1737 Pacific St · New York, NY 11213

$1,099,000

6 bd · 3.0 ba · 1,043 sqft · MultiFamily public records · 53 Days on market

Built 1905 1,480 sqft lot

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Why this score? — see what drove the D- 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Cash flow +4.8/30.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• 1% rule +0.7/10.0
• DSCR +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

Brand new Crown Heights two family home - fully renovated with a rear extension added. Everything is new: electrical, plumbing, windows, flooring, and more. Entire building is heated and cooled with split systems throughout. Lower unit: duplex with a bright, finished windowed cellar (high ceilings) - 2 beds, 2 baths, rear deck and backyard access. Finished cellar includes two means of egress (front and back). Upper unit: 4 bedrooms, 1 bath - ideal for rental income or combine with the lower unit to create a spacious single family home.

Key facts

• Fully renovated
• Backyard access
• Two means of egress

Tags

• FULLY RENOVATED
• REAR EXTENSION
• TWO MEANS OF EGRESS
• REAR DECK
• BACKYARD ACCESS

Property features AI

Finance

• Financial info: Pets: building allows pets; some units may not allow

Exterior

• Home design: 2-story building; Entry level: 1
• Construction: Green building
• Exterior features: Private outdoor space (over 60 sq ft); Deck; Patio; Lot dimensions approximately 80.00 x 18.50

Interior

• Bedrooms: Total rooms: 9
• Bathrooms: 3 full bathrooms
• Heating & cooling: Cooling present
• Interior features: Smoke-free property; Basement (other)
• Laundry & utility: Washer hookup; In-unit laundry

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath multifamily listed at $1.10M.

Deal economics

• At list price, monthly cash flow is $-3k ($-32k/yr) — negative.
• To cash-flow at today's rent, offer at most $710k (35.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $622k (43.4% below list).
• Recommended offer: $622k (43.4% below list) — sets the bar for 1% rule.
• Cap rate 3.4% vs local median 2.6% in New York — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+6.0%/yr); 73 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $6,215/mo this rent would consume 115% of the median local household income ($65k/yr) (locally 6603% 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 $117k of equity ($8k loan paydown + $110k appreciation (10.0% local appreciation)).
• Kings County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$189k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($1.07M) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 26y 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 $525k; list at $1.10M implies a 109% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1905 — 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 $621,500 (43.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 43% concession, seller financing, or rate buy-down credit?
3. Built in 1905 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.57% ✗
• Cap rate: 3.36%
• Cash-on-cash: -10.47%
• DSCR: 0.53
• GRM: 14.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 5.95% rent growth · sell at horizon

5-year hold

• IRR: 17.6%
• Equity multiple: 2.45×
• Total profit: $446,615
• Equity at exit: $990,066

10-year hold

• IRR: 17.1%
• Equity multiple: 5.85×
• Total profit: $1,493,288
• Equity at exit: $2,135,115

Cash invested: $307,720 (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 11213

• Home prices YoY: 4.3%
• Rents YoY: 6.0%
• Active inventory: 73
• Price-to-rent: 37.2×

Monthly cashflow live

• Estimated rent: $6,215 medium
• Mortgage (P&I): −$5,763
• Tax est. 1.5%: −$1,374 /mo · $16,485/yr
• Insurance: −$458
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,305
• Net cashflow: $-2,685

Break-even live

Break-even rent $9,614

Max offer price $710,463

Occupancy floor —

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

Units	Beds	Baths	Est. rent
1× unit	2	2	$2,464
▸ 2× units	4	1	$3,752
Total (3 units)			$6,215

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: $274,750
• Closing costs: $32,970
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
951 Madison St Brooklyn, NY	5.0	1.0	650	$1,280	$1.97	5d	1	1.06mi
24 Van Buren St Brooklyn, NY	6.0	3.0	643	$1,110	$1.73	5d	1	1.06mi
1223 Bedford Ave Brooklyn, NY	5.0	2.0	680	$1,420	$2.09	20d	1	1.12mi
690 Prospect Pl Brooklyn, NY	5.0	2.0	1200	$1,200	$1.00	24d	1	1.12mi
105 Weirfield St Brooklyn, NY	5.0	2.0	660	$1,190	$1.80	5d	1	1.30mi
892 Myrtle Ave Brooklyn, NY	6.0	2.0	665	$1,310	$1.97	5d	1	1.46mi
342 Rutland Rd Brooklyn, NY	5.0	3.0	1200	$1,420	$1.18	24d	1	1.49mi

Listing history 28 events

1. 2026-04-03
   listed $1,099,000 Active
2. 2026-03-05
   historical
3. 2025-12-04
   listed $1,199,000 Active
4. 2025-07-23
   price $1,329,000
5. 2025-06-12
   price $1,349,000
6. 2025-03-11
   price $1,469,000
7. 2024-01-19
   soldstatus $525,000
8. 2024-01-10
   soldstatus $525,000 Closed
9. 2023-12-04
   status Pending
10. 2023-11-09
    price $569,000
11. 2023-09-19
    status Active
12. 2023-09-08
    status Pending
13. 2023-06-14
    price $599,000
14. 2023-03-30
    price $699,000
15. 2023-03-16
    price $725,000
16. 2023-02-01
    price $749,000
17. 2022-10-25
    price $775,000
18. 2022-09-09
    price $799,900
19. 2022-07-15
    price $825,000
20. 2022-06-10
    price $850,000
21. 2022-05-12
    price $895,000
22. 2022-04-11
    listed $995,000 Active
23. 2012-10-01
    soldstatus $8,500
24. 2004-12-20
    soldstatus $135,000
25. 2004-10-21
    soldstatus $186,500
26. 2001-04-18
    soldstatus $85,000
27. 2000-05-22
    listed $92,500
28. 1999-06-02
    soldstatus $83,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 27% 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: $74,580
• − Mortgage interest: −$61,561
• − Property taxes: −$16,485
• − Insurance: −$5,495
• − Repairs & maintenance: −$5,966
• − Management: −$5,966
• − Depreciation: −$31,971
• Taxable loss: −$52,865
• Est. tax savings @ 24.0%: +$12,688
• After-tax cash flow: $-19,534/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): 68,846
• Household income: $65,127
• Rent vs Own: 83.2% rent · 16.8% own
• Severe rent burden: 6603.0

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 0.61)
• Race & ethnicity: Black 56% White 23% Hispanic / Latino 13% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Dominican 4%
• Common ancestry: Hispanic 5% Scotch-Irish 2% Romanian 1%
• Foreign-born: 32% · Canada, Mexico, China
• Languages at home: 76% English-only · Spanish 9% French/Haitian/Cajun 6% German/W. Germanic 2%

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: ▲ 23.71%
• Current HPI: 577.3841
• Rent YoY: ▲ 5.95%
• 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

+1224.1% since first listed

28 events — show timeline

• 2026-04-03 Listed $1,099,000 RLS at REBNY
• 2026-03-05 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-12-04 Listed $1,199,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-23 Price Changed $1,329,000 BNYMLS
• 2025-06-12 Price Changed $1,349,000 BNYMLS
• 2025-03-11 Price Changed $1,469,000 BNYMLS
• 2024-01-19 Sold (Public Records) $525,000 Public Records
• 2024-01-10 Sold (MLS) $525,000 OneKey® MLS as Distributed by MLS Grid
• 2023-12-04 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-11-09 Price Changed $569,000 OneKey® MLS as Distributed by MLS Grid
• 2023-09-19 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2023-09-08 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-06-14 Price Changed $599,000 OneKey® MLS as Distributed by MLS Grid
• 2023-03-30 Price Changed $699,000 OneKey® MLS as Distributed by MLS Grid
• 2023-03-16 Price Changed $725,000 OneKey® MLS as Distributed by MLS Grid
• 2023-02-01 Price Changed $749,000 OneKey® MLS as Distributed by MLS Grid
• 2022-10-25 Price Changed $775,000 OneKey® MLS as Distributed by MLS Grid
• 2022-09-09 Price Changed $799,900 OneKey® MLS as Distributed by MLS Grid
• 2022-07-15 Price Changed $825,000 OneKey® MLS as Distributed by MLS Grid
• 2022-06-10 Price Changed $850,000 OneKey® MLS as Distributed by MLS Grid
• 2022-05-12 Price Changed $895,000 OneKey® MLS as Distributed by MLS Grid
• 2022-04-11 Listed $995,000 OneKey® MLS as Distributed by MLS Grid
• 2012-10-01 Sold (Public Records) $8,500 Public Records
• 2004-12-20 Sold (Public Records) $135,000 Public Records
• 2004-10-21 Sold (Public Records) $186,500 Public Records
• 2001-04-18 Sold (Public Records) $85,000 Public Records
• 2000-05-22 Listed $92,500 BNYMLS
• 1999-06-02 Sold (Public Records) $83,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $1,748 · -1.2% YoY. Source: county tax records.