180 SUMPTER ST Unit 5 FAM · New York, NY 11233

$2,100,000

None bd · None ba · 4,125 sqft · MultiFamily · 69 Days on market

Built 1910

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Why this score? — see what drove the D 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).

• Appreciation +10.0/10.0
• Cash flow +7.7/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.8/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. 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

8% CAP RATE !! * * 5 family alert * * Rare opportunity to own a 5 unit building. All units are free market. Each apartment has two bedrooms, a living room, a dining area, kitchen and a bright bathroom. Gas and electric are separately metered. First floor apartment is the biggest, with 4 bedrooms and access to the backyard and garden. The Entire property has been well maintained through the years. This property has extremely low taxes of a less than $7,000 a year! Located just Two blocks from B25 and B7 buses and the A, C train at Ralph Ave station. J, Z trains available at the Chauncey Station. Two of the apartments are occupied and Three will be delivered vacant. This property has huge

Key facts

• Access to backyard
• Kitchen
• Living room

Tags

• TWO BEDROOMS
• LIVING ROOM
• DINING AREA
• KITCHEN
• BRIGHT BATHROOM
• ACCESS TO BACKYARD

Property features AI

Finance

• Other: Building total area approximately 4,125; Located in Kings (Brooklyn) county

Exterior

• Parking: Off-site parking available; No carport
• Utilities: Public sewer; Electricity connected; Natural gas available; Sewer available and connected; Public trash collection; Underground utilities; Water available
• Home design: Quadruplex
• Construction: Frame construction; Finished basement
• Exterior features: Frame construction; Not waterfront

Interior

• Kitchen: Eat-in kitchen; Granite counters; Open kitchen layout
• Bedrooms: Includes a bedroom on the first floor
• Bathrooms: Includes a full bathroom on the first floor; Finished basement bathroom options (finished basement present)
• Heating & cooling: Wall/window air conditioning units; Oil heating
• Interior features: First-floor bedroom; First-floor full bathroom; Eat-in kitchen; Granite counters; In-law floorplan; Open kitchen
• Laundry & utility: Utilities available: electricity and natural gas

What this means for you Summary

Snapshot

• This is a multifamily listed at $2.10M.

Deal economics

• At list price, monthly cash flow is $-2k ($-29k/yr) — negative.
• To cash-flow at today's rent, offer at most $1.75M (16.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.53M (27.2% below list).
• Recommended offer: $1.53M (27.2% below list) — sets the bar for 1% rule.
• Cap rate 4.9% 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: Elm Tree Elementary School (math 27% / reading 52%, grade F, #1,444 of 2,108 statewide, top 71%, 806 students, 94% FRL); Jhs 383 Philippa Schuyler (math 32% / reading 67%, grade C, #280 of 729 statewide, top 40%, 822 students, 85% 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 fast (+6.4%/yr); 152 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $15,283/mo this rent would consume 294% of the median local household income ($62k/yr) (locally 6960% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $225k of equity ($15k loan paydown + $210k appreciation (10.0% local appreciation)).
• Kings County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$361k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($1.97M) 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 $1,528,300 (27.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.73% ✗
• Cap rate: 4.90%
• Cash-on-cash: -4.98%
• DSCR: 0.78
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $977,625
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
134 Thomas S Boyland St	0.18mi	10/3.0	3,876 (-6%)	24mo	$917,000	$237	62

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 6.44% rent growth · sell at horizon

5-year hold

• IRR: 21.7%
• Equity multiple: 2.77×
• Total profit: $1,043,322
• Equity at exit: $1,891,846

10-year hold

• IRR: 20.4%
• Equity multiple: 6.65×
• Total profit: $3,322,563
• Equity at exit: $4,079,838

Cash invested: $588,000 (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 11233

• Home prices YoY: 2.9%
• Rents YoY: 6.4%
• Active inventory: 152
• Price-to-rent: 52.5×

Monthly cashflow live

• Estimated rent: $15,283 high
• Mortgage (P&I): −$11,013
• Tax est. 1.5%: −$2,625 /mo · $31,500/yr
• Insurance: −$875
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,209
• Net cashflow: $-2,439

Break-even live

Break-even rent $18,370

Max offer price $1,747,064

Occupancy floor —

Sensitivity live

Price	-10% $-988	-5% $-1,713	+0% $-2,439	+5% $-3,165	+10% $-3,890
Rent	-10% $-3,646	-5% $-3,043	+0% $-2,439	+5% $-1,835	+10% $-1,232
Rate	-1.0pp $-1,382	-0.5pp $-1,905	base $-2,439	+0.5pp $-2,983	+1.0pp $-3,537

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$13,332
1× unit	4	1	$1,949
Total (5 units)			$15,283

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: $525,000
• Closing costs: $63,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1644 Atlantic Ave Unit 3 Brooklyn, NY	2.0	1.0	3040	$2,850	$0.94	26d	1	0.99mi
1135 Eastern Pkwy Brooklyn, NY	2.0	1.0	4412	$2,997	$0.68	26d	1	0.99mi

Listing history 14 events

1. 2026-06-21
   days on market $2,100,000 Active 69 DOM
2. 2026-06-18
   days on market $2,100,000 Active 66 DOM
3. 2026-06-17
   days on market $2,100,000 Active 65 DOM
4. 2026-06-15
   days on market $2,100,000 Active 63 DOM
5. 2026-06-13
   days on market $2,100,000 Active 61 DOM
6. 2026-06-10
   days on market $2,100,000 Active 57 DOM
7. 2026-06-08
   days on market $2,100,000 Active 56 DOM
8. 2026-06-08
   pricedays on market $2,100,000 Active 55 DOM
9. 2026-06-04
   days on market $2,329,000 Active 52 DOM
10. 2026-06-03
    days on market $2,329,000 Active 51 DOM
11. 2026-06-01
    days on market $2,329,000 Active 49 DOM
12. 2026-05-31
    days on market $2,329,000 Active 48 DOM
13. 2026-04-22
    price $2,329,000
14. 2026-04-13
    listed $2,330,000 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 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: $183,396
• − Mortgage interest: −$117,633
• − Property taxes: −$31,500
• − Insurance: −$10,500
• − Repairs & maintenance: −$14,672
• − Management: −$14,672
• − Depreciation: −$61,091
• Taxable loss: −$66,671
• Est. tax savings @ 24.0%: +$16,001
• After-tax cash flow: $-13,268/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): 81,822
• Household income: $62,411
• Rent vs Own: 76.3% rent · 23.7% own
• Severe rent burden: 6960.0

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 (65%)
• Race & ethnicity: Black 65% Hispanic / Latino 16% White 12% Two or more races 8% Asian 2%
• Hispanic origin (detail): Puerto Rican 5% Dominican 5%
• Common ancestry: Hispanic 1% Romanian 1% Lithuanian 1%
• Foreign-born: 25% · Canada, Mexico, China
• Languages at home: 80% English-only · Spanish 12% French/Haitian/Cajun 3% 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: ▲ 18.31%
• Current HPI: 645.4828
• Rent YoY: ▲ 6.44%
• 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

-0.0% since first listed

2 events — show timeline

• 2026-04-22 Price Changed $2,329,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-13 Listed $2,330,000 OneKey® MLS as Distributed by MLS Grid