4602 Bronx Blvd · New York, NY 10470

$768,500

6 bd · 3.0 ba · 3,900 sqft · MultiFamily public records · 36 Days on market

Built 1989 2,350 sqft lot Est $1174k · 35% 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 +26.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +6.7/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• 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: 1 unit. estimate disagrees with records

Listing remarks

Welcome to The Bronx. Local attractions in area include NY Botanical Garden, Bronx Zoo, and Yankee Stadium. This three-unit building shows it was built in 1989. The Building is on a lot of 2,350 sq. ft. and includes a built-in garage. If you blink it will be SOLD. AS-IS SALE property. The Buyer's due diligence needs to be conducted prior to bidding, as the high bidder will receive an AS-IS only contract.

Key facts

• 2,350 sq ft lot
• 2 garage spots
• Built 1989

Property features AI

Exterior

• Parking: Attached 2-car parking (garage included)
• Utilities: Public sewer; Utilities: see remarks
• Home design: Triplex property; Total building area about 3,900 sq. ft. (appraiser reported)
• Construction: Brick construction
• Exterior features: Brick exterior; Not waterfront

Interior

• Bedrooms: Three 2-bedroom units (triplex multi-unit configuration)
• Bathrooms: Three full bathrooms
• Heating & cooling: Baseboard heating; Hot water heating; Other heating systems
• Interior features: Other interior features

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath multifamily listed at $768k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $768k).
• Recommended offer: $745k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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: 66 active listings in the ZIP; solid renter incomes; 6,929 units permitted in Bronx County in 2024 (6,829 in 5+ unit buildings).
• At $8,963/mo this rent would consume 119% of the median local household income ($90k/yr) (locally 805% 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 $23k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $215k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($745k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $348k; list at $768k implies a 121% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $745,445 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.17% ✓
• Cap rate: 9.33%
• Cash-on-cash: 10.86%
• DSCR: 1.48
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $1,173,900
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
807 E 242nd St	0.41mi	7/4.0 (+1)	3,360 (-14%)	7mo	$1,225,000	$365	43
288 AKA 286 Kimball Ave	0.64mi	6/4.0	3,800 (-3%)	22mo	$1,500,000	$395	43
46 S 12th Ave	0.63mi	7/4.0 (+1)	3,500 (-10%)	8mo	$1,055,000	$301	38
147 Hart Ave	0.48mi	5/3.0 (-1)	3,400 (-13%)	24mo	$880,000	$259	32
337 East 237th St	0.67mi	6/2.0	3,432 (-12%)	22mo	$950,000	$277	27
121 S 10th Ave	0.74mi	5/3.0 (-1)	3,504 (-10%)	21mo	$875,000	$250	26

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: -0.1%
• Equity multiple: 1.00×
• Total profit: $-428
• Equity at exit: $114,586

10-year hold

• IRR: 9.6%
• Equity multiple: 1.74×
• Total profit: $159,500
• Equity at exit: $66,446

Cash invested: $215,180 (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 10470

• Home prices YoY: -28.6%
• Active inventory: 66
• Price-to-rent: 21.4×

Monthly cashflow live

• Estimated rent: $8,963 high
• Mortgage (P&I): −$4,030
• Tax from tax record: −$782 /mo · $9,388/yr
• Insurance: −$320
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,882
• Net cashflow: $1,948

Break-even live

Break-even rent $6,497

Max offer price $768,500

Occupancy floor 73%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$8,964
Total (3 units)			$8,963

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: $192,125
• Closing costs: $23,055
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-10
   statusdays on market $768,500 Pending 36 DOM
2. 2026-06-08
   days on market $768,500 Active 35 DOM
3. 2026-06-08
   days on market $768,500 Active 34 DOM
4. 2026-06-04
   days on market $768,500 Active 31 DOM
5. 2026-06-03
   days on market $768,500 Active 30 DOM
6. 2026-06-01
   days on market $768,500 Active 28 DOM
7. 2026-05-31
   days on market $768,500 Active 27 DOM
8. 2026-05-04
   listed $768,500 Active
9. 1990-01-09
   soldstatus $347,500

ⓘ 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: $9,388 · $782/mo
• Projected year-2 tax: $11,188 · $932/mo
• Expected delta: +$1,800/yr (+$150/mo · 19.2%)

ⓘ 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: $107,556
• − Mortgage interest: −$43,048
• − Property taxes: −$9,388
• − Insurance: −$3,842
• − Repairs & maintenance: −$8,604
• − Management: −$8,604
• − Depreciation: −$22,356
• Taxable income: $11,712
• Est. tax owed @ 24.0%: −$2,811
• After-tax cash flow: $20,567/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): 16,004
• Household income: $90,046
• Rent vs Own: 56.6% rent · 43.4% own
• Severe rent burden: 805.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 38% Black 30% Hispanic / Latino 24% Two or more races 9% Asian 3% Native American 1%
• Hispanic origin (detail): Puerto Rican 9% Dominican 9%
• Common ancestry: Romanian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 32% · Canada, Jamaica
• Languages at home: 72% English-only · Spanish 17% Other Indo-European 5% 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: ▼ -114.64%
• Current HPI: 286.9195
• 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

+121.2% since first listed

2 events — show timeline

• 2026-05-04 Listed $768,500 OneKey® MLS as Distributed by MLS Grid
• 1990-01-09 Sold (Public Records) $347,500 Public Records

Property tax history

+3.6%/yr

Latest (2025): $9,388 · +0.8% YoY. Source: county tax records.