7922 6th Ave · New York, NY 11209

$1,199,000

12 bd · 6.0 ba · 6,000 sqft · MultiFamily public records · 62 Days on market

Built 1931 3,052 sqft lot Est $1662k · 28% under

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Why this score? — see what drove the C+ 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 +20.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +6.1/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• 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: 4 units. estimate disagrees with records

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

Location…Location…Location! Prime Bay Ridge Opportunity Welcome to this exceptional fully brick 6-family building in the heart of Bay Ridge. Sitting on a 26 × 114 lot with a 25 × 80 building size, this property offers both scale and stability for investors. This well-maintained building features six spacious 2-bedroom apartments, all in immaculate condition with an abundance of natural sunlight throughout. Each unit is separately metered for gas and electric, providing added convenience and efficiency. Additional highlights include a large backyard, perfect for tenant enjoyment, and recent brick pointing, ensuring the building is in excellent structural cond

Key facts

• 3,052 sq ft lot
• Built 1931
• Listed 62 days

Property features AI

Finance

• Other: Building footprint approximately 2,000 sq ft; Total building area reported as 6,000 sq ft; Zoning: R4-1; Six residential units total; two units currently marked as having no lease with projected rents listed
• Financial info: Financing options may include cash, bank mortgage, or exchange considered; Monthly utility expense reported
• HOA & community:

Exterior

• Parking: No parking
• Security:
• Utilities: 200 Amp electric service; Oil hot water and heating
• Home design: Semi-detached residential building; Flat roof; Block foundation
• Construction: Brick construction
• Exterior features: Back yard; Brick exterior

Interior

• Kitchen:
• Bedrooms: Six 2-bedroom units (units located on floors 1–3 as listed)
• Flooring: Hardwood floors
• Bathrooms: Six full bathrooms (one per unit)
• Heating & cooling: Steam/radiator heat; No AC units
• Interior features: Hardwood floors; Full, unfinished basement
• Laundry & utility:

🏷️ Possibly a rental listed for sale. The $1,199,000 price doesn't fit this home's estimated sale value (~$1,662,000) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4 × 3-bed/?-bath units multifamily listed at $1.20M.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive. Per door: $412/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($13k rent vs $1.20M).
• Recommended offer: $1.13M (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: Ralph A Fabrizio School (math 63% / reading 65%, grade B, #658 of 2,108 statewide, top 31%, 878 students, 91% FRL); Jhs 259 William Mckinley (math 65% / reading 76%, grade A, #84 of 729 statewide, top 12%, 1,591 students, 81% 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 (+3.5%/yr); 320 active listings in the ZIP; solid renter incomes; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $13,344/mo this rent would consume 171% of the median local household income ($94k/yr) (locally 5101% 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 $8k of loan paydown is wiped out by about $36k 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 62 days — a 6% lower offer ($1.13M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1931 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 69% 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 $1,127,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 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: 1.11% ✓
• Cap rate: 7.94%
• Cash-on-cash: 5.90%
• DSCR: 1.26
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $1,662,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
618 67th St	0.65mi	12/6.0	5,232 (-13%)	0mo	$1,450,000	$277	48

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 · 3.51% rent growth · sell at horizon

5-year hold

• IRR: -6.5%
• Equity multiple: 0.76×
• Total profit: $-81,752
• Equity at exit: $178,775

10-year hold

• IRR: 3.8%
• Equity multiple: 1.28×
• Total profit: $94,986
• Equity at exit: $103,668

Cash invested: $335,720 (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 11209

• Rents YoY: 3.5%
• Active inventory: 320
• Price-to-rent: 30.0×

Monthly cashflow live

• Estimated rent: $13,344 medium
• Mortgage (P&I): −$6,288
• Tax from tax record: −$2,105 /mo · $25,255/yr
• Insurance: −$500
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,802
• Net cashflow: $1,650

Break-even live

Break-even rent $11,256

Max offer price $1,199,000

Occupancy floor 83%

Sensitivity live

Price	-10% $2,329	-5% $1,989	+0% $1,650	+5% $1,311	+10% $971
Rent	-10% $596	-5% $1,123	+0% $1,650	+5% $2,177	+10% $2,704
Rate	-1.0pp $2,254	-0.5pp $1,955	base $1,650	+0.5pp $1,339	+1.0pp $1,023

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

Units	Beds	Baths	Est. rent
▸ 4× units	3	—	$13,344
Total (4 units)			$13,344

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: $299,750
• Closing costs: $35,970
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-21
   days on market $1,199,000 Active 62 DOM
2. 2026-06-18
   days on market $1,199,000 Active 59 DOM
3. 2026-06-17
   days on market $1,199,000 Active 58 DOM
4. 2026-06-16
   days on market $1,199,000 Active 57 DOM
5. 2026-06-15
   days on market $1,199,000 Active 56 DOM
6. 2026-06-13
   days on market $1,199,000 Active 54 DOM
7. 2026-06-10
   days on market $1,199,000 Active 50 DOM
8. 2026-06-08
   days on market $1,199,000 Active 49 DOM
9. 2026-06-08
   days on market $1,199,000 Active 48 DOM
10. 2026-06-04
    days on market $1,199,000 Active 45 DOM
11. 2026-06-03
    days on market $1,199,000 Active 44 DOM
12. 2026-06-01
    days on market $1,199,000 Active 42 DOM
13. 2026-05-31
    days on market $1,199,000 Active 41 DOM
14. 2026-04-20
    listed $1,199,000 Active

ⓘ 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: $25,255 · $2,105/mo
• Projected year-2 tax: $25,255 · $2,105/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 6/10 Major 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% 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: $160,128
• − Mortgage interest: −$67,163
• − Property taxes: −$25,255
• − Insurance: −$5,995
• − Repairs & maintenance: −$12,810
• − Management: −$12,810
• − Depreciation: −$34,880
• Taxable income: $1,215
• Est. tax owed @ 24.0%: −$291
• After-tax cash flow: $19,507/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): 71,004
• Household income: $93,854
• Rent vs Own: 63.8% rent · 36.2% own
• Severe rent burden: 5101.0

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 0.58)
• Race & ethnicity: White 60% Hispanic / Latino 19% Asian 13% Two or more races 9% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6% Dominican 3%
• Common ancestry: Romanian 4% Scotch-Irish 3% Subsaharan African 2%
• Foreign-born: 32% · Canada, China, Vietnam
• Languages at home: 55% English-only · Spanish 12% Arabic 9% Other Indo-European 7%

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: ▼ -255.14%
• Current HPI: 253.4434
• Rent YoY: ▲ 3.51%
• 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

1 event — show timeline

• 2026-04-20 Listed $1,199,000 BNYMLS

Property tax history

+5.3%/yr

Latest (2025): $25,255 · +17.4% YoY. Source: county tax records.