2742 Tenbroeck Ave · New York, NY 10469

$749,000

6 bd · 4.0 ba · 1,375 sqft · MultiFamily public records · 28 Days on market

Built 1950 2,142 sqft lot Est $767k · at est.

---

Why this score? — see what drove the D 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 +13.0/30.0
• ARV discount +8.6/15.0
• Schools +5.0/10.0
• DSCR +3.9/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• 1% rule +2.9/10.0
• 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: 2 units. confirmed

Listing remarks MLS

Welcome to the beautiful Allerton neighborhood where another precious home hits the market! Jump on the opportunity to own a two-family home on the very residential tree lined street of Tenbroeck avenue. This stylish brick attached two-family home features hardwood floors throughout, spacious living room, sun bathed dining room, backyard access from second floor, spacious well-kept backyard, a new oven, newly installed Pella windows, garage & driveway parking and much, much more! Conveniently located near shops, public transportation, and both Hutchinson River Parkway & Bronx River Parkway. Call today for a private showing!

Key facts

• Two modern kitchens
• Renovated bathroom
• Recessed lighting

Tags

• TWO MODERN KITCHENS
• RENOVATED BATHROOM
• HARDWOOD FLOORS
• RECESSED LIGHTING
• MITSUBISHI DUCTLESS UNITS
• BACKYARD GAZEBO

Property features AI

Exterior

• Parking: Driveway; Garage (1 garage space)
• Security: Video cameras
• Utilities: Public sewer; Cable connected; Electricity connected; Natural gas available; Sewer connected; Public trash collection
• Home design: Duplex
• Construction: Block and brick construction
• Exterior features: Awnings; Back yard and front yard; Near public transit, schools, and shops; Gazebo

Interior

• Kitchen: Eat-in kitchen (appliance specifics not provided)
• Bedrooms: One 1-bedroom unit; One 2-bedroom unit
• Flooring: Hardwood; Tile
• Bathrooms: Two full bathrooms
• Heating & cooling: Heat pump and oil heating; Ductless cooling
• Interior features: Ceiling fans; Eat-in kitchen; High-speed internet; In-law floorplan; Open floorplan; Quartz/Quartzite counters; Recessed lighting; Washer/dryer hookup; Blinds and screens on windows; Porch
• Laundry & utility: Washer hookup; Washer/dryer hookup; Gas dryer hookup; Dehumidifier

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $749k.

Deal economics

• At list price, monthly cash flow is $-43 ($-516/yr) — negative. Per door: $-21/mo.
• To cash-flow at today's rent, offer at most $741k (1.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $591k (21.1% below list).
• Recommended offer: $591k (21.1% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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 (+4.3%/yr); 203 active listings in the ZIP; solid renter incomes; 6,929 units permitted in Bronx County in 2024 (6,829 in 5+ unit buildings).
• At $5,909/mo this rent would consume 93% of the median local household income ($76k/yr) (locally 3706% 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 $5k of loan paydown is wiped out by about $22k 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 28 days — a 2% lower offer ($738k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $80k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $429k; list at $749k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $590,900 (21.1% 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. 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.79% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.25%
• DSCR: 0.99
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $767,250
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2718 Holland Ave	0.66mi	5/2.0 (-1)	1,524 (+11%)	6mo	$850,000	$558	33

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 · 4.33% rent growth · sell at horizon

5-year hold

• IRR: -15.4%
• Equity multiple: 0.45×
• Total profit: $-116,293
• Equity at exit: $111,678

10-year hold

• IRR: -5.0%
• Equity multiple: 0.66×
• Total profit: $-71,810
• Equity at exit: $64,760

Cash invested: $209,720 (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 10469

• Rents YoY: 4.3%
• Active inventory: 203
• Price-to-rent: 21.1×

Monthly cashflow live

• Estimated rent: $5,909 medium
• Mortgage (P&I): −$3,928
• Tax from tax record: −$471 /mo · $5,654/yr
• Insurance: −$312
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,241
• Net cashflow: $-43

Break-even live

Break-even rent $5,963

Max offer price $741,405

Occupancy floor 96%

Sensitivity live

Price	-10% $381	-5% $169	+0% $-43	+5% $-255	+10% $-467
Rent	-10% $-510	-5% $-276	+0% $-43	+5% $190	+10% $424
Rate	-1.0pp $334	-0.5pp $148	base $-43	+0.5pp $-237	+1.0pp $-435

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$5,910
Total (2 units)			$5,909

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: $187,250
• Closing costs: $22,470
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-10
   statusdays on market $749,000 Pending 28 DOM
2. 2026-06-08
   days on market $749,000 Active 27 DOM
3. 2026-06-04
   days on market $749,000 Active 24 DOM
4. 2026-06-03
   days on market $749,000 Active 23 DOM
5. 2026-06-02
   days on market $749,000 Active 22 DOM
6. 2026-06-01
   days on market $749,000 Active 21 DOM
7. 2026-05-31
   days on market $749,000 Active 20 DOM
8. 2026-05-19
   price $799,000
9. 2026-05-11
   listed $829,000 Active
10. 2017-01-06
    soldstatus $429,000
11. 2016-12-28
    soldstatus $429,000 Sold 643-char remark

    Show marketing remark (725 chars)

    Welcome to the beautiful Allerton neighborhood where another precious home hits the market! Jump on the opportunity to own a two-family home on the very residential tree lined street of Tenbroeck avenue. This stylish brick attached two-family home features hardwood floors throughout, spacious living room, sun bathed dining room, backyard access from second floor, spacious well-kept backyard, a new oven, newly installed Pella windows, garage & driveway parking and much, much more! Conveniently located near shops, public transportation, and both Hutchinson River Parkway & Bronx River Parkway. Call today for a private showing! Additional Information: HeatingFuel:Oil Above Ground,ParkingFeatures:1 Car Attached,

12. 2016-12-28
    soldstatus $429,000 725-char remark

    Show marketing remark (725 chars)

    Welcome to the beautiful Allerton neighborhood where another precious home hits the market! Jump on the opportunity to own a two-family home on the very residential tree lined street of Tenbroeck avenue. This stylish brick attached two-family home features hardwood floors throughout, spacious living room, sun bathed dining room, backyard access from second floor, spacious well-kept backyard, a new oven, newly installed Pella windows, garage & driveway parking and much, much more! Conveniently located near shops, public transportation, and both Hutchinson River Parkway & Bronx River Parkway. Call today for a private showing! Additional Information: HeatingFuel:Oil Above Ground,ParkingFeatures:1 Car Attached,

13. 2016-10-20
    historical Pending 643-char remark

    Show marketing remark (643 chars)

    Welcome to the beautiful Allerton neighborhood where another precious home hits the market! Jump on the opportunity to own a two-family home on the very residential tree lined street of Tenbroeck avenue. This stylish brick attached two-family home features hardwood floors throughout, spacious living room, sun bathed dining room, backyard access from second floor, spacious well-kept backyard, a new oven, newly installed Pella windows, garage & driveway parking and much, much more! Conveniently located near shops, public transportation, and both Hutchinson River Parkway & Bronx River Parkway. Call today for a private showing!

14. 2016-09-23
    listed $429,000 Active 643-char remark

    Show marketing remark (643 chars)

    Welcome to the beautiful Allerton neighborhood where another precious home hits the market! Jump on the opportunity to own a two-family home on the very residential tree lined street of Tenbroeck avenue. This stylish brick attached two-family home features hardwood floors throughout, spacious living room, sun bathed dining room, backyard access from second floor, spacious well-kept backyard, a new oven, newly installed Pella windows, garage & driveway parking and much, much more! Conveniently located near shops, public transportation, and both Hutchinson River Parkway & Bronx River Parkway. Call today for a private showing!

15. 2016-09-22
    listed $429,000 725-char remark

    Show marketing remark (725 chars)

    Welcome to the beautiful Allerton neighborhood where another precious home hits the market! Jump on the opportunity to own a two-family home on the very residential tree lined street of Tenbroeck avenue. This stylish brick attached two-family home features hardwood floors throughout, spacious living room, sun bathed dining room, backyard access from second floor, spacious well-kept backyard, a new oven, newly installed Pella windows, garage & driveway parking and much, much more! Conveniently located near shops, public transportation, and both Hutchinson River Parkway & Bronx River Parkway. Call today for a private showing! Additional Information: HeatingFuel:Oil Above Ground,ParkingFeatures:1 Car Attached,

16. 1987-11-10
    soldstatus $157,000

ⓘ 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: $5,654 · $471/mo
• Projected year-2 tax: $9,156 · $763/mo
• Expected delta: +$3,502/yr (+$292/mo · 61.9%)

ⓘ 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $70,908
• − Mortgage interest: −$41,956
• − Property taxes: −$5,654
• − Insurance: −$3,745
• − Repairs & maintenance: −$5,673
• − Management: −$5,673
• − Depreciation: −$21,789
• Taxable loss: −$13,581
• Est. tax savings @ 24.0%: +$3,259
• After-tax cash flow: $2,744/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): 68,521
• Household income: $76,020
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 3706.0

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 0.62)
• Race & ethnicity: Black 54% Hispanic / Latino 27% White 8% Two or more races 8% Asian 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 11% Dominican 9%
• Foreign-born: 37% · Canada, Vietnam, China
• Languages at home: 62% English-only · Spanish 22% Other Indo-European 5% French/Haitian/Cajun 3%

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: ▼ -524.76%
• Current HPI: 321.9213
• Rent YoY: ▲ 4.33%
• 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

+408.9% since first listed

9 events — show timeline

• 2026-05-19 Price Changed $799,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-11 Listed $829,000 OneKey® MLS as Distributed by MLS Grid
• 2017-01-06 Sold (Public Records) $429,000 Public Records
• 2016-12-28 Sold (MLS) $429,000 HGMLS
• 2016-12-28 Sold (MLS) $429,000 OneKey® MLS as Distributed by MLS Grid
• 2016-10-20 Contingent — HGMLS
• 2016-09-23 Listed $429,000 HGMLS
• 2016-09-22 Listed $429,000 OneKey® MLS as Distributed by MLS Grid
• 1987-11-10 Sold (Public Records) $157,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $5,654 · +6.0% YoY. Source: county tax records.