1 Rose St · New York, NY 11236

$949,000

6 bd · 3.0 ba · 2,820 sqft · MultiFamily public records · 492 Days on market

Built 1930 1,292 sqft lot Est $1097k · 13% 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 +25.3/30.0
• ARV discount +13.6/15.0
• DSCR +8.3/10.0
• 1% rule +5.8/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• 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: 3 units. confirmed

Listing remarks

BEAUTIFUL 3 FAMILY PROPERTY PRICED FOR A QUICK SALE, OWNER IS VERY MOTIVATED.

Key facts

• 1,292 sq ft lot
• Built 1930
• Listed 491 days

Property features AI

Finance

• Other: Three-unit building
• Financial info: Reported rental income: $4,700/month; Financing available: Bank mortgage or cash

Exterior

• Parking: No parking
• Utilities: Gas hot water; Gas heating fuel; 220V electric; Monthly utility expense reported
• Home design: Semi-detached building; Residential property; Flat roof
• Construction: Brick construction; Poured concrete foundation
• Exterior features: Front yard; Back yard

Interior

• Kitchen: Oven/Range; Refrigerator; Dishwasher; Microwave
• Bedrooms: Two bedrooms on level 1; Two bedrooms on level 2; Three bedrooms on level 3
• Flooring: Carpeting; Hardwood floors; Tile floors
• Bathrooms: Three full bathrooms (one on each level)
• Heating & cooling: Hot water heat (gas); 220V electric service
• Interior features: Dishwasher; Microwave; Refrigerator; Stove; Three AC units
• Laundry & utility: Water included for each unit

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $949k.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive. Per door: $720/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $949k).
• Recommended offer: $835k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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: 228 active listings in the ZIP; solid renter incomes; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $10,294/mo this rent would consume 152% of the median local household income ($81k/yr) (locally 4225% 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 $28k 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 492 days — a 12% lower offer ($835k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $650k; 46% 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, 68% 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 $835,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 492 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: 1.08% ✓
• Cap rate: 9.03%
• Cash-on-cash: 9.76%
• DSCR: 1.43
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $1,096,980
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1372 Rockaway Pkwy	0.23mi	6/2.5	3,000 (+6%)	5mo	$1,400,000	$467	73
1124 Remsen Ave	0.18mi	7/2.5 (+1)	2,837 (+1%)	17mo	$1,050,000	$370	69
732 E 82nd St	0.57mi	6/3.5	2,760 (-2%)	0mo	$1,075,000	$389	68
663 E 94th St	0.63mi	7/4.0 (+1)	2,800 (-1%)	10mo	$1,110,000	$396	52
1140 Remsen Ave	0.20mi	6/2.0	2,400 (-15%)	13mo	$980,000	$408	51
9421 Farragut Rd	0.11mi	6/4.5	3,150 (+12%)	23mo	$835,000	$265	50
9717 Farragut Rd	0.27mi	7/6.0 (+1)	3,100 (+10%)	11mo	$1,225,000	$395	45
924 E 106th St	0.75mi	5/3.0 (-1)	2,660 (-6%)	7mo	$840,000	$316	44
1389 E 93rd St	0.65mi	5/3.0 (-1)	2,612 (-7%)	20mo	$950,000	$364	36
1122 E 89 St	0.63mi	6/4.0	3,139 (+11%)	15mo	$735,000	$234	35

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.6%
• Equity multiple: 0.94×
• Total profit: $-16,361
• Equity at exit: $141,499

10-year hold

• IRR: 8.0%
• Equity multiple: 1.61×
• Total profit: $162,132
• Equity at exit: $82,052

Cash invested: $265,720 (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 11236

• Active inventory: 228
• Price-to-rent: 23.0×

Monthly cashflow live

• Estimated rent: $10,294 medium
• Mortgage (P&I): −$4,977
• Tax from tax record: −$599 /mo · $7,192/yr
• Insurance: −$395
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,162
• Net cashflow: $2,161

Break-even live

Break-even rent $7,559

Max offer price $949,000

Occupancy floor 74%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$10,293
Total (3 units)			$10,294

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: $237,250
• Closing costs: $28,470
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $949,000 Active 492 DOM
2. 2026-06-17
   days on market $949,000 Active 491 DOM
3. 2026-06-15
   days on market $949,000 Active 489 DOM
4. 2026-06-13
   days on market $949,000 Active 487 DOM
5. 2026-06-10
   days on market $949,000 Active 483 DOM
6. 2026-06-08
   days on market $949,000 Active 482 DOM
7. 2026-06-03
   days on market $949,000 Active 477 DOM
8. 2026-06-01
   days on market $949,000 Active 475 DOM
9. 2026-05-31
   days on market $949,000 Active 474 DOM
10. 2025-02-12
    price $949,000
11. 2025-02-11
    listed $849,000 Active
12. 2007-09-07
    soldstatus $650,000
13. 2005-08-18
    soldstatus $450,000
14. 2004-04-28
    soldstatus $370,000
15. 2001-04-06
    soldstatus $300,000
16. 2001-01-22
    soldstatus $195,000
17. 1988-11-28
    soldstatus $185,000

ⓘ 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: $7,192 · $599/mo
• Projected year-2 tax: $11,615 · $968/mo
• Expected delta: +$4,423/yr (+$369/mo · 61.5%)

ⓘ 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 · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $123,528
• − Mortgage interest: −$53,159
• − Property taxes: −$7,192
• − Insurance: −$4,745
• − Repairs & maintenance: −$9,882
• − Management: −$9,882
• − Depreciation: −$27,607
• Taxable income: $11,060
• Est. tax owed @ 24.0%: −$2,654
• After-tax cash flow: $23,275/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): 88,051
• Household income: $81,464
• Rent vs Own: 48.4% rent · 51.6% own
• Severe rent burden: 4225.0

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 (79%)
• Race & ethnicity: Black 79% Hispanic / Latino 8% Two or more races 8% White 4% Asian 2%
• Hispanic origin (detail): Puerto Rican 3% Dominican 2%
• Common ancestry: Hispanic 14%
• Foreign-born: 45% · Canada, Mexico, China
• Languages at home: 74% English-only · French/Haitian/Cajun 14% Spanish 6% Chinese 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: ▼ -375.21%
• Current HPI: 330.8367
• Rent YoY: —
• 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

+413.0% since first listed

8 events — show timeline

• 2025-02-12 Price Changed $949,000 BNYMLS
• 2025-02-11 Listed $849,000 BNYMLS
• 2007-09-07 Sold (Public Records) $650,000 Public Records
• 2005-08-18 Sold (Public Records) $450,000 Public Records
• 2004-04-28 Sold (Public Records) $370,000 Public Records
• 2001-04-06 Sold (Public Records) $300,000 Public Records
• 2001-01-22 Sold (Public Records) $195,000 Public Records
• 1988-11-28 Sold (Public Records) $185,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $7,192 · +3.4% YoY. Source: county tax records.