393 Montauk Ave · New York, NY 11208

$849,900

8 bd · 4.0 ba · 2,356 sqft · MultiFamily public records · 168 Days on market

Built 1930 4,100 sqft lot Est $1065k · 20% 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 +28.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• Schools +5.0/10.0
• Rent growth +4.0/5.0
• 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: 4 units. confirmed

Listing remarks

This four-family home features 8 bedrooms, 4 full baths, and 4 kitchens. The information provided is estimated to the best of our abilities at this time.

Key facts

• 4,100 sq ft lot
• Built 1930
• Listed 168 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Sewer: Other; Utilities: See remarks
• Home design: Quadruplex
• Construction: Brick construction
• Exterior features: Brick exterior; Not waterfront

Interior

• Bedrooms: Four 2-bedroom units
• Flooring: Tile flooring
• Bathrooms: Four full bathrooms
• Heating & cooling: Heating: Other; No central cooling
• Interior features: First-floor bedroom; First-floor full bathroom; Soaking tub; Full basement

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $850k.

Deal economics

• At list price, monthly cash flow is $3k ($33k/yr) — positive. Per door: $682/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $850k).
• Recommended offer: $748k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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 (+6.1%/yr); 192 active listings in the ZIP; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $10,423/mo this rent would consume 201% of the median local household income ($62k/yr) (locally 7574% 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 $6k of loan paydown is wiped out by about $25k 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 + 6.1% rent growth), your $238k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 168 days — a 12% lower offer ($748k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago; this cycle's ask has dropped $65k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $713k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 65% 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 $747,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 168 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 1930 — 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: 1.23% ✓
• Cap rate: 10.15%
• Cash-on-cash: 13.76%
• DSCR: 1.61
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $1,064,912
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
894 New Lots Ave	0.09mi	8/4.0	2,600 (+10%)	10mo	$744,000	$286	70
919 Dumont Ave	0.44mi	7/4.0 (-1)	2,320 (-2%)	18mo	$1,050,000	$453	57
762 Belmont Ave	0.39mi	7/3.0 (-1)	2,520 (+7%)	7mo	$1,140,000	$452	56
304 Sheridan Ave	0.67mi	7/5.0 (-1)	2,340 (-1%)	19mo	$1,100,000	$470	43
434 Warwick St	0.58mi	7/2.0 (-1)	2,108 (-10%)	14mo	$950,000	$451	30
306 Sheridan Ave	0.66mi	8/5.0	2,652 (+13%)	19mo	$1,000,000	$377	28

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 · 6.14% rent growth · sell at horizon

5-year hold

• IRR: 7.3%
• Equity multiple: 1.29×
• Total profit: $69,946
• Equity at exit: $126,723

10-year hold

• IRR: 19.1%
• Equity multiple: 2.82×
• Total profit: $433,054
• Equity at exit: $73,484

Cash invested: $237,972 (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 11208

• Rents YoY: 6.1%
• Active inventory: 192
• Price-to-rent: 27.2×

Monthly cashflow live

• Estimated rent: $10,423 medium
• Mortgage (P&I): −$4,457
• Tax from tax record: −$695 /mo · $8,337/yr
• Insurance: −$354
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,189
• Net cashflow: $2,728

Break-even live

Break-even rent $6,969

Max offer price $849,900

Occupancy floor 69%

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$10,424
Total (4 units)			$10,423

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: $212,475
• Closing costs: $25,497
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $849,900 Active 168 DOM
2. 2026-06-17
   days on market $849,900 Active 167 DOM
3. 2026-06-15
   days on market $849,900 Active 165 DOM
4. 2026-06-13
   days on market $849,900 Active 163 DOM
5. 2026-06-10
   days on market $849,900 Active 159 DOM
6. 2026-06-08
   days on market $849,900 Active 158 DOM
7. 2026-06-04
   days on market $849,900 Active 154 DOM
8. 2026-06-03
   days on market $849,900 Active 153 DOM
9. 2026-06-01
   days on market $849,900 Active 151 DOM
10. 2026-05-31
    days on market $849,900 Active 150 DOM
11. 2026-04-24
    status Active
12. 2026-03-04
    status Pending
13. 2026-01-19
    price $849,900
14. 2025-12-18
    price $899,900
15. 2025-11-10
    listed $914,900 Active
16. 2010-09-20
    historical
17. 2009-10-28
    listed Under Contract
18. 2007-08-14
    soldstatus $713,000
19. 2006-10-26
    soldstatus $466,500

ⓘ 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: $8,337 · $695/mo
• Projected year-2 tax: $11,350 · $946/mo
• Expected delta: +$3,013/yr (+$251/mo · 36.1%)

ⓘ 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 ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $125,076
• − Mortgage interest: −$47,608
• − Property taxes: −$8,337
• − Insurance: −$4,250
• − Repairs & maintenance: −$10,006
• − Management: −$10,006
• − Depreciation: −$24,724
• Taxable income: $20,146
• Est. tax owed @ 24.0%: −$4,835
• After-tax cash flow: $27,905/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): 105,428
• Household income: $62,077
• Rent vs Own: 75.1% rent · 24.9% own
• Severe rent burden: 7574.0

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 0.66)
• Race & ethnicity: Black 42% Hispanic / Latino 39% Asian 10% Two or more races 8% White 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 9% Dominican 16%
• Common ancestry: Hispanic 1%
• Foreign-born: 40% · Canada, China, Mexico
• Languages at home: 48% English-only · Spanish 36% Other Indo-European 11% French/Haitian/Cajun 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: ▼ -546.38%
• Current HPI: 376.1489
• Rent YoY: ▲ 6.14%
• 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

+82.2% since first listed

9 events — show timeline

• 2026-04-24 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-03-04 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-01-19 Price Changed $849,900 OneKey® MLS as Distributed by MLS Grid
• 2025-12-18 Price Changed $899,900 OneKey® MLS as Distributed by MLS Grid
• 2025-11-10 Listed $914,900 OneKey® MLS as Distributed by MLS Grid
• 2010-09-20 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2009-10-28 Listed — OneKey® MLS as Distributed by MLS Grid
• 2007-08-14 Sold (Public Records) $713,000 Public Records
• 2006-10-26 Sold (Public Records) $466,500 Public Records

Property tax history

+1.8%/yr

Latest (2025): $8,337 · +6.9% YoY. Source: county tax records.