1912 Bay Ridge Pkwy · New York, NY 11204

$999,000

12 bd · 6.0 ba · 5,364 sqft · MultiFamily public records · 66 Days on market

Built 1931 2,500 sqft lot Est $1749k · 43% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 (5+ Unit). Listing-text estimate: 6 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

Exceptional opportunity to own this 6-family building (2 bedrooms each) in the heart of highly desirable Bensonhurst, Brooklyn. Just minutes from 18th Avenue commercial corridor, surrounded by shopping, restaurants, and everyday essentials. Easy access to public transportation including N, D & Q subway lines. This well-maintained attached brick property sits on a 25 X 100 lot with a building size of approximately 25X75, featuring 6 spacious 2-bedroom units, ideal for strong rental income potential. A must see!!!

Key facts

• Bensonhurst brooklyn
• 2,500 sq ft lot
• Listed 66 days

Tags

• BENSONHURST BROOKLYN
• PUBLIC TRANSPORTATION ACCESS
• ATTACHED BRICK PROPERTY
• STRONG RENTAL INCOME POTENTIAL

Property features AI

Finance

• Other: Building contains 6 residential units; Total building area reported as 5,364 sq ft
• Financial info: Reported rent income: $64,000; Utility expense listed at $900; Financing options considered: exchange, bank mortgage, or cash

Exterior

• Parking: No parking
• Utilities: 220V electric; Gas hot water and heating; Steam/radiator heat
• Home design: Attached building; Residential property; Zoning: R5
• Construction: Brick construction; Asphalt/tar roof; Poured concrete foundation; Building footprint approx. 71.5 x 25 ft
• Exterior features: Back yard; Brick exterior / brick face

Interior

• Bedrooms: Six units total; each unit is a 2-bedroom layout (units list as 2 beds per unit); Level breakdown shows 4 beds on each of Levels 1–3 (building-wide counts)
• Flooring: Hardwood floors
• Bathrooms: Six full bathrooms total; each unit has 1 full bath; Building-wide: 2 full baths on each of Levels 1–3
• Heating & cooling: Steam/radiator heat; Gas hot water; 220V electric
• Interior features: Hardwood floors; Unfinished basement

What this means for you Summary

Snapshot

• This is a 6 × 2-bed/1.0-bath units multifamily listed at $999k.

Deal economics

• At list price, monthly cash flow is $12k ($144k/yr) — positive. Per door: $2k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($24k rent vs $999k).
• Recommended offer: $939k (6.0% below list) — sets the bar for market timing.
• Cap rate 20.7% 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 (+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 $24,381/mo this rent would consume 421% 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 $7k of loan paydown is wiped out by about $30k 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 $280k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($939k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $105k; list at $999k implies a 851% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1931 — 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 $939,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 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 1931 — 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: 2.44% ✓
• Cap rate: 20.73%
• Cash-on-cash: 51.55%
• DSCR: 3.29
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $1,748,664
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7619 21st Ave	0.30mi	11/6.0 (-1)	5,031 (-6%)	12mo	$1,380,000	$274	61
2357 81 St	0.71mi	12/6.0	5,670 (+6%)	8mo	$1,850,000	$326	51
7124 21st Ave	0.30mi	12/7.0	4,797 (-11%)	22mo	$1,200,000	$250	46
8420 17th Ave	0.56mi	13/7.0 (+1)	5,000 (-7%)	21mo	$2,295,000	$459	36

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: 55.1%
• Equity multiple: 3.62×
• Total profit: $732,828
• Equity at exit: $148,954

10-year hold

• IRR: 62.1%
• Equity multiple: 8.91×
• Total profit: $2,212,345
• Equity at exit: $86,375

Cash invested: $279,720 (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 11204

• Home prices YoY: -32.9%
• Rents YoY: 12.9%
• Active inventory: 167
• Price-to-rent: 20.5×

Monthly cashflow live

• Estimated rent: $24,381 high
• Mortgage (P&I): −$5,239
• Tax from tax record: −$1,590 /mo · $19,083/yr
• Insurance: −$416
• HOA: −$0
• Vacancy / Maint / Mgmt: −$5,120
• Net cashflow: $12,016

Break-even live

Break-even rent $9,171

Max offer price $999,000

Occupancy floor 46%

Sensitivity live

Price	-10% $12,581	-5% $12,298	+0% $12,016	+5% $11,733	+10% $11,450
Rent	-10% $10,090	-5% $11,053	+0% $12,016	+5% $12,979	+10% $13,942
Rate	-1.0pp $12,519	-0.5pp $12,270	base $12,016	+0.5pp $11,757	+1.0pp $11,493

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

Units	Beds	Baths	Est. rent
▸ 6× units	2	1	$24,378
Total (6 units)			$24,381

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: $249,750
• Closing costs: $29,970
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $999,000 Active 66 DOM
2. 2026-06-17
   days on market $999,000 Active 65 DOM
3. 2026-06-15
   days on market $999,000 Active 63 DOM
4. 2026-06-13
   days on market $999,000 Active 61 DOM
5. 2026-06-10
   days on market $999,000 Active 57 DOM
6. 2026-06-08
   days on market $999,000 Active 56 DOM
7. 2026-06-08
   days on market $999,000 Active 55 DOM
8. 2026-06-04
   days on market $999,000 Active 52 DOM
9. 2026-06-03
   days on market $999,000 Active 51 DOM
10. 2026-06-01
    days on market $999,000 Active 49 DOM
11. 2026-05-31
    days on market $999,000 Active 48 DOM
12. 2026-04-13
    listed $999,000 Active
13. 2026-01-23
    price $998,000
14. 1984-06-01
    soldstatus $105,000

ⓘ 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: $19,083 · $1,590/mo
• Projected year-2 tax: $19,083 · $1,590/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥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: $292,572
• − Mortgage interest: −$55,960
• − Property taxes: −$19,083
• − Insurance: −$4,995
• − Repairs & maintenance: −$23,406
• − Management: −$23,406
• − Depreciation: −$29,062
• Taxable income: $136,661
• Est. tax owed @ 24.0%: −$32,799
• After-tax cash flow: $111,389/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

+851.4% since first listed

3 events — show timeline

• 2026-04-13 Listed $999,000 BNYMLS
• 2026-01-23 Price Changed $998,000 BNYMLS
• 1984-06-01 Sold (Public Records) $105,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $19,083 · +6.9% YoY. Source: county tax records.