1562 Pacific St · New York, NY 11213

$1,950,000

9 bd · 6.0 ba · 3,480 sqft · MultiFamily public records · 25 Days on market

Built 2005 2,143 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +4.0/5.0
• Cash flow +3.9/30.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +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

Welcome to 1562 Pacific Street - a fully renovated, three-family home offering the perfect live and earn opportunity in one of Brooklyn's most vibrant and sought-after neighborhoods. Built in 2005, this well-maintained three-story property spans approximately 3,480 sq ft across three thoughtfully renovated units, sitting on a 20 x 107 ft lot. Move right in and let your tenants help pay the mortgage while you build equity in a neighborhood that keeps on giving. Each unit has been tastefully updated featuring modern finishes, hardwood floors, stainless steel appliances, and sun-drenched living spaces. Whether you occupy the owner's floor and rent the others, or configure the layout to sui

Key facts

• Fully renovated
• Three family home
• Modern finishes

Tags

• FULLY RENOVATED
• THREE FAMILY HOME
• LIVE AND EARN OPPORTUNITY
• WELL MAINTAINED
• THOUGHTFULLY RENOVATED UNITS
• MODERN FINISHES

Property features AI

Finance

• Other: Pets allowed in building (restrictions apply)
• Financial info: Annual tax amount available

Exterior

• Parking: Assigned garage parking; One garage space
• Home design: Three-story building; Entry level: 1; Green building
• Exterior features: Private outdoor space (over 60 sq ft); Has a view; Lot dimensions approximately 107.17 x 20.00

Interior

• Bathrooms: Six full bathrooms
• Heating & cooling: Cooling available
• Interior features: Smoke-free building; Total of 18 rooms; Basement: Other; Three-unit property
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/2.0-bath units multifamily listed at $1.95M.

Deal economics

• At list price, monthly cash flow is $-6k ($-66k/yr) — negative. Per door: $-2k/mo.
• To cash-flow at today's rent, offer at most $972k (50.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $826k (57.6% below list).
• Recommended offer: $826k (57.6% below list) — sets the bar for 1% rule.

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 (+6.0%/yr); 74 active listings in the ZIP; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $8,261/mo this rent would consume 152% of the median local household income ($65k/yr) (locally 6603% 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 $208k of equity ($13k loan paydown + $195k 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 ~$335k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($1.92M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $850k; list at $1.95M implies a 129% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $826,100 (57.6% 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. 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.42% ✗
• Cap rate: 2.89%
• Cash-on-cash: -12.16%
• DSCR: 0.46
• GRM: 19.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 5.95% rent growth · sell at horizon

5-year hold

• IRR: 16.3%
• Equity multiple: 2.34×
• Total profit: $734,086
• Equity at exit: $1,756,714

10-year hold

• IRR: 16.0%
• Equity multiple: 5.57×
• Total profit: $2,495,132
• Equity at exit: $3,788,421

Cash invested: $546,000 (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 11213

• Home prices YoY: 4.3%
• Rents YoY: 6.0%
• Active inventory: 74
• Price-to-rent: 59.0×

Monthly cashflow live

• Estimated rent: $8,261 high
• Mortgage (P&I): −$10,226
• Tax from tax record: −$1,021 /mo · $12,254/yr
• Insurance: −$812
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,735
• Net cashflow: $-5,534

Break-even live

Break-even rent $15,265

Max offer price $972,480

Occupancy floor —

Sensitivity live

Price	-10% $-4,430	-5% $-4,982	+0% $-5,534	+5% $-6,085	+10% $-6,637
Rent	-10% $-6,186	-5% $-5,860	+0% $-5,534	+5% $-5,207	+10% $-4,881
Rate	-1.0pp $-4,552	-0.5pp $-5,038	base $-5,534	+0.5pp $-6,039	+1.0pp $-6,553

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	2	$8,262
Total (3 units)			$8,261

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: $487,500
• Closing costs: $58,500
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $1,950,000 Active 25 DOM
2. 2026-06-18
   days on market $1,950,000 Active 22 DOM
3. 2026-06-17
   days on market $1,950,000 Active 21 DOM
4. 2026-06-16
   days on market $1,950,000 Active 20 DOM
5. 2026-06-15
   price $1,950,000 Active 19 DOM
6. 2026-06-15
   days on market $2,000,000 Active 19 DOM
7. 2026-06-13
   days on market $2,000,000 Active 17 DOM
8. 2026-06-10
   days on market $2,000,000 Active 13 DOM
9. 2026-06-08
   days on market $2,000,000 Active 12 DOM
10. 2026-06-08
    days on market $2,000,000 Active 11 DOM
11. 2026-06-04
    days on market $2,000,000 Active 8 DOM
12. 2026-06-03
    days on market $2,000,000 Active 7 DOM
13. 2026-06-02
    days on market $2,000,000 Active 6 DOM
14. 2026-06-01
    days on market $2,000,000 Active 5 DOM
15. 2026-05-31
    days on market $2,000,000 Active 4 DOM
16. 2026-05-27
    listed $2,000,000 Active
17. 2022-09-06
    soldstatus $850,000
18. 2008-03-10
    soldstatus $720,000
19. 2004-07-07
    soldstatus $60,000

ⓘ 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: $12,254 · $1,021/mo
• Projected year-2 tax: $22,605 · $1,884/mo
• Expected delta: +$10,350/yr (+$863/mo · 84.5%)

ⓘ 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 ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $99,132
• − Mortgage interest: −$109,230
• − Property taxes: −$12,254
• − Insurance: −$9,750
• − Repairs & maintenance: −$7,931
• − Management: −$7,931
• − Depreciation: −$56,727
• Taxable loss: −$104,691
• Est. tax savings @ 24.0%: +$25,126
• After-tax cash flow: $-41,276/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): 68,846
• Household income: $65,127
• Rent vs Own: 83.2% rent · 16.8% own
• Severe rent burden: 6603.0

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 0.61)
• Race & ethnicity: Black 56% White 23% Hispanic / Latino 13% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Dominican 4%
• Common ancestry: Hispanic 5% Scotch-Irish 2% Romanian 1%
• Foreign-born: 32% · Canada, Mexico, China
• Languages at home: 76% English-only · Spanish 9% French/Haitian/Cajun 6% German/W. Germanic 2%

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: ▲ 23.71%
• Current HPI: 577.3841
• Rent YoY: ▲ 5.95%
• 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

+3233.3% since first listed

4 events — show timeline

• 2026-05-27 Listed $2,000,000 RLS at REBNY
• 2022-09-06 Sold (Public Records) $850,000 Public Records
• 2008-03-10 Sold (Public Records) $720,000 Public Records
• 2004-07-07 Sold (Public Records) $60,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $12,254 · -1.7% YoY. Source: county tax records.