2301 Bathgate Ave · New York, NY 10458

$729,000

4 bd · 3.0 ba · 1,836 sqft · MultiFamily public records · 34 Days on market

Built 1901 1,169 sqft lot Est $668k · 9% over

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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).

• Cash flow +20.9/30.0
• Appreciation +7.5/10.0
• DSCR +6.7/10.0
• Schools +5.0/10.0
• 1% rule +4.5/10.0
• Rent growth +4.5/5.0
• Livability +3.8/5.0
• ARV discount +3.4/15.0
• 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

Welcome to this fully updated, turnkey multi-family home located on a picturesque tree-lined street in the highly desirable Little Italy section of the Bronx, offering the perfect blend of modern living, income potential, and prime location. This exceptional property features a spacious owner’s duplex with 3 large bedrooms and 2 full bathrooms, a sun-filled living room, and a beautifully renovated chef’s kitchen complete with granite countertops, custom cabinetry, and full-size stainless steel appliances, along with exposed brick accents, hardwood floors, recessed lighting, and a skylight that fills the space with natural light. The upper-floor unit offers a generous 2-bedroom,

Key facts

• Custom cabinetry
• Fully updated
• Granite countertops

Tags

• FULLY UPDATED
• TURNKEY MULTI-FAMILY HOME
• PICTURESQUE TREE-LINED STREET
• SPACIOUS OWNERS DUPLEX
• GRANITE COUNTERTOPS
• CUSTOM CABINETRY

Property features AI

Exterior

• Parking: No carport; No designated parking
• Utilities: Public sewer; Electricity available
• Home design: Duplex
• Construction: Brownstone exterior
• Exterior features: Brownstone construction

Interior

• Kitchen: Eat-in kitchen with granite counters
• Bedrooms: One 2-bedroom unit; One 3-bedroom unit
• Bathrooms: Three full bathrooms
• Heating & cooling: Baseboard heating; Central air conditioning
• Interior features: First-floor bedroom; First-floor full bath; Eat-in kitchen; Granite counters; Recessed lighting; Basement with storage space
• Laundry & utility: Basement storage (utility space)

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.5-bath units multifamily listed at $729k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive. Per door: $509/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 $689k (5.5% below list).
• Recommended offer: $689k (5.5% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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.
• Market conditions: Rents rising fast (+8.0%/yr); 62 active listings in the ZIP; lower-income renter base — watch delinquency; 6,929 units permitted in Bronx County in 2024 (6,829 in 5+ unit buildings).
• At $6,890/mo this rent would consume 203% of the median local household income ($41k/yr) (locally 10274% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $42k of equity ($5k loan paydown + $37k appreciation (5.0% local appreciation)).
• Bronx County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.0% appreciation + 8.0% rent growth), your $204k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$67k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($707k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: built in 1901 — 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 $689,000 (5.5% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 5% 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 1901 — 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. 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.
9. 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.
10. 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: 0.95% ✗
• Cap rate: 7.97%
• Cash-on-cash: 5.99%
• DSCR: 1.27
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $668,304
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2249 Bassford Ave	0.10mi	5/2.0 (+1)	1,716 (-6%)	2mo	$510,000	$297	74
2136 Hughes Ave	0.35mi	4/3.0	1,856 (+1%)	11mo	$675,000	$364	72
2419-2421 Southern Blvd	0.53mi	4/2.0	2,100 (+14%)	10mo	$730,000	$348	39
673 Oakland Pl	0.51mi	5/2.0 (+1)	2,080 (+13%)	8mo	$850,000	$409	39

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

Projected returns pro-forma

5.03% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 20.4%
• Equity multiple: 2.32×
• Total profit: $270,059
• Equity at exit: $414,205

10-year hold

• IRR: 22.2%
• Equity multiple: 5.15×
• Total profit: $846,812
• Equity at exit: $715,766

Cash invested: $204,120 (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 10458

• Home prices YoY: 3.0%
• Rents YoY: 8.0%
• Active inventory: 62
• Price-to-rent: 17.6×

Monthly cashflow live

• Estimated rent: $6,890 medium
• Mortgage (P&I): −$3,823
• Tax from tax record: −$298 /mo · $3,574/yr
• Insurance: −$304
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,447
• Net cashflow: $1,019

Break-even live

Break-even rent $5,601

Max offer price $729,000

Occupancy floor 80%

Sensitivity live

Price	-10% $1,431	-5% $1,225	+0% $1,019	+5% $812	+10% $606
Rent	-10% $474	-5% $746	+0% $1,019	+5% $1,291	+10% $1,563
Rate	-1.0pp $1,386	-0.5pp $1,204	base $1,019	+0.5pp $830	+1.0pp $637

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$6,890
Total (2 units)			$6,890

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: $182,250
• Closing costs: $21,870
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-04-13
   status Pending
2. 2026-03-06
   listed $729,000 Active
3. 2026-02-05
   historical
4. 2025-08-12
   price $799,500
5. 2025-07-10
   listed $825,000 Active
6. 2025-07-01
   historical
7. 2024-04-09
   historical $3,750
8. 2024-01-11
   price $3,750
9. 2024-01-09
   listed $3,900
10. 2023-05-02
    historical
11. 2023-04-27
    historical
12. 2023-04-10
    listed $875,000 Active
13. 2022-09-12
    listed $875,000 Active
14. 2022-09-10
    historical
15. 2021-11-08
    soldstatus $790,000
16. 2021-08-09
    historical
17. 2021-05-04
    listed $739,000 Active
18. 2021-01-14
    soldstatus $399,000

ⓘ 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: $3,574 · $298/mo
• Projected year-2 tax: $7,947 · $662/mo
• Expected delta: +$4,373/yr (+$364/mo · 122.3%)

ⓘ 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: $82,680
• − Mortgage interest: −$40,835
• − Property taxes: −$3,574
• − Insurance: −$3,645
• − Repairs & maintenance: −$6,614
• − Management: −$6,614
• − Depreciation: −$21,207
• Taxable income: $189
• Est. tax owed @ 24.0%: −$45
• After-tax cash flow: $12,177/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): 74,898
• Household income: $40,800
• Rent vs Own: 95.8% rent · 4.2% own
• Severe rent burden: 10274.0

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: Predominantly Hispanic (70%)
• Race & ethnicity: Hispanic / Latino 70% Black 16% Two or more races 10% White 8% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 12% Puerto Rican 15% Dominican 34%
• Foreign-born: 41% · Canada, Jamaica, South Korea
• Languages at home: 30% English-only · Spanish 61% Other Indo-European 3% French/Haitian/Cajun 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: ▲ 5.03%
• Current HPI: 173.4217
• Rent YoY: ▲ 8.04%
• 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

+82.7% since first listed

18 events — show timeline

• 2026-04-13 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-06 Listed $729,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-05 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-08-12 Price Changed $799,500 OneKey® MLS as Distributed by MLS Grid
• 2025-07-10 Listed $825,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-01 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 2024-04-09 Rental Removed $3,750 ONEKEY
• 2024-01-11 Price Changed $3,750 ONEKEY
• 2024-01-09 Listed for Rent $3,900 ONEKEY
• 2023-05-02 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2023-04-27 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2023-04-10 Listed $875,000 OneKey® MLS as Distributed by MLS Grid
• 2022-09-12 Listed $875,000 OneKey® MLS as Distributed by MLS Grid
• 2022-09-10 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 2021-11-08 Sold (Public Records) $790,000 Public Records
• 2021-08-09 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-05-04 Listed $739,000 OneKey® MLS as Distributed by MLS Grid
• 2021-01-14 Sold (Public Records) $399,000 Public Records

Property tax history

+7.0%/yr

Latest (2025): $3,574 · +0.8% YoY. Source: county tax records.