3963 Duryea Ave · New York, NY 10466

$465,000

3 bd · 2.0 ba · 2,340 sqft · SingleFamily public records · 213 Days on market

Built 1920 5,000 sqft lot Est $739k · 37% 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 +14.4/30.0
• Schools +5.0/10.0
• DSCR +4.4/10.0
• 1% rule +4.1/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Detached Occupied single family home. No access. , Additional information: Property will be included the next Auction. Buyers must sign up and place bids through xome.com. All auction properties are subject to a 5% buyer's premium pursuant to the Event Agreement and Auction Terms & Conditions minimums will apply . Buyers and buyers' agents to verify any and all info. Occupants are not to be disturbed. This property is being sold occupied and could involve additional costs. “This property has been placed in an upcoming event. All bids should be submitted at xome.com/auctions (void where prohibited). Please submit any pre-auction offer received through the property details page on

Key facts

• 5,000 sq ft lot
• 2 garage spots
• Built 1920

Property features AI

Exterior

• Parking: 2-car garage; No carport
• Utilities: Electricity connected (Con-Edison); Natural gas connected; Public sewer; Water connected
• Home design: Single family residence; Bi-level
• Construction: Frame construction
• Exterior features: Frame construction; Not waterfront

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water heating; No central cooling
• Interior features: Other interior features; Bi-level layout; Full basement with crawl attic
• Laundry & utility: Utilities connected: electric, natural gas, water, sewer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $465k.

Deal economics

• At list price, monthly cash flow is $97 ($1k/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 $422k (9.2% below list).
• Recommended offer: $409k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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: 161 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 6,929 units permitted in Bronx County in 2024 (6,829 in 5+ unit buildings).
• At $4,221/mo this rent would consume 77% 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 $3k of loan paydown is wiped out by about $14k 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 213 days — a 12% lower offer ($409k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 16y ago; this cycle's ask has dropped $275k (37%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $409,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 213 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.91% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.90%
• DSCR: 1.04
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $739,440
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
75 W Kingsbridge Rd	0.22mi	3/3.5	2,100 (-10%)	1mo	$799,000	$380	65
1777 Edenwald Ave	0.70mi	3/1.5	2,340 (0%)	3mo	$525,000	$224	63
629 S 7th Ave	0.32mi	3/1.5	2,000 (-14%)	5mo	$570,000	$285	54
3412 Hunter Ave	0.72mi	4/3.0 (+1)	2,376 (+2%)	2mo	$750,000	$316	53
2131 Strang Ave	0.13mi	3/1.5	2,000 (-14%)	18mo	$700,000	$350	53
4316 Ely Ave	0.74mi	4/2.5 (+1)	2,410 (+3%)	8mo	$795,000	$330	47
419 S 7th Ave	0.66mi	3/1.0	2,000 (-14%)	10mo	$560,000	$280	33
439 S 9th Ave	0.60mi	4/2.0 (+1)	2,000 (-14%)	21mo	$580,000	$290	25

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: -14.9%
• Equity multiple: 0.47×
• Total profit: $-69,081
• Equity at exit: $69,333

10-year hold

• IRR: -6.2%
• Equity multiple: 0.60×
• Total profit: $-51,864
• Equity at exit: $40,205

Cash invested: $130,200 (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: 9.2×

Monthly cashflow live

• Estimated rent: $4,221 medium
• Mortgage (P&I): −$2,439
• Tax from tax record: −$605 /mo · $7,266/yr
• Insurance: −$194
• HOA: −$0
• Vacancy / Maint / Mgmt: −$887
• Net cashflow: $97

Break-even live

Break-even rent $4,098

Max offer price $465,000

Occupancy floor 93%

Sensitivity live

Price	-10% $360	-5% $229	+0% $97	+5% $-34	+10% $-166
Rent	-10% $-236	-5% $-70	+0% $97	+5% $264	+10% $431
Rate	-1.0pp $331	-0.5pp $215	base $97	+0.5pp $-23	+1.0pp $-146

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: $116,250
• Closing costs: $13,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	26d	1	0.37mi
70 Elm Ave Unit Right Mt Vernon, NY	3.0	2.5	1800	$4,000	$2.22	6d	1	1.49mi

Listing history 23 events

1. 2026-04-29
   price $465,000
2. 2026-04-22
   status Active
3. 2025-11-10
   status Pending
4. 2025-10-31
   price $512,000
5. 2025-10-07
   price $538,000
6. 2025-09-12
   price $566,000
7. 2025-09-12
   status Active
8. 2025-09-06
   status Active
9. 2025-06-29
   status Pending
10. 2025-06-13
    status Active
11. 2025-06-09
    historical
12. 2025-05-19
    price $595,000
13. 2025-04-29
    price $673,455
14. 2025-04-11
    price $708,900
15. 2025-02-26
    listed $740,000 Active
16. 2020-11-14
    historical
17. 2020-06-18
    listed $400,000 Active
18. 2011-11-20
    historical
19. 2011-09-20
    listed
20. 2011-09-06
    historical
21. 2011-04-12
    listed
22. 2010-06-18
    historical
23. 2010-01-18
    listed

ⓘ 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: $7,266 · $605/mo
• Projected year-2 tax: $7,562 · $630/mo
• Expected delta: +$296/yr (+$25/mo · 4.1%)

ⓘ 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 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $50,657
• − Mortgage interest: −$26,047
• − Property taxes: −$7,266
• − Insurance: −$2,325
• − Repairs & maintenance: −$4,053
• − Management: −$4,053
• − Depreciation: −$13,527
• Taxable loss: −$6,613
• Est. tax savings @ 24.0%: +$1,587
• After-tax cash flow: $2,754/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

+16.2% since first listed

23 events — show timeline

• 2026-04-29 Price Changed $465,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-22 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-11-10 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-10-31 Price Changed $512,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-07 Price Changed $538,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-12 Price Changed $566,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-12 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-09-06 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-06-29 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-06-13 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-06-09 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-05-19 Price Changed $595,000 OneKey® MLS as Distributed by MLS Grid
• 2025-04-29 Price Changed $673,455 OneKey® MLS as Distributed by MLS Grid
• 2025-04-11 Price Changed $708,900 OneKey® MLS as Distributed by MLS Grid
• 2025-02-26 Listed $740,000 OneKey® MLS as Distributed by MLS Grid
• 2020-11-14 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-06-18 Listed $400,000 OneKey® MLS as Distributed by MLS Grid
• 2011-11-20 Delisted — HGMLS
• 2011-09-20 Listed — HGMLS
• 2011-09-06 Delisted — HGMLS
• 2011-04-12 Listed — HGMLS
• 2010-06-18 Delisted — HGMLS
• 2010-01-18 Listed — HGMLS

Property tax history

+13.2%/yr

Latest (2025): $7,266 · +6.0% YoY. Source: county tax records.