197 E 52nd St · New York, NY 11203

$1,025,000

66 bd · 36.0 ba · 5,796 sqft · MultiFamily · 797 Days on market

Built 1931 3,000 sqft lot ↓ 5% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• 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: 6 units. estimate disagrees with records

Listing remarks

East Flatbush 6 Family Semi Detached Brick, Excellent Condition, Great Investment, Two Apartments will be delivered Vacant at closing. Actual Rent Roll $6,238 Plus two Vacant Apartments can be rented for $3,250. This property can produce a yearly income over $113,856.

Key facts

• Yearly income
• Brick exterior
• 3,000 sq ft lot

Tags

• BRICK EXTERIOR
• YEARLY INCOME

Property features AI

Finance

• Other: Property contains 6 residential units
• Financial info: Financing: cash; Reported annual rent income: 112,380 (period: 12 months); Utility expense reported

Exterior

• Parking: Attached garage with one designated space; Additional parking listed as Other
• Utilities: Electric: 220V service and circuit breakers; Hot water: electric and gas; Heating fuel: electric and oil; Heat delivery: hot water and steam/radiator
• Home design: Semi-detached residential building; Three stories; R6 zoning
• Construction: Brick and masonry construction; Flat, pitched and slate roof elements; Block and poured concrete foundation; Building footprint approximately 1,932 (dimensions 84.00 x 23.00)
• Exterior features: Back yard; Brick exterior

Interior

• Kitchen: Refrigerator; Stove; Garbage disposal (listed for at least one unit)
• Bedrooms: Three bedrooms on first level; Four bedrooms on second level; Four bedrooms on third level
• Flooring: Hardwood floors; Parquet floors
• Bathrooms: Six full bathrooms total (two on each level)
• Heating & cooling: Heating by hot water and steam/radiator; Heating fuel: electric and oil; Electric service: 220V with circuit breakers
• Interior features: Refrigerator; Stove; Full and partial basement with separate entrance; Hardwood floors; Parquet floors; No central air units reported
• Laundry & utility: Water included for some units; Heat included for some units

What this means for you Summary

Snapshot

• This is a 6 × 11-bed/6.0-bath units multifamily listed at $1.02M.

Deal economics

• At list price, monthly cash flow is $9k ($108k/yr) — positive. Per door: $2k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($20k rent vs $1.02M).
• Recommended offer: $902k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.8% 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 (+2.9%/yr); 190 active listings in the ZIP; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $20,373/mo this rent would consume 360% of the median local household income ($68k/yr) (locally 5458% 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 $31k 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 + 2.9% rent growth), your $287k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 797 days — a 12% lower offer ($902k) 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, 64% 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 $902,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 797 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 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: 1.99% ✓
• Cap rate: 16.84%
• Cash-on-cash: 37.68%
• DSCR: 2.68
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.89% rent growth · sell at horizon

5-year hold

• IRR: 33.6%
• Equity multiple: 2.41×
• Total profit: $405,884
• Equity at exit: $152,831

10-year hold

• IRR: 40.4%
• Equity multiple: 4.78×
• Total profit: $1,084,482
• Equity at exit: $88,623

Cash invested: $287,000 (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 11203

• Rents YoY: 2.9%
• Active inventory: 190
• Price-to-rent: 25.2×

Monthly cashflow live

• Estimated rent: $20,373 medium
• Mortgage (P&I): −$5,375
• Tax est. 1.5%: −$1,281 /mo · $15,375/yr
• Insurance: −$427
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,278
• Net cashflow: $9,011

Break-even live

Break-even rent $8,967

Max offer price $1,025,000

Occupancy floor 51%

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

Units	Beds	Baths	Est. rent
▸ 6× units	11	6	$20,376
Total (6 units)			$20,373

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: $256,250
• Closing costs: $30,750
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $1,025,000 Active 797 DOM
2. 2026-06-17
   days on market $1,025,000 Active 796 DOM
3. 2026-06-15
   days on market $1,025,000 Active 794 DOM
4. 2026-06-13
   days on market $1,025,000 Active 792 DOM
5. 2026-06-10
   days on market $1,025,000 Active 788 DOM
6. 2026-06-08
   days on market $1,025,000 Active 787 DOM
7. 2026-06-03
   days on market $1,025,000 Active 782 DOM
8. 2026-06-01
   days on market $1,025,000 Active 780 DOM
9. 2026-05-31
   days on market $1,025,000 Active 779 DOM
10. 2025-12-01
    price $1,025,000
11. 2025-02-04
    price $1,049,000
12. 2024-04-11
    listed $1,075,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 64% 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: $244,476
• − Mortgage interest: −$57,416
• − Property taxes: −$15,375
• − Insurance: −$5,125
• − Repairs & maintenance: −$19,558
• − Management: −$19,558
• − Depreciation: −$29,818
• Taxable income: $97,626
• Est. tax owed @ 24.0%: −$23,430
• After-tax cash flow: $84,703/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): 74,817
• Household income: $67,897
• Rent vs Own: 60.4% rent · 39.6% own
• Severe rent burden: 5458.0

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: Predominantly Black (78%)
• Race & ethnicity: Black 78% Two or more races 10% Hispanic / Latino 7% White 5% Asian 2%
• Hispanic origin (detail): Puerto Rican 2% Dominican 1%
• Common ancestry: Hispanic 9%
• Foreign-born: 49% · Canada, Mexico, China
• Languages at home: 81% English-only · French/Haitian/Cajun 10% Spanish 5% 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: ▼ -572.37%
• Current HPI: 379.2379
• Rent YoY: ▲ 2.89%
• 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

-4.7% since first listed

3 events — show timeline

• 2025-12-01 Price Changed $1,025,000 BNYMLS
• 2025-02-04 Price Changed $1,049,000 BNYMLS
• 2024-04-11 Listed $1,075,000 BNYMLS