842 43rd St · New York, NY 11232

$2,390,000

18 bd · 9.0 ba · 6,064 sqft · MultiFamily public records · 138 Days on market

Built 1924 3,080 sqft lot

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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 +22.0/30.0
• Appreciation +9.2/10.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.4/10.0
• Schools +5.0/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 9 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Sunset Park large 9 family semi-detached brick house for sale. Lot: 30.75x100. Building: 23x60. Finished basement and private driveway with three garages. 5 three-bedroom apartments (four of them newly renovated). 3 two-bedroom apartments. 1 one-bedroom apartment. Annual rental income is $184,224. Annual expense is $56,211. 5% cap rate. Conveniently located near D and M subway. Close to all.

Key facts

• Three garages
• Private driveway
• Finished basement

Tags

• FINISHED BASEMENT
• PRIVATE DRIVEWAY
• THREE GARAGES
• NEWLY RENOVATED

Property features AI

Finance

• Other: Zoning: R6; Lot number: 23
• Financial info: Financing options considered: bank mortgage, cash, and exchanges
• HOA & community: No community or HOA amenities reported

Exterior

• Parking: Private drive providing 3 parking spaces
• Security: No building security features reported
• Utilities: 220V electric; Gas hot water and gas heating; Hot water heat delivery system; Utility expense reported (amount provided in source)
• Home design: Semi-detached residential building; Flat roof; Block foundation; Brick exterior
• Construction: Brick construction
• Exterior features: Front yard; Back yard

Interior

• Kitchen: No specific kitchen appliance information provided
• Bedrooms: Nine residential units total: a mix of 1-, 2- and 3-bedroom apartments (unit breakdown below); Unit breakdown by floor and bedrooms: Floor 1 — 2BR (Leased), 2BR (Leased); Floor 2 — 3BR (Leased), 1BR (Leased); Floor 3 — 3BR (Leased), 3BR (Leased); Floor 4 — 2BR (Leased), 3BR (Leased); Total unit count: 9 units
• Flooring: Hardwood floors throughout units
• Bathrooms: All units with 1 full bath; Building total: 9 full bathrooms
• Heating & cooling: Hot water heat (gas-fired); Window A/C units for cooling; 220V electric service
• Interior features: Window A/C units (5+); Finished basement; Hardwood floors
• Laundry & utility: No specific washer/dryer or laundry room information provided

What this means for you Summary

Snapshot

• This is a 9 × 2-bed/1.0-bath units multifamily listed at $2.39M.

Deal economics

• At list price, monthly cash flow is $4k ($46k/yr) — positive. Per door: $421/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($25k rent vs $2.39M).
• Recommended offer: $2.10M (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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 (+6.3%/yr); 87 active listings in the ZIP; solid renter incomes; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $24,960/mo this rent would consume 330% of the median local household income ($91k/yr) (locally 1713% 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 $216k of equity ($17k loan paydown + $199k appreciation (8.3% local appreciation)).
• Kings County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (8.3% appreciation + 6.3% rent growth), your $669k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$346k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($2.10M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $825k; list at $2.39M implies a 190% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 62% 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 $2,103,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 12% 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 1924 — 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: 1.04% ✓
• Cap rate: 8.20%
• Cash-on-cash: 6.80%
• DSCR: 1.30
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.35% appreciation · 6.26% rent growth · sell at horizon

5-year hold

• IRR: 27.3%
• Equity multiple: 3.04×
• Total profit: $1,363,929
• Equity at exit: $1,872,438

10-year hold

• IRR: 25.5%
• Equity multiple: 6.95×
• Total profit: $3,980,384
• Equity at exit: $3,772,182

Cash invested: $669,200 (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 11232

• Home prices YoY: 2.0%
• Rents YoY: 6.3%
• Active inventory: 87
• Price-to-rent: 71.8×

Monthly cashflow live

• Estimated rent: $24,960 medium
• Mortgage (P&I): −$12,533
• Tax from tax record: −$2,397 /mo · $28,761/yr
• Insurance: −$996
• HOA: −$0
• Vacancy / Maint / Mgmt: −$5,242
• Net cashflow: $3,792

Break-even live

Break-even rent $20,160

Max offer price $2,390,000

Occupancy floor 80%

Sensitivity live

Price	-10% $5,145	-5% $4,469	+0% $3,792	+5% $3,116	+10% $2,439
Rent	-10% $1,821	-5% $2,806	+0% $3,792	+5% $4,778	+10% $5,764
Rate	-1.0pp $4,996	-0.5pp $4,400	base $3,792	+0.5pp $3,173	+1.0pp $2,543

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

Units	Beds	Baths	Est. rent
▸ 9× units	2	1	$24,957
Total (9 units)			$24,960

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: $597,500
• Closing costs: $71,700
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $2,390,000 Active 138 DOM
2. 2026-06-17
   days on market $2,390,000 Active 137 DOM
3. 2026-06-15
   days on market $2,390,000 Active 135 DOM
4. 2026-06-13
   days on market $2,390,000 Active 133 DOM
5. 2026-06-10
   days on market $2,390,000 Active 129 DOM
6. 2026-06-08
   days on market $2,390,000 Active 128 DOM
7. 2026-06-04
   days on market $2,390,000 Active 124 DOM
8. 2026-06-03
   days on market $2,390,000 Active 123 DOM
9. 2026-06-01
   days on market $2,390,000 Active 121 DOM
10. 2026-05-31
    days on market $2,390,000 Active 120 DOM
11. 2026-01-31
    listed $2,390,000 Active
12. 2024-02-08
    listed $2,580,000 Active
13. 2005-08-23
    soldstatus $825,000
14. 2000-08-08
    soldstatus $380,000

ⓘ 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: $28,761 · $2,397/mo
• Projected year-2 tax: $34,576 · $2,881/mo
• Expected delta: +$5,815/yr (+$485/mo · 20.2%)

ⓘ 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 ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% 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: $299,520
• − Mortgage interest: −$133,877
• − Property taxes: −$28,761
• − Insurance: −$11,950
• − Repairs & maintenance: −$23,962
• − Management: −$23,962
• − Depreciation: −$69,527
• Taxable income: $7,481
• Est. tax owed @ 24.0%: −$1,795
• After-tax cash flow: $43,713/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): 27,816
• Household income: $90,891
• Rent vs Own: 73.3% rent · 26.7% own
• Severe rent burden: 1713.0

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 0.65)
• Race & ethnicity: Hispanic / Latino 52% White 23% Asian 15% Two or more races 12% Black 6% Native American 4%
• Hispanic origin (detail): Mexican 20% Puerto Rican 9% Dominican 7%
• Common ancestry: Romanian 3% Scotch-Irish 1% Lithuanian 1%
• Foreign-born: 38% · Canada, China, Jamaica
• Languages at home: 40% English-only · Spanish 44% Chinese 9% Other Asian/Pacific 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: ▲ 8.35%
• Current HPI: 422.0849
• Rent YoY: ▲ 6.26%
• 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

+528.9% since first listed

4 events — show timeline

• 2026-01-31 Listed $2,390,000 BNYMLS
• 2024-02-08 Listed $2,580,000 OneKey® MLS as Distributed by MLS Grid
• 2005-08-23 Sold (Public Records) $825,000 Public Records
• 2000-08-08 Sold (Public Records) $380,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $28,761 · +6.9% YoY. Source: county tax records.