104 Sunnyside Ave · New York, NY 11207

$646,300

4 bd · 2.0 ba · 1,912 sqft · MultiFamily public records · 31 Days on market

Built 1910 1,660 sqft lot Est $820k · 21% 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 +22.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.2/10.0
• Schools +5.0/10.0
• Rent growth +3.8/5.0
• 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: 2 units. confirmed

Listing remarks

Duplex (2fam) property located in a residential area of Brooklyn offering approximately 1,912 sq. ft. of gross living area with 4 bedrooms and 2 bathrooms. Built in 1910, the home sits on a 1,660 sq. ft. lot and includes a fully finished basement. The property is situated in an urban neighborhood with access to transportation, shopping, and general services. Market conditions in the area are considered stable, with typical marketing times ranging from approximately 30–180 days.

Key facts

• Access to shopping
• Duplex property
• 1,660 sq ft lot

Tags

• DUPLEX PROPERTY
• FULLY FINISHED BASEMENT
• ACCESS TO TRANSPORTATION
• ACCESS TO SHOPPING
• ACCESS TO GENERAL SERVICES

Property features AI

Exterior

• Parking: No carport; No designated parking
• Utilities: Public sewer; Utilities: see remarks
• Home design: Duplex property
• Construction: Frame construction
• Exterior features: Frame construction; Not on waterfront

Interior

• Bedrooms: Two 2-bedroom units
• Bathrooms: Two full bathrooms
• Heating & cooling: Baseboard heating; Hot water heating; Other heating; No central cooling
• Interior features: Other interior features

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $646k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $521/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $646k).
• Recommended offer: $627k (3.0% 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 (+5.3%/yr); 251 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $6,563/mo this rent would consume 139% of the median local household income ($57k/yr) (locally 7510% 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 $4k of loan paydown is wiped out by about $19k 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 31 days — a 3% lower offer ($627k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 39% 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 $626,911 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% 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 1910 — 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. 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.
9. 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.
10. 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: 1.02% ✓
• Cap rate: 8.23%
• Cash-on-cash: 6.91%
• DSCR: 1.31
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $820,248
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
432 Jamaica Ave	0.34mi	5/2.0 (+1)	2,040 (+7%)	3mo	$875,000	$429	66
210 Barbey St	0.30mi	5/2.0 (+1)	1,920 (+0%)	22mo	$640,000	$333	62
215 Warwick St	0.34mi	5/3.0 (+1)	1,964 (+3%)	10mo	$975,000	$496	62
399 Warwick St	0.62mi	4/2.0	1,800 (-6%)	8mo	$455,000	$253	54
120 Shepherd Ave	0.54mi	5/2.0 (+1)	2,048 (+7%)	12mo	$930,000	$454	48
115 Cleveland St	0.36mi	4/3.5	2,168 (+13%)	8mo	$838,000	$387	48
551 Liberty Ave	0.42mi	5/2.0 (+1)	1,676 (-12%)	12mo	$672,001	$401	45
148 Somers St	0.70mi	5/4.0 (+1)	1,708 (-11%)	3mo	$900,000	$527	34

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 · 5.29% rent growth · sell at horizon

5-year hold

• IRR: -3.3%
• Equity multiple: 0.87×
• Total profit: $-22,983
• Equity at exit: $96,365

10-year hold

• IRR: 8.7%
• Equity multiple: 1.73×
• Total profit: $131,570
• Equity at exit: $55,880

Cash invested: $180,964 (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 11207

• Home prices YoY: -26.3%
• Rents YoY: 5.3%
• Active inventory: 251
• Price-to-rent: 16.4×

Monthly cashflow live

• Estimated rent: $6,563 high
• Mortgage (P&I): −$3,389
• Tax from tax record: −$484 /mo · $5,808/yr
• Insurance: −$269
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,378
• Net cashflow: $1,042

Break-even live

Break-even rent $5,244

Max offer price $646,300

Occupancy floor 79%

Sensitivity live

Price	-10% $1,408	-5% $1,225	+0% $1,042	+5% $859	+10% $676
Rent	-10% $524	-5% $783	+0% $1,042	+5% $1,301	+10% $1,561
Rate	-1.0pp $1,368	-0.5pp $1,207	base $1,042	+0.5pp $875	+1.0pp $704

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$6,564
Total (2 units)			$6,563

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: $161,575
• Closing costs: $19,389
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
60-08 78th Ave Unit 2 Glendale, NY	3.0	1.0	2200	$3,099	$1.41	5d	1	1.05mi

Listing history 20 events

1. 2026-06-18
   days on market $646,300 Active 31 DOM
2. 2026-06-17
   days on market $646,300 Active 30 DOM
3. 2026-06-16
   days on market $646,300 Active 29 DOM
4. 2026-06-15
   days on market $646,300 Active 28 DOM
5. 2026-06-13
   days on market $646,300 Active 26 DOM
6. 2026-06-10
   days on market $646,300 Active 22 DOM
7. 2026-06-08
   days on market $646,300 Active 21 DOM
8. 2026-06-08
   pricedays on market $646,300 Active 20 DOM
9. 2026-06-04
   days on market $678,400 Active 17 DOM
10. 2026-06-03
    days on market $678,400 Active 16 DOM
11. 2026-06-02
    days on market $678,400 Active 15 DOM
12. 2026-06-01
    days on market $678,400 Active 14 DOM
13. 2026-05-31
    days on market $678,400 Active 13 DOM
14. 2026-05-18
    listed $678,400 Active
15. 2006-10-17
    soldstatus $580,000
16. 2005-09-16
    soldstatus $468,100
17. 2002-12-16
    soldstatus $425,000
18. 1995-12-21
    soldstatus $108,750
19. 1985-07-17
    soldstatus $75,000
20. 1981-06-01
    soldstatus $47,272

ⓘ 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: $5,808 · $484/mo
• Projected year-2 tax: $8,365 · $697/mo
• Expected delta: +$2,557/yr (+$213/mo · 44.0%)

ⓘ 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 ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 39% 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: $78,756
• − Mortgage interest: −$36,203
• − Property taxes: −$5,808
• − Insurance: −$3,232
• − Repairs & maintenance: −$6,300
• − Management: −$6,300
• − Depreciation: −$18,801
• Taxable income: $2,111
• Est. tax owed @ 24.0%: −$507
• After-tax cash flow: $12,000/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): 93,198
• Household income: $56,523
• Rent vs Own: 74.1% rent · 25.9% own
• Severe rent burden: 7510.0

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 0.59)
• Race & ethnicity: Black 54% Hispanic / Latino 33% Two or more races 10% White 5% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 11% Dominican 11%
• Common ancestry: Hispanic 1% Swiss 1%
• Foreign-born: 31% · Canada, Mexico, Jamaica
• Languages at home: 67% English-only · Spanish 27% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -138.76%
• Current HPI: 388.434
• Rent YoY: ▲ 5.29%
• 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

+1335.1% since first listed

7 events — show timeline

• 2026-05-18 Listed $678,400 OneKey® MLS as Distributed by MLS Grid
• 2006-10-17 Sold (Public Records) $580,000 Public Records
• 2005-09-16 Sold (Public Records) $468,100 Public Records
• 2002-12-16 Sold (Public Records) $425,000 Public Records
• 1995-12-21 Sold (Public Records) $108,750 Public Records
• 1985-07-17 Sold (Public Records) $75,000 Public Records
• 1981-06-01 Sold (Public Records) $47,272 Public Records

Property tax history

+5.7%/yr

Latest (2025): $5,808 · +3.4% YoY. Source: county tax records.