1811 72nd St · New York, NY 11204

$2,000,000

8 bd · 4.0 ba · 3,280 sqft · MultiFamily public records · 58 Days on market

Built 1926 2,500 sqft lot Est $1788k · 12% over

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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).

• Cash flow +16.2/30.0
• DSCR +5.0/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• Condition / age +2.5/5.0
• ARV discount +2.2/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

Rare, large, detached, income-producing, 4-family brick building in the heart of Bensonhurst, Brooklyn, for sale. This 20x80 two-storey building has a two-bedroom apartment and 3 three-bedroom apartments. The building on the 25x100 lot is in excellent condition. The property is conveniently located near all types of shopping, restaurants, and transportation. Please reach out to the exclusive agents to arrange for a showing.

Key facts

• Income-producing
• Excellent condition
• Detached

Tags

• DETACHED
• INCOME-PRODUCING
• TWO-STOREY
• EXCELLENT CONDITION
• CONVENIENTLY LOCATED

Property features AI

Finance

• Financial info: Annual taxes around $17,000; Pets allowed in building

Exterior

• Home design: Two-story building
• Construction: Foundation area listed as 0.0
• Exterior features: Lot dimensions approximately 25 x 100 feet

Interior

• Bathrooms: Four full bathrooms
• Interior features: Total of 23 rooms; Laundry details available in listing remarks
• Laundry & utility: Laundry features referenced in remarks

What this means for you Summary

Snapshot

• This is a 1×2bd/1.0ba + 3×3bd/1.0ba units multifamily listed at $2.00M.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $268/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 $1.75M (12.6% below list).
• Recommended offer: $1.75M (12.6% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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 205 Clarion (math 71% / reading 76%, grade A, #371 of 2,108 statewide, top 18%, 1,156 students, 72% FRL); Jhs 227 Edward B Shallow (math 45% / reading 52%, grade C-, #300 of 729 statewide, top 41%, 1,367 students, 88% 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 (+12.9%/yr); 167 active listings in the ZIP; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $17,488/mo this rent would consume 302% of the median local household income ($69k/yr) (locally 4963% 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 $14k of loan paydown is wiped out by about $60k 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.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($1.94M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $738k; list at $2.00M implies a 171% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,748,800 (12.6% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 13% 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 1926 — 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. 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?
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: 0.87% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.30%
• DSCR: 1.10
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $1,787,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7005 19th Ave	0.15mi	7/4.0 (-1)	3,120 (-5%)	2mo	$2,060,000	$660	79
1651 79th St	0.44mi	8/4.0	3,280 (0%)	5mo	$1,940,000	$591	76
1702 74th St	0.21mi	7/3.0 (-1)	3,432 (+5%)	5mo	$1,430,000	$417	70
2057 68th St	0.41mi	8/4.0	3,510 (+7%)	2mo	$1,660,000	$473	68
8309 20th Ave	0.65mi	8/4.0	3,276 (-0%)	4mo	$1,540,000	$470	66
2049 71st St	0.35mi	7/4.5 (-1)	3,080 (-6%)	4mo	$1,850,000	$601	63
1519 71 St	0.46mi	7/5.0 (-1)	3,200 (-2%)	6mo	$1,650,000	$516	61
2041 85th St	0.73mi	7/4.0 (-1)	3,280 (0%)	1mo	$1,580,000	$482	60
1516 70th St	0.47mi	8/4.0	2,800 (-15%)	5mo	$1,882,000	$672	49
2144 82nd St	0.72mi	7/6.0 (-1)	3,395 (+4%)	1mo	$1,850,000	$545	47
1566 76th St	0.45mi	7/5.0 (-1)	3,738 (+14%)	5mo	$2,750,000	$736	42
1537 W 11th St	0.63mi	9/6.0 (+1)	3,600 (+10%)	1mo	$1,850,000	$514	40

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -7.6%
• Equity multiple: 0.71×
• Total profit: $-163,789
• Equity at exit: $298,207

10-year hold

• IRR: 7.1%
• Equity multiple: 1.65×
• Total profit: $364,314
• Equity at exit: $172,923

Cash invested: $560,000 (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 11204

• Home prices YoY: -32.9%
• Rents YoY: 12.9%
• Active inventory: 167
• Price-to-rent: 41.5×

Monthly cashflow live

• Estimated rent: $17,488 high
• Mortgage (P&I): −$10,488
• Tax from tax record: −$1,422 /mo · $17,064/yr
• Insurance: −$833
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,672
• Net cashflow: $1,072

Break-even live

Break-even rent $16,131

Max offer price $2,000,000

Occupancy floor 89%

Sensitivity live

Price	-10% $2,204	-5% $1,638	+0% $1,072	+5% $506	+10% $-60
Rent	-10% $-310	-5% $381	+0% $1,072	+5% $1,763	+10% $2,454
Rate	-1.0pp $2,079	-0.5pp $1,581	base $1,072	+0.5pp $554	+1.0pp $27

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

Units	Beds	Baths	Est. rent
1× unit	2	1	$4,012
▸ 3× units	3	1	$13,476
Total (4 units)			$17,488

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: $500,000
• Closing costs: $60,000
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $2,000,000 Active 58 DOM
2. 2026-06-18
   days on market $2,000,000 Active 55 DOM
3. 2026-06-17
   days on market $2,000,000 Active 54 DOM
4. 2026-06-16
   days on market $2,000,000 Active 53 DOM
5. 2026-06-15
   days on market $2,000,000 Active 52 DOM
6. 2026-06-13
   days on market $2,000,000 Active 50 DOM
7. 2026-06-10
   days on market $2,000,000 Active 46 DOM
8. 2026-06-08
   days on market $2,000,000 Active 45 DOM
9. 2026-06-08
   days on market $2,000,000 Active 44 DOM
10. 2026-06-04
    days on market $2,000,000 Active 41 DOM
11. 2026-06-03
    days on market $2,000,000 Active 40 DOM
12. 2026-06-01
    days on market $2,000,000 Active 38 DOM
13. 2026-05-31
    days on market $2,000,000 Active 37 DOM
14. 2026-04-24
    listed $2,000,000 Active
15. 2026-04-24
    listed $2,000,000 Active
16. 2006-11-29
    soldstatus $738,000
17. 1994-03-25
    soldstatus $270,000

ⓘ 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: $17,064 · $1,422/mo
• Projected year-2 tax: $25,432 · $2,119/mo
• Expected delta: +$8,368/yr (+$697/mo · 49.0%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $209,856
• − Mortgage interest: −$112,031
• − Property taxes: −$17,064
• − Insurance: −$10,000
• − Repairs & maintenance: −$16,788
• − Management: −$16,788
• − Depreciation: −$58,182
• Taxable loss: −$20,998
• Est. tax savings @ 24.0%: +$5,039
• After-tax cash flow: $17,903/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): 79,800
• Household income: $69,479
• Rent vs Own: 65.5% rent · 34.5% own
• Severe rent burden: 4963.0

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 0.62)
• Race & ethnicity: White 53% Asian 29% Hispanic / Latino 13% Two or more races 4%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Subsaharan African 3% Scotch-Irish 3% Romanian 2%
• Foreign-born: 44% · China, Canada, Vietnam
• Languages at home: 23% English-only · Chinese 23% German/W. Germanic 19% Spanish 10%

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: ▼ -217.07%
• Current HPI: 443.1608
• Rent YoY: ▲ 12.87%
• 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

+640.7% since first listed

4 events — show timeline

• 2026-04-24 Listed $2,000,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-24 Listed $2,000,000 RLS at REBNY
• 2006-11-29 Sold (Public Records) $738,000 Public Records
• 1994-03-25 Sold (Public Records) $270,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $17,064 · +6.9% YoY. Source: county tax records.