99 Doscher St · New York, NY 11208

$679,000

4 bd · 2.0 ba · 2,160 sqft · MultiFamily public records · 67 Days on market

Built 1910 1,587 sqft lot Est $981k · 31% 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 +23.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +5.0/10.0
• Schools +5.0/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• 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: 2 units. confirmed

Listing remarks MLS

JUST REDUCED FOR QUICK SALE, NEW WINDOWS. 2 SKYLIGHTS, TILED FLOOR AND A BEAUTIFUL FINISHED BASEMENT. LARGE BACKYARD.

Key facts

• Shopping centers
• Tree lined street
• Transportation

Tags

• TREE LINED STREET
• CITY LINE LOCATION
• TRANSPORTATION
• SCHOOLS
• SHOPPING CENTERS
• RESTAURANTS

Property features AI

Finance

• Other: No additional financial amenities provided
• Financial info: No investor or income/expense details provided
• HOA & community: No HOA information provided

Exterior

• Parking: On-street parking; No carport
• Security: No security details provided
• Utilities: Public sewer; Natural gas available
• Home design: Duplex; Total building area approximately 2160
• Construction: Frame construction
• Exterior features: Frame construction; Not waterfront

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: One 3-bedroom unit
• Flooring: No flooring details provided
• Bathrooms: Two full bathrooms
• Heating & cooling: Baseboard heating; Wall/window air conditioning units
• Interior features: Original details; Full basement
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/?-bath units multifamily listed at $679k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $626/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $679k).
• Recommended offer: $638k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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 (+6.1%/yr); 193 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $6,797/mo this rent would consume 131% of the median local household income ($62k/yr) (locally 7574% 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 $20k of value loss. Plan a longer hold.
• Kings County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 6.1% rent growth), your $190k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($638k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 30y 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 $370k; list at $679k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 65% 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 $638,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% 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 1910 — 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: 1.00% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.90%
• DSCR: 1.35
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $980,640
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
502 Chestnut St	0.06mi	4/3.0	2,119 (-2%)	5mo	$775,000	$366	86
404 Logan St	0.26mi	4/—	2,128 (-2%)	3mo	$1,030,000	$484	83
495 Milford St	0.54mi	4/2.0	1,944 (-10%)	6mo	$800,000	$412	54
654 Autumn Ave	0.28mi	5/4.0 (+1)	2,340 (+8%)	10mo	$900,000	$385	52
549 Ashford St	0.73mi	3/2.0 (-1)	2,018 (-7%)	6mo	$940,000	$466	45
333 Milford St	0.32mi	5/3.0 (+1)	1,880 (-13%)	11mo	$999,999	$532	45
120 Shepherd Ave	0.73mi	5/2.0 (+1)	2,048 (-5%)	12mo	$930,000	$454	42

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 · 6.14% rent growth · sell at horizon

5-year hold

• IRR: -1.1%
• Equity multiple: 0.96×
• Total profit: $-8,382
• Equity at exit: $101,241

10-year hold

• IRR: 11.4%
• Equity multiple: 2.01×
• Total profit: $191,319
• Equity at exit: $58,708

Cash invested: $190,120 (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 11208

• Rents YoY: 6.1%
• Active inventory: 193
• Price-to-rent: 16.6×

Monthly cashflow live

• Estimated rent: $6,797 high
• Mortgage (P&I): −$3,561
• Tax from tax record: −$274 /mo · $3,286/yr
• Insurance: −$283
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,427
• Net cashflow: $1,252

Break-even live

Break-even rent $5,212

Max offer price $679,000

Occupancy floor 77%

Sensitivity live

Price	-10% $1,636	-5% $1,444	+0% $1,252	+5% $1,060	+10% $868
Rent	-10% $715	-5% $984	+0% $1,252	+5% $1,521	+10% $1,789
Rate	-1.0pp $1,594	-0.5pp $1,425	base $1,252	+0.5pp $1,076	+1.0pp $897

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	—	$6,798
Total (2 units)			$6,797

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: $169,750
• Closing costs: $20,370
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10124 78th St Ozone Park, NY	3.0	1.0	2299	$3,500	$1.52	25d	1	0.71mi
8836 77th St Woodhaven, NY	4.0	2.0	1500	$4,200	$2.80	26d	1	1.02mi
8812 86th St Woodhaven, NY	3.0	2.0	2200	$3,000	$1.36	16d	1	1.30mi
9309 103rd Ave Ozone Park, NY	3.0	1.5	1892	$3,000	$1.59	26d	1	1.43mi
88-16 Jamaica Ave Unit 2 Jamaica, NY	4.0	1.0	2280	$2,600	$1.14	26d	1	1.48mi

Listing history 17 events

1. 2026-06-21
   days on market $679,000 Active 67 DOM
2. 2026-06-18
   days on market $679,000 Active 64 DOM
3. 2026-06-17
   days on market $679,000 Active 63 DOM
4. 2026-06-15
   days on market $679,000 Active 61 DOM
5. 2026-06-13
   days on market $679,000 Active 59 DOM
6. 2026-06-10
   days on market $679,000 Active 55 DOM
7. 2026-06-08
   days on market $679,000 Active 54 DOM
8. 2026-06-08
   days on market $679,000 Active 53 DOM
9. 2026-06-04
   days on market $679,000 Active 50 DOM
10. 2026-06-03
    days on market $679,000 Active 49 DOM
11. 2026-06-01
    days on market $679,000 Active 47 DOM
12. 2026-05-31
    pricedays on market $679,000 Active 46 DOM
13. 2026-04-15
    listed $699,000 Active
14. 2018-04-17
    soldstatus $370,000
15. 1997-01-10
    soldstatus $129,000
16. 1996-08-01
    listed $130,000 117-char remark

    Show marketing remark (117 chars)

    JUST REDUCED FOR QUICK SALE, NEW WINDOWS. 2 SKYLIGHTS, TILED FLOOR AND A BEAUTIFUL FINISHED BASEMENT. LARGE BACKYARD.

17. 1988-08-02
    soldstatus $135,000

ⓘ 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: $3,286 · $274/mo
• Projected year-2 tax: $7,381 · $615/mo
• Expected delta: +$4,094/yr (+$341/mo · 124.6%)

ⓘ 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 7/10 Severe 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $81,564
• − Mortgage interest: −$38,035
• − Property taxes: −$3,286
• − Insurance: −$3,395
• − Repairs & maintenance: −$6,525
• − Management: −$6,525
• − Depreciation: −$19,753
• Taxable income: $4,045
• Est. tax owed @ 24.0%: −$971
• After-tax cash flow: $14,054/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: Kings County · 2,614,986 people
• City population: 7,731,280
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 105,428
• Household income: $62,077
• Rent vs Own: 75.1% rent · 24.9% own
• Severe rent burden: 7574.0

Population outlook (Kings County) Hauer SSP2

• Today (2025): 2,847,441 people
• By 2030: 2,937,006 · +3.1%
• By 2040: 3,095,491 · +8.7%
• By 2050: 3,228,968 · +13.4%
• By 2075: 3,321,723 · +16.7%
• By 2100: 3,111,387 · +9.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: Black 42% Hispanic / Latino 39% Asian 10% Two or more races 8% White 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 9% Dominican 16%
• Common ancestry: Hispanic 1%
• Foreign-born: 40% · Canada, China, Mexico
• Languages at home: 48% English-only · Spanish 36% Other Indo-European 11% French/Haitian/Cajun 1%

Political lean MEDSL · Kings

• 2024 margin: Solid D (+44.0) · D 72.0% · R 28.0%
• 2008→2024 swing: -15.5pp toward R · 2008: 59.4pp · 2024: 44.0pp
• All cycles: 2024: D+44.0 2020: D+54.8 2016: D+61.8 2012: D+63.9 2008: D+59.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -546.38%
• Current HPI: 376.1489
• Rent YoY: ▲ 6.14%
• 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

+417.8% since first listed

5 events — show timeline

• 2026-04-15 Listed $699,000 OneKey® MLS as Distributed by MLS Grid
• 2018-04-17 Sold (Public Records) $370,000 Public Records
• 1997-01-10 Sold (Public Records) $129,000 Public Records
• 1996-08-01 Listed $130,000 BNYMLS
• 1988-08-02 Sold (Public Records) $135,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $3,286 · -1.4% YoY. Source: county tax records.