1636 E 172nd St · New York, NY 10472

$809,000

6 bd · 2.0 ba · 1,728 sqft · MultiFamily public records · 234 Days on market

Built 1930 1,692 sqft lot Est $857k · 6% 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 +16.4/30.0
• ARV discount +10.0/15.0
• Appreciation +7.0/10.0
• DSCR +5.1/10.0
• 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

Beautiful 2 family brick house featuring 6 bedrooms and 2 bath with finished Basement and parking for 2 cars!! Close to close to shopping dining and all transportation!! Minutes away from the Bronx River Parkway, Cross Bronx Expressway and the G. W. Bridge. Must See, wont last!!

Key facts

• 1,692 sq ft lot
• 2 parking spots
• Built 1930

Property features AI

Exterior

• Parking: Assigned parking; Driveway; 2-space carport
• Utilities: Con-Edison electric service; Public sewer; Cable available; Electricity available; Natural gas available
• Home design: Townhouse; Duplex
• Construction: Brick exterior
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Eat-in kitchen; Open kitchen
• Bedrooms: One 2-bedroom unit; One 4-bedroom unit
• Bathrooms: Two full bathrooms
• Heating & cooling: Baseboard heating; Central air conditioning
• Interior features: First-floor bedroom; First-floor full bathroom; Eat-in kitchen; Entrance foyer; Formal dining room; High ceilings; Open floor plan; Open kitchen; Storage space; Finished basement

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $809k.

Deal economics

• At list price, monthly cash flow is $464 ($6k/yr) — positive. Per door: $232/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 $704k (12.9% below list).
• Recommended offer: $704k (12.9% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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: Ps 214 (math 30% / reading 50%, grade F, #1,418 of 2,108 statewide, top 68%, 836 students, 92% 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: 54 active listings in the ZIP; 6,929 units permitted in Bronx County in 2024 (6,829 in 5+ unit buildings).

Forward outlook

• In year one you build about $39k of equity ($6k loan paydown + $33k appreciation (4.1% local appreciation)).
• Bronx County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.1% appreciation + 3.0% rent growth), your $227k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$62k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 234 days — a 12% lower offer ($712k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 $495k; list at $809k implies a 63% gain — meaningful room to come down on a strong offer.

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 $704,300 (12.9% below list)

Questions for the listing agent

1. It's been on market 234 days. Have you received any prior offers? Is the seller open to a 13% 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: 0.87% ✗
• Cap rate: 6.98%
• Cash-on-cash: 2.46%
• DSCR: 1.11
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $857,088
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1274 Fteley Ave	0.13mi	5/3.0 (-1)	1,840 (+6%)	6mo	$955,000	$519	69
1317 Thieriot Ave	0.51mi	5/3.0 (-1)	1,773 (+3%)	8mo	$880,000	$496	56
1071 Stratford Ave	0.37mi	7/2.0 (+1)	1,950 (+13%)	2mo	$880,000	$451	55
1513 Rosedale Ave	0.50mi	5/3.0 (-1)	1,946 (+13%)	3mo	$799,000	$411	44
1537 Beach Ave	0.62mi	5/2.0 (-1)	1,548 (-10%)	8mo	$776,000	$501	42
1449 Longfellow Ave	0.69mi	5/3.0 (-1)	1,680 (-3%)	15mo	$700,000	$417	41

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

Projected returns pro-forma

4.08% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.7%
• Equity multiple: 1.77×
• Total profit: $174,130
• Equity at exit: $414,110

10-year hold

• IRR: 14.0%
• Equity multiple: 3.31×
• Total profit: $522,538
• Equity at exit: $680,469

Cash invested: $226,520 (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 10472

• Home prices YoY: 1.8%
• Active inventory: 54
• Price-to-rent: 19.1×

Monthly cashflow live

• Estimated rent: $7,043 medium
• Mortgage (P&I): −$4,242
• Tax from tax record: −$521 /mo · $6,247/yr
• Insurance: −$337
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,479
• Net cashflow: $464

Break-even live

Break-even rent $6,456

Max offer price $809,000

Occupancy floor 88%

Sensitivity live

Price	-10% $922	-5% $693	+0% $464	+5% $235	+10% $6
Rent	-10% $-93	-5% $186	+0% $464	+5% $742	+10% $1,020
Rate	-1.0pp $871	-0.5pp $670	base $464	+0.5pp $254	+1.0pp $41

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$7,042
Total (2 units)			$7,043

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: $202,250
• Closing costs: $24,270
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $809,000 Active 234 DOM
2. 2026-06-18
   days on market $809,000 Active 231 DOM
3. 2026-06-17
   days on market $809,000 Active 230 DOM
4. 2026-06-15
   days on market $809,000 Active 228 DOM
5. 2026-06-13
   days on market $809,000 Active 226 DOM
6. 2026-06-10
   days on market $809,000 Active 222 DOM
7. 2026-06-08
   days on market $809,000 Active 221 DOM
8. 2026-06-04
   days on market $809,000 Active 217 DOM
9. 2026-06-03
   days on market $809,000 Active 216 DOM
10. 2026-06-01
    days on market $809,000 Active 214 DOM
11. 2026-05-31
    days on market $809,000 Active 213 DOM
12. 2026-04-06
    price $809,000
13. 2025-10-30
    listed $849,000 Active
14. 2019-03-01
    historical
15. 2019-02-13
    soldstatus $495,000
16. 2018-08-08
    status Under Contract
17. 2018-07-20
    price $515,000
18. 2018-03-07
    price $529,000
19. 2018-02-06
    listed $565,000 New

ⓘ 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: $6,247 · $521/mo
• Projected year-2 tax: $9,959 · $830/mo
• Expected delta: +$3,713/yr (+$309/mo · 59.4%)

ⓘ 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: $84,516
• − Mortgage interest: −$45,317
• − Property taxes: −$6,247
• − Insurance: −$4,045
• − Repairs & maintenance: −$6,761
• − Management: −$6,761
• − Depreciation: −$23,535
• Taxable loss: −$8,150
• Est. tax savings @ 24.0%: +$1,956
• After-tax cash flow: $7,522/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
• City population: 7,731,280
• Population (ZIP): 63,820

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 62% Black 23% Two or more races 9% Asian 8% White 2% Native American 1%
• Hispanic origin (detail): Mexican 8% Puerto Rican 20% Cuban 1% Dominican 20%
• Foreign-born: 40% · Canada, Jamaica
• Languages at home: 36% English-only · Spanish 52% Other Indo-European 7% French/Haitian/Cajun 2%

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: ▲ 4.08%
• Current HPI: 236.8002
• Rent YoY: —
• Metro: —
• 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

+43.2% since first listed

8 events — show timeline

• 2026-04-06 Price Changed $809,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-30 Listed $849,000 OneKey® MLS as Distributed by MLS Grid
• 2019-03-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2019-02-13 Sold (Public Records) $495,000 Public Records
• 2018-08-08 Pending — OneKey® MLS as Distributed by MLS Grid
• 2018-07-20 Price Changed $515,000 OneKey® MLS as Distributed by MLS Grid
• 2018-03-07 Price Changed $529,000 OneKey® MLS as Distributed by MLS Grid
• 2018-02-06 Listed $565,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+5.5%/yr

Latest (2025): $6,247 · +5.8% YoY. Source: county tax records.