45 Hinsdale St · New York, NY 11207

$949,999

12 bd · 3.0 ba · 2,766 sqft · MultiFamily public records · 36 Days on market

Built 1901 1,908 sqft lot

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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).

• Cash flow +11.4/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• 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 MLS

Great investment property. Over 9.4% CAP rate. Check out this great renovated 3 family townhouse with full basement. Building size: 19x52, 2766 sq ft. It features (1) three bedrooms 1 bath apartment and (2) four bedrooms 1 bath apartments. New Gas Boiler, only 2 years old. $2400 Real Estate Tax per year. The yearly projected gross income is $60,000. It's close to the L, C, J, Z train and LIRR. Put 20% down and you can live there for FREE plus make extra money. Call Li at [phone] for appointment. OPEN HOUSE MARCH 8TH FROM 3-4PM

Key facts

• Near transportation
• 1,908 sq ft lot
• Built 1901

Tags

• NEAR TRANSPORTATION

What this means for you Summary

Snapshot

• This is a 3 × 4-bed/1.0-bath units multifamily listed at $950k.

Deal economics

• At list price, monthly cash flow is $-334 ($-4k/yr) — negative. Per door: $-111/mo.
• To cash-flow at today's rent, offer at most $891k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $679k (28.5% below list).
• Recommended offer: $679k (28.5% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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.
• Market conditions: Rents rising fast (+5.3%/yr); 251 active listings in the ZIP; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $6,789/mo this rent would consume 144% 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 $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 36 days — a 3% lower offer ($921k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $556k; list at $950k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1901 — 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 $678,900 (28.5% 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 36 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1901 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
10. 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.
11. 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.
12. 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: 0.71% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.51%
• DSCR: 0.93
• GRM: 11.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.29% rent growth · sell at horizon

5-year hold

• IRR: -16.7%
• Equity multiple: 0.40×
• Total profit: $-159,641
• Equity at exit: $141,648

10-year hold

• IRR: -5.3%
• Equity multiple: 0.63×
• Total profit: $-99,342
• Equity at exit: $82,139

Cash invested: $266,000 (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 11207

• Home prices YoY: -26.3%
• Rents YoY: 5.3%
• Active inventory: 251
• Price-to-rent: 35.0×

Monthly cashflow live

• Estimated rent: $6,789 high
• Mortgage (P&I): −$4,982
• Tax from tax record: −$320 /mo · $3,834/yr
• Insurance: −$396
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,426
• Net cashflow: $-334

Break-even live

Break-even rent $7,212

Max offer price $891,007

Occupancy floor 100%

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

Units	Beds	Baths	Est. rent
▸ 3× units	4	1	$6,789
Total (3 units)			$6,789

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: $237,500
• Closing costs: $28,500
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2024-06-25
   status Pending
2. 2024-05-20
   listed $949,999 Active
3. 2024-04-17
   price $950,000
4. 2015-08-04
   soldstatus $556,500
5. 2015-07-14
   soldstatus 539-char remark

   Show marketing remark (539 chars)

   Great investment property. Over 9.4% CAP rate. Check out this great renovated 3 family townhouse with full basement. Building size: 19x52, 2766 sq ft. It features (1) three bedrooms 1 bath apartment and (2) four bedrooms 1 bath apartments. New Gas Boiler, only 2 years old. $2400 Real Estate Tax per year. The yearly projected gross income is $60,000. It's close to the L, C, J, Z train and LIRR. Put 20% down and you can live there for FREE plus make extra money. Call Li at [phone] for appointment. OPEN HOUSE MARCH 8TH FROM 3-4PM

6. 2015-07-10
   soldstatus
7. 2015-01-20
   listed $556,500 539-char remark

   Show marketing remark (539 chars)

   Great investment property. Over 9.4% CAP rate. Check out this great renovated 3 family townhouse with full basement. Building size: 19x52, 2766 sq ft. It features (1) three bedrooms 1 bath apartment and (2) four bedrooms 1 bath apartments. New Gas Boiler, only 2 years old. $2400 Real Estate Tax per year. The yearly projected gross income is $60,000. It's close to the L, C, J, Z train and LIRR. Put 20% down and you can live there for FREE plus make extra money. Call Li at [phone] for appointment. OPEN HOUSE MARCH 8TH FROM 3-4PM

8. 2015-01-20
   listed $556,500

   Show marketing remark (539 chars)

   Great investment property. Over 9.4% CAP rate. Check out this great renovated 3 family townhouse with full basement. Building size: 19x52, 2766 sq ft. It features (1) three bedrooms 1 bath apartment and (2) four bedrooms 1 bath apartments. New Gas Boiler, only 2 years old. $2400 Real Estate Tax per year. The yearly projected gross income is $60,000. It's close to the L, C, J, Z train and LIRR. Put 20% down and you can live there for FREE plus make extra money. Call Li at [phone] for appointment. OPEN HOUSE MARCH 8TH FROM 3-4PM

9. 2015-01-20
   listed $556,500

   Show marketing remark (539 chars)

   Great investment property. Over 9.4% CAP rate. Check out this great renovated 3 family townhouse with full basement. Building size: 19x52, 2766 sq ft. It features (1) three bedrooms 1 bath apartment and (2) four bedrooms 1 bath apartments. New Gas Boiler, only 2 years old. $2400 Real Estate Tax per year. The yearly projected gross income is $60,000. It's close to the L, C, J, Z train and LIRR. Put 20% down and you can live there for FREE plus make extra money. Call Li at [phone] for appointment. OPEN HOUSE MARCH 8TH FROM 3-4PM

10. 2014-05-04
    historical
11. 2013-12-05
    listed $429,000
12. 2008-09-18
    soldstatus $250,000
13. 2007-06-08
    soldstatus $425,000
14. 2007-02-27
    soldstatus $275,000

ⓘ 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: $3,834 · $320/mo
• Projected year-2 tax: $9,945 · $829/mo
• Expected delta: +$6,110/yr (+$509/mo · 159.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 13% 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: $81,468
• − Mortgage interest: −$53,215
• − Property taxes: −$3,834
• − Insurance: −$4,750
• − Repairs & maintenance: −$6,517
• − Management: −$6,517
• − Depreciation: −$27,636
• Taxable loss: −$21,002
• Est. tax savings @ 24.0%: +$5,041
• After-tax cash flow: $1,033/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

+245.5% since first listed

14 events — show timeline

• 2024-06-25 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-05-20 Listed $949,999 OneKey® MLS as Distributed by MLS Grid
• 2024-04-17 Price Changed $950,000 BNYMLS
• 2015-08-04 Sold (Public Records) $556,500 Public Records
• 2015-07-14 Sold (MLS) — RLS at REBNY
• 2015-07-10 Sold (MLS) — RLS at REBNY
• 2015-01-20 Listed $556,500 RLS at REBNY
• 2015-01-20 Listed $556,500 RLS at REBNY
• 2015-01-20 Listed $556,500 RLS at REBNY
• 2014-05-04 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2013-12-05 Listed $429,000 OneKey® MLS as Distributed by MLS Grid
• 2008-09-18 Sold (Public Records) $250,000 Public Records
• 2007-06-08 Sold (Public Records) $425,000 Public Records
• 2007-02-27 Sold (Public Records) $275,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $3,834 · +2.0% YoY. Source: county tax records.