1275 E 72nd St · New York, NY 11234

$950,000

9 bd · 4.5 ba · 3,430 sqft · MultiFamily public records · 21 Days on market

Built 1970 2,244 sqft lot Est $1156k · 18% 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 +25.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +6.1/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• 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: 3 units. confirmed

Listing remarks MLS

Excellent Location - 3 Bedroom apt with 1 full & 1 half bath in each apt, over 3 Bedroom apt 1 full & 1 half bath with full basement and 1/2 bath, Driveway and empty one car garage. Must see.

Key facts

• Full basement
• 2 car driveway
• 1 car garage

Tags

• FULL BASEMENT
• 2 CAR DRIVEWAY
• 1 CAR GARAGE

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1.5-bath units multifamily listed at $950k.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive. Per door: $698/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $950k).
• Recommended offer: $936k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% 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.
• Market conditions: Rents rising fast (+16.2%/yr); 459 active listings in the ZIP; solid renter incomes; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $10,549/mo this rent would consume 130% of the median local household income ($97k/yr) (locally 2384% 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 $7k of loan paydown is wiped out by about $28k 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 + 8.0% rent growth), your $266k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($936k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y 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

• 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 $935,750 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1970 — 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. 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.
8. 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.
9. 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: 1.11% ✓
• Cap rate: 8.94%
• Cash-on-cash: 9.45%
• DSCR: 1.42
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $1,155,910
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1229 E 66th St	0.28mi	8/4.5 (-1)	3,248 (-5%)	2mo	$1,350,000	$416	72
7224 Avenue M	0.05mi	8/5.0 (-1)	3,870 (+13%)	12mo	$1,240,000	$320	60
1440 E 86th St	0.74mi	8/3.0 (-1)	3,080 (-10%)	6mo	$1,037,740	$337	32

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: 3.3%
• Equity multiple: 1.13×
• Total profit: $35,195
• Equity at exit: $141,648

10-year hold

• IRR: 17.0%
• Equity multiple: 2.71×
• Total profit: $456,025
• Equity at exit: $82,139

Cash invested: $266,000 (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 11234

• Rents YoY: 16.2%
• Active inventory: 459
• Price-to-rent: 22.5×

Monthly cashflow live

• Estimated rent: $10,549 medium
• Mortgage (P&I): −$4,982
• Tax from tax record: −$861 /mo · $10,332/yr
• Insurance: −$396
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,215
• Net cashflow: $2,095

Break-even live

Break-even rent $7,897

Max offer price $950,000

Occupancy floor 75%

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1.5	$10,548
Total (3 units)			$10,549

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: $237,500
• Closing costs: $28,500
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2025-09-12
   soldstatus $885,000
2. 2025-09-08
   status Pending 199-char remark

   Show marketing remark (199 chars)

   Excellent Location - 3 Bedroom apt with 1 full & 1 half bath in each apt, over 3 Bedroom apt 1 full & 1 half bath with full basement and 1/2 bath, Driveway and empty one car garage. Must see.

3. 2025-09-04
   soldstatus $885,000 Closed 199-char remark

   Show marketing remark (199 chars)

   Excellent Location - 3 Bedroom apt with 1 full & 1 half bath in each apt, over 3 Bedroom apt 1 full & 1 half bath with full basement and 1/2 bath, Driveway and empty one car garage. Must see.

4. 2025-08-18
   status Pending
5. 2025-07-28
   listed $950,000 Active
6. 2025-07-17
   price $950,000 199-char remark

   Show marketing remark (199 chars)

   Excellent Location - 3 Bedroom apt with 1 full & 1 half bath in each apt, over 3 Bedroom apt 1 full & 1 half bath with full basement and 1/2 bath, Driveway and empty one car garage. Must see.

7. 2025-06-12
   listed $999,000 Active 199-char remark

   Show marketing remark (199 chars)

   Excellent Location - 3 Bedroom apt with 1 full & 1 half bath in each apt, over 3 Bedroom apt 1 full & 1 half bath with full basement and 1/2 bath, Driveway and empty one car garage. Must see.

8. 2006-01-09
   soldstatus $760,000
9. 2005-08-25
   listed $779,000 98-char remark

   Show marketing remark (98 chars)

   ALL NEW KITCHEN/BATH CUSTOM THROUGHOUT, NEW WINDOWS. MUST SEE CALL LISTING AGENT FOR APPOINTMENTS.

10. 1984-06-01
    soldstatus $150,000

ⓘ 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: $10,332 · $861/mo
• Projected year-2 tax: $13,194 · $1,099/mo
• Expected delta: +$2,861/yr (+$238/mo · 27.7%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 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 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $126,588
• − Mortgage interest: −$53,215
• − Property taxes: −$10,332
• − Insurance: −$4,750
• − Repairs & maintenance: −$10,127
• − Management: −$10,127
• − Depreciation: −$27,636
• Taxable income: $10,400
• Est. tax owed @ 24.0%: −$2,496
• After-tax cash flow: $22,643/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): 83,187
• Household income: $97,479
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 2384.0

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 0.69)
• Race & ethnicity: Black 42% White 35% Hispanic / Latino 10% Asian 8% Two or more races 7%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4%
• Common ancestry: Hispanic 8% Scotch-Irish 3% Romanian 2%
• Foreign-born: 35% · Canada, China, Mexico
• Languages at home: 65% English-only · French/Haitian/Cajun 9% Spanish 7% Russian/Polish/Slavic 6%

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: ▼ -667.47%
• Current HPI: 318.0416
• Rent YoY: ▲ 16.21%
• 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

+490.0% since first listed

10 events — show timeline

• 2025-09-12 Sold (Public Records) $885,000 Public Records
• 2025-09-08 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-09-04 Sold (MLS) $885,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-18 Pending — BNYMLS
• 2025-07-28 Listed $950,000 BNYMLS
• 2025-07-17 Price Changed $950,000 OneKey® MLS as Distributed by MLS Grid
• 2025-06-12 Listed $999,000 OneKey® MLS as Distributed by MLS Grid
• 2006-01-09 Sold (Public Records) $760,000 Public Records
• 2005-08-25 Listed $779,000 BNYMLS
• 1984-06-01 Sold (Public Records) $150,000 Public Records

Property tax history

+4.6%/yr

Latest (2025): $10,332 · -2.5% YoY. Source: county tax records.