1163 Fteley Ave · New York, NY 10472

$1,170,000

8 bd · 4.0 ba · 3,200 sqft · MultiFamily public records · 11 Days on market

Built 1929 2,500 sqft lot Est $1238k · 6% under

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Why this score? — see what drove the B+ 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 +27.8/30.0
• ARV discount +10.0/15.0
• DSCR +9.8/10.0
• 1% rule +7.5/10.0
• Appreciation +7.0/10.0
• 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: 4 units. confirmed

Listing remarks MLS

This is a Steal : Investment property for sale in the Soundview section of Bronx. Very well maintained and great income fully rented out. Multi family offer 4 units plus basement with 2bedroom (2units), 1 bedroom (1units) and 3 bedroom (1unit) , common driveway . Full basement for in law set up or extra income. Every Tenant pay electric, gas and with the recent installed boiler, hot water heater the expenses are kept low for a awesome return on investment (ROI). Tax can be grievance.

Key facts

• 2,500 sq ft lot
• Built 1929
• Listed 11 days

Property features AI

Exterior

• Parking: No carport; No designated parking
• Utilities: Public sewer; No specified utilities
• Home design: Quadruplex
• Construction: Brick construction
• Exterior features: Brick exterior; Not waterfront

Interior

• Bedrooms: One 1-bedroom unit; Two 2-bedroom units; One 3-bedroom unit
• Bathrooms: Four full bathrooms
• Heating & cooling: Natural gas heating; Wall/window air conditioning units; Other heating
• Interior features: Finished full walk-out basement; Other interior features

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $1.17M.

Deal economics

• At list price, monthly cash flow is $4k ($43k/yr) — positive. Per door: $888/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($15k rent vs $1.17M).
• Cap rate 9.9% 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 $56k of equity ($8k loan paydown + $48k 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 $328k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$90k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 16y 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 $800k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $1,170,000

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 1929 — 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: 1.25% ✓
• Cap rate: 9.94%
• Cash-on-cash: 13.01%
• DSCR: 1.58
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $1,238,400
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1254 Rosedale Ave	0.23mi	8/3.0	3,000 (-6%)	5mo	$1,162,000	$387	71
1746 Westchester Ave	0.22mi	8/6.0	3,135 (-2%)	13mo	$1,125,000	$359	68
1212 Commmonwealth Ave	0.23mi	9/4.0 (+1)	3,564 (+11%)	12mo	$1,300,000	$365	56
1143 White Plains Rd	0.54mi	7/4.0 (-1)	3,321 (+4%)	15mo	$1,345,000	$405	51
1853 Watson Ave	0.46mi	8/4.0	2,970 (-7%)	20mo	$1,220,000	$411	50
1126 Beach Ave	0.34mi	7/2.0 (-1)	2,982 (-7%)	14mo	$849,999	$285	48
1830 Gleason Ave	0.39mi	7/5.0 (-1)	3,403 (+6%)	21mo	$1,290,000	$379	45
1432 Saint Lawrence Ave	0.54mi	9/2.0 (+1)	2,968 (-7%)	13mo	$1,200,000	$404	39
1438 Saint Lawrence Ave	0.55mi	7/3.0 (-1)	2,880 (-10%)	22mo	$995,000	$345	30
1412 Taylor Ave	0.56mi	8/6.0	2,812 (-12%)	20mo	$1,250,000	$445	29

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: 22.1%
• Equity multiple: 2.33×
• Total profit: $435,709
• Equity at exit: $598,898

10-year hold

• IRR: 22.3%
• Equity multiple: 4.52×
• Total profit: $1,153,778
• Equity at exit: $984,115

Cash invested: $327,600 (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: 26.8×

Monthly cashflow live

• Estimated rent: $14,572 medium
• Mortgage (P&I): −$6,136
• Tax from tax record: −$1,338 /mo · $16,051/yr
• Insurance: −$488
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,060
• Net cashflow: $3,551

Break-even live

Break-even rent $10,077

Max offer price $1,170,000

Occupancy floor 71%

Sensitivity live

Price	-10% $4,213	-5% $3,882	+0% $3,551	+5% $3,220	+10% $2,889
Rent	-10% $2,400	-5% $2,976	+0% $3,551	+5% $4,127	+10% $4,702
Rate	-1.0pp $4,140	-0.5pp $3,849	base $3,551	+0.5pp $3,248	+1.0pp $2,940

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$14,572
Total (4 units)			$14,572

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: $292,500
• Closing costs: $35,100
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-05-22
   status Pending
2. 2026-05-11
   status Active
3. 2026-05-04
   status Pending
4. 2026-05-04
   listed $1,170,000 Active
5. 2025-03-21
   price $1,170,000
6. 2025-02-01
   listed $1,189,999 Active
7. 2019-01-22
   soldstatus $800,000
8. 2014-12-01
   soldstatus $400,000
9. 2014-10-16
   price $400,000 488-char remark

   Show marketing remark (488 chars)

   This is a Steal : Investment property for sale in the Soundview section of Bronx. Very well maintained and great income fully rented out. Multi family offer 4 units plus basement with 2bedroom (2units), 1 bedroom (1units) and 3 bedroom (1unit) , common driveway . Full basement for in law set up or extra income. Every Tenant pay electric, gas and with the recent installed boiler, hot water heater the expenses are kept low for a awesome return on investment (ROI). Tax can be grievance.

10. 2014-10-16
    soldstatus $400,000 Sold 488-char remark

    Show marketing remark (488 chars)

    This is a Steal : Investment property for sale in the Soundview section of Bronx. Very well maintained and great income fully rented out. Multi family offer 4 units plus basement with 2bedroom (2units), 1 bedroom (1units) and 3 bedroom (1unit) , common driveway . Full basement for in law set up or extra income. Every Tenant pay electric, gas and with the recent installed boiler, hot water heater the expenses are kept low for a awesome return on investment (ROI). Tax can be grievance.

11. 2014-10-16
    soldstatus $400,000

    Show marketing remark (488 chars)

    This is a Steal : Investment property for sale in the Soundview section of Bronx. Very well maintained and great income fully rented out. Multi family offer 4 units plus basement with 2bedroom (2units), 1 bedroom (1units) and 3 bedroom (1unit) , common driveway . Full basement for in law set up or extra income. Every Tenant pay electric, gas and with the recent installed boiler, hot water heater the expenses are kept low for a awesome return on investment (ROI). Tax can be grievance.

12. 2014-06-02
    price $425,000 488-char remark

    Show marketing remark (488 chars)

    This is a Steal : Investment property for sale in the Soundview section of Bronx. Very well maintained and great income fully rented out. Multi family offer 4 units plus basement with 2bedroom (2units), 1 bedroom (1units) and 3 bedroom (1unit) , common driveway . Full basement for in law set up or extra income. Every Tenant pay electric, gas and with the recent installed boiler, hot water heater the expenses are kept low for a awesome return on investment (ROI). Tax can be grievance.

13. 2014-02-12
    historical Pending 488-char remark

    Show marketing remark (488 chars)

    This is a Steal : Investment property for sale in the Soundview section of Bronx. Very well maintained and great income fully rented out. Multi family offer 4 units plus basement with 2bedroom (2units), 1 bedroom (1units) and 3 bedroom (1unit) , common driveway . Full basement for in law set up or extra income. Every Tenant pay electric, gas and with the recent installed boiler, hot water heater the expenses are kept low for a awesome return on investment (ROI). Tax can be grievance.

14. 2014-02-12
    price $425,000 488-char remark

    Show marketing remark (488 chars)

    This is a Steal : Investment property for sale in the Soundview section of Bronx. Very well maintained and great income fully rented out. Multi family offer 4 units plus basement with 2bedroom (2units), 1 bedroom (1units) and 3 bedroom (1unit) , common driveway . Full basement for in law set up or extra income. Every Tenant pay electric, gas and with the recent installed boiler, hot water heater the expenses are kept low for a awesome return on investment (ROI). Tax can be grievance.

15. 2014-01-08
    listed $479,000 Active 488-char remark

    Show marketing remark (488 chars)

    This is a Steal : Investment property for sale in the Soundview section of Bronx. Very well maintained and great income fully rented out. Multi family offer 4 units plus basement with 2bedroom (2units), 1 bedroom (1units) and 3 bedroom (1unit) , common driveway . Full basement for in law set up or extra income. Every Tenant pay electric, gas and with the recent installed boiler, hot water heater the expenses are kept low for a awesome return on investment (ROI). Tax can be grievance.

16. 2014-01-08
    historical Cancelled

    Show marketing remark (488 chars)

    This is a Steal : Investment property for sale in the Soundview section of Bronx. Very well maintained and great income fully rented out. Multi family offer 4 units plus basement with 2bedroom (2units), 1 bedroom (1units) and 3 bedroom (1unit) , common driveway . Full basement for in law set up or extra income. Every Tenant pay electric, gas and with the recent installed boiler, hot water heater the expenses are kept low for a awesome return on investment (ROI). Tax can be grievance.

17. 2014-01-08
    listed $425,000

    Show marketing remark (488 chars)

    This is a Steal : Investment property for sale in the Soundview section of Bronx. Very well maintained and great income fully rented out. Multi family offer 4 units plus basement with 2bedroom (2units), 1 bedroom (1units) and 3 bedroom (1unit) , common driveway . Full basement for in law set up or extra income. Every Tenant pay electric, gas and with the recent installed boiler, hot water heater the expenses are kept low for a awesome return on investment (ROI). Tax can be grievance.

18. 2014-01-08
    historical

    Show marketing remark (488 chars)

    This is a Steal : Investment property for sale in the Soundview section of Bronx. Very well maintained and great income fully rented out. Multi family offer 4 units plus basement with 2bedroom (2units), 1 bedroom (1units) and 3 bedroom (1unit) , common driveway . Full basement for in law set up or extra income. Every Tenant pay electric, gas and with the recent installed boiler, hot water heater the expenses are kept low for a awesome return on investment (ROI). Tax can be grievance.

19. 2014-01-07
    listed Active
20. 2013-12-17
    listed $479,000
21. 2013-12-03
    historical Cancelled
22. 2013-12-03
    historical
23. 2013-05-14
    price
24. 2013-03-07
    listed Active
25. 2013-03-07
    listed $469,000
26. 2011-03-24
    historical
27. 2010-09-27
    listed
28. 1991-07-31
    soldstatus $215,000

ⓘ 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: $16,051 · $1,338/mo
• Projected year-2 tax: $17,912 · $1,493/mo
• Expected delta: +$1,861/yr (+$155/mo · 11.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 27% 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: $174,864
• − Mortgage interest: −$65,538
• − Property taxes: −$16,051
• − Insurance: −$5,850
• − Repairs & maintenance: −$13,989
• − Management: −$13,989
• − Depreciation: −$34,036
• Taxable income: $25,410
• Est. tax owed @ 24.0%: −$6,098
• After-tax cash flow: $36,516/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

+444.2% since first listed

28 events — show timeline

• 2026-05-22 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-11 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-05-04 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-04 Listed $1,170,000 OneKey® MLS as Distributed by MLS Grid
• 2025-03-21 Price Changed $1,170,000 OneKey® MLS as Distributed by MLS Grid
• 2025-02-01 Listed $1,189,999 OneKey® MLS as Distributed by MLS Grid
• 2019-01-22 Sold (Public Records) $800,000 Public Records
• 2014-12-01 Sold (Public Records) $400,000 Public Records
• 2014-10-16 Sold (MLS) $400,000 HGMLS
• 2014-10-16 Price Changed $400,000 HGMLS
• 2014-10-16 Sold (MLS) $400,000 OneKey® MLS as Distributed by MLS Grid
• 2014-06-02 Price Changed $425,000 HGMLS
• 2014-02-12 Contingent — HGMLS
• 2014-02-12 Price Changed $425,000 HGMLS
• 2014-01-08 Listed $479,000 HGMLS
• 2014-01-08 Delisted — HGMLS
• 2014-01-08 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2014-01-08 Listed $425,000 OneKey® MLS as Distributed by MLS Grid
• 2014-01-07 Listed — HGMLS
• 2013-12-17 Listed $479,000 OneKey® MLS as Distributed by MLS Grid
• 2013-12-03 Delisted — HGMLS
• 2013-12-03 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2013-05-14 Price Changed — HGMLS
• 2013-03-07 Listed — HGMLS
• 2013-03-07 Listed $469,000 OneKey® MLS as Distributed by MLS Grid
• 2011-03-24 Delisted — HGMLS
• 2010-09-27 Listed — HGMLS
• 1991-07-31 Sold (Public Records) $215,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $16,051 · +3.2% YoY. Source: county tax records.