 OneKey® MLS as Distributed by MLS Grid
• 2024-08-14 Price Changed $725,005 OneKey® MLS as Distributed by MLS Grid
• 2024-08-14 Price Changed $723,007 OneKey® MLS as Distributed by MLS Grid
• 2024-08-13 Price Changed $725,007 OneKey® MLS as Distributed by MLS Grid
• 2024-08-13 Price Changed $715,007 OneKey® MLS as Distributed by MLS Grid
• 2024-08-11 Price Changed $725,007 OneKey® MLS as Distributed by MLS Grid
• 2024-08-10 Price Changed $714,000 OneKey® MLS as Distributed by MLS Grid
• 2024-08-06 Price Changed $725,000 OneKey® MLS as Distributed by MLS Grid
• 2024-08-03 Price Changed $724,007 OneKey® MLS as Distributed by MLS Grid
• 2024-08-03 Price Changed $714,007 OneKey® MLS as Distributed by MLS Grid
• 2024-08-02 Price Changed $724,007 OneKey® MLS as Distributed by MLS Grid
• 2024-08-02 Price Changed $720,007 OneKey® MLS as Distributed by MLS Grid
• 2024-07-30 Price Changed $725,007 OneKey® MLS as Distributed by MLS Grid
• 2024-07-30 Price Changed $721,007 OneKey® MLS as Distributed by MLS Grid
• 2024-07-28 Price Changed $725,007 OneKey® MLS as Distributed by MLS Grid
• 2024-07-28 Price Changed $722,007 OneKey® MLS as Distributed by MLS Grid
• 2024-07-28 Price Changed $725,007 OneKey® MLS as Distributed by MLS Grid
• 2024-07-27 Price Changed $722,007 OneKey® MLS as Distributed by MLS Grid
• 2024-07-22 Price Changed $725,007 OneKey® MLS as Distributed by MLS Grid
• 2024-07-22 Price Changed $723,000 OneKey® MLS as Distributed by MLS Grid
• 2024-07-12 Price Changed $725,000 OneKey® MLS as Distributed by MLS Grid
• 2024-07-10 Price Changed $749,999 OneKey® MLS as Distributed by MLS Grid
• 2024-07-07 Price Changed $748,008 OneKey® MLS as Distributed by MLS Grid
• 2024-06-27 Price Changed $749,009 OneKey® MLS as Distributed by MLS Grid
• 2024-06-26 Price Changed $747,007 OneKey® MLS as Distributed by MLS Grid
• 2024-06-22 Price Changed $749,999 OneKey® MLS as Distributed by MLS Grid
• 2024-06-21 Price Changed $747,007 OneKey® MLS as Distributed by MLS Grid
• 2024-06-19 Price Changed $749,999 OneKey® MLS as Distributed by MLS Grid
• 2024-06-19 Price Changed $748,008 OneKey® MLS as Distributed by MLS Grid
• 2024-06-17 Price Changed $749,999 OneKey® MLS as Distributed by MLS Grid
• 2024-06-14 Price Changed $748,007 OneKey® MLS as Distributed by MLS Grid
• 2024-06-12 Price Changed $749,749 OneKey® MLS as Distributed by MLS Grid
• 2024-06-11 Price Changed $747,777 OneKey® MLS as Distributed by MLS Grid
• 2024-06-07 Price Changed $749,999 OneKey® MLS as Distributed by MLS Grid
• 2024-06-07 Price Changed $748,888 OneKey® MLS as Distributed by MLS Grid
• 2024-06-02 Price Changed $749,999 OneKey® MLS as Distributed by MLS Grid
• 2024-06-02 Price Changed $748,888 OneKey® MLS as Distributed by MLS Grid
• 2024-05-29 Price Changed $749,999 OneKey® MLS as Distributed by MLS Grid
• 2024-05-25 Price Changed $799,007 OneKey® MLS as Distributed by MLS Grid
• 2024-05-23 Price Changed $796,677 OneKey® MLS as Distributed by MLS Grid
• 2024-05-22 Price Changed $797,777 OneKey® MLS as Distributed by MLS Grid
• 2024-05-21 Price Changed $798,888 OneKey® MLS as Distributed by MLS Grid
• 2024-05-04 Price Changed $799,999 OneKey® MLS as Distributed by MLS Grid
• 2024-05-03 Price Changed $7,999,999 OneKey® MLS as Distributed by MLS Grid
• 2024-05-03 Price Changed $798,888 OneKey® MLS as Distributed by MLS Grid
• 2024-04-30 Listed $799,999 OneKey® MLS as Distributed by MLS Grid
• 2011-09-20 Sold (Public Records) $289,000 Public Records
• 2011-06-05 Delisted — HGMLS
• 2011-04-04 Listed — HGMLS
• 2006-06-14 Sold (Public Records) $400,000 Public Records
• 2004-07-26 Sold (Public Records) $296,800 Public Records
• 2000-02-04 Sold (Public Records) $100,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $2,691 · +1.4% YoY. Source: county tax records.