834 Rogers Ave · New York, NY 11226

$1,199,999

4 bd · 4.0 ba · — sqft · MultiFamily · 30 Days on market

Good condition 1,490 sqft lot

---

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
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• Appreciation +6.4/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +3.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Located in the heart of Flatbush, this mixed-use building presents an exceptional investment opportunity with strong income-producing potential. The property features one ground-floor commercial storefront, currently configured as professional office space, along with four well-maintained residential units, each offering 1 bedroom and 1 bathroom. Perfectly positioned near public transportation, shopping, restaurants, and everyday conveniences, this property offers both accessibility and long-term appeal for tenants and business owners alike. Whether you are looking to expand your portfolio or secure a versatile mixed-use asset in a thriving Brooklyn neighborhood, this building delivers outs

Key facts

• Near shopping
• Near restaurants
• Mixed-use building

Tags

• PUBLIC TRANSPORTATION ACCESS
• NEAR SHOPPING
• NEAR RESTAURANTS
• MIXED-USE BUILDING

Property features AI

Finance

• Other: Utility expense reported as $0.00
• Financial info: Reported rent income: $48,000; Financing available: bank mortgage or cash

Exterior

• Parking: No designated parking
• Utilities: Electric: other; Hot water: other; Heating fuel: other
• Home design: Attached building; Mixed-use property; Flat roof; Other roof details; Other foundation
• Construction: Brick construction; Flat roof; Other foundation
• Exterior features: Back yard; Brick exterior

Interior

• Bedrooms: Four 1-bedroom units (on upper floors)
• Flooring: Hardwood floors; Other flooring (see remarks)
• Bathrooms: Each 1-bedroom unit has 1 full bathroom
• Heating & cooling: Other heating fuel; Other heat delivery; Other hot water
• Interior features: Semi-finished basement; Hardwood floors; Other flooring (see remarks)

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath multifamily listed at $1.20M. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $6k ($66k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($17k rent vs $1.20M).
• Recommended offer: $1.18M (1.5% below list) — sets the bar for market timing.
• Cap rate 11.8% 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 fast (+4.0%/yr); 153 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $17,499/mo this rent would consume 259% of the median local household income ($81k/yr) (locally 8485% 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 $43k of equity ($8k loan paydown + $34k appreciation (2.9% local appreciation)).
• Kings County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (2.9% appreciation + 4.0% rent growth), your $336k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$70k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($1.18M) is reasonable based on typical stale-listing flexibility.

Recommended offer $1,181,999 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.46% ✓
• Cap rate: 11.82%
• Cash-on-cash: 19.75%
• DSCR: 1.88
• GRM: 5.7

CMA / ARV

No comps found within radius.

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3112 Snyder Ave	0.27mi	5/2.5 (+1)	—	1mo	$1,290,000	—	63
257 E 28th St	0.46mi	5/4.0 (+1)	2,128	1mo	$1,450,000	$681	60
337 E 35th St	0.51mi	4/3.0	2,000	3mo	$955,000	$478	57
88 Lott St	0.21mi	5/2.0 (+1)	1,796	10mo	$770,000	$429	56
147 E 29th St	0.35mi	5/3.0 (+1)	2,070	8mo	$1,050,000	$507	56
1136 Flatbush Ave	0.59mi	4/3.5	3,700	4mo	$1,500,000	$405	55
204 E 31 St	0.38mi	5/2.0 (+1)	3,216	3mo	$970,000	$302	54
1196 New York Ave	0.55mi	4/2.0	1,620	1mo	$615,000	$380	53
263 East 39 St	0.63mi	4/2.0	1,428	6mo	$680,000	$476	45
355 Winthrop St	0.56mi	4/1.0	2,400	7mo	$975,000	$406	43
381 E 31st St	0.67mi	4/2.0	1,815	8mo	$1,100,000	$606	42
1232 Flatbush Ave	0.71mi	4/2.0	2,970	6mo	$1,275,000	$429	42

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

Projected returns pro-forma

2.87% appreciation · 4.0% rent growth · sell at horizon

5-year hold

• IRR: 26.6%
• Equity multiple: 2.51×
• Total profit: $506,896
• Equity at exit: $531,063

10-year hold

• IRR: 27.9%
• Equity multiple: 5.01×
• Total profit: $1,347,963
• Equity at exit: $811,878

Cash invested: $336,000 (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 11226

• Home prices YoY: 0.9%
• Rents YoY: 4.0%
• Active inventory: 153
• Price-to-rent: 28.4×

Monthly cashflow live

• Estimated rent: $17,499 high
• Mortgage (P&I): −$6,293
• Tax est. 1.5%: −$1,500 /mo · $18,000/yr
• Insurance: −$500
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,675
• Net cashflow: $5,531

Break-even live

Break-even rent $10,497

Max offer price $1,199,999

Occupancy floor 63%

Sensitivity live

Price	-10% $6,361	-5% $5,946	+0% $5,531	+5% $5,117	+10% $4,702
Rent	-10% $4,149	-5% $4,840	+0% $5,531	+5% $6,222	+10% $6,914
Rate	-1.0pp $6,136	-0.5pp $5,836	base $5,531	+0.5pp $5,220	+1.0pp $4,904

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$14,104
1× unit	0	0	$3,394
Total (5 units)			$17,499

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: $300,000
• Closing costs: $36,000
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
810 Rogers Ave Brooklyn, NY	4.0	1.0	120	$1,130	$9.42	22d	1	0.07mi
2911 Albemarle Rd Brooklyn, NY	4.0	2.0	1100	$1,175	$1.07	26d	1	0.20mi
1365 Nostrand Ave Brooklyn, NY	4.0	2.0	—	$1,160	—	26d	1	0.29mi
1365 Nostrand Ave Brooklyn, NY	4.0	2.0	592	$1,180	$1.99	6d	1	0.29mi
33 Lenox Rd Brooklyn, NY	4.0	3.0	647	$1,170	$1.81	4d	1	0.39mi
33 Lenox Rd Brooklyn, NY	4.0	1.0	—	$1,180	—	26d	1	0.39mi
361 Winthrop St Brooklyn, NY	3.0	4.0	500	$1,510	$3.02	6d	1	0.58mi
289 Fenimore St Brooklyn, NY	4.0	2.0	600	$1,320	$2.20	22d	1	0.60mi
291 Fenimore St Brooklyn, NY	4.0	2.0	605	$1,340	$2.21	22d	1	0.60mi
342 Rutland Rd Brooklyn, NY	5.0	3.0	1200	$1,420	$1.18	26d	1	0.67mi
10 Westminster Rd Brooklyn, NY	4.0	2.5	547	$1,170	$2.14	6d	1	0.84mi
240 Sullivan Pl Unit 2 Brooklyn, NY	3.0	1.0	—	$4,395	—	26d	1	0.99mi
240 Sullivan Pl Brooklyn, NY	3.0	1.0	—	$4,552	—	26d	1	0.99mi
448 Empire Blvd Brooklyn, NY	4.0	2.0	592	$1,170	$1.97	6d	1	1.01mi
311 Rogers Ave Unit 516 Brooklyn, NY	4.0	2.0	115	$1,180	$10.26	26d	1	1.09mi
335 Crown St Unit 1 Brooklyn, NY	5.0	4.0	—	$6,500	—	22d	1	1.15mi
335 Crown St Brooklyn, NY	5.0	4.0	—	$6,500	—	20d	1	1.15mi
241 Ocean Pkwy Brooklyn, NY	4.0	2.5	—	$5,000	—	14d	1	1.16mi
860 Nostrand Ave Brooklyn, NY	3.0	1.0	—	$3,621	—	26d	1	1.29mi
619 E 7th St Brooklyn, NY	3.0	1.0	—	$3,699	—	7d	1	1.32mi
595 Crown St Brooklyn, NY	3.0	1.0	—	$3,600	—	26d	1	1.33mi
670 Eastern Pkwy Brooklyn, NY	3.0	2.0	—	$3,500	—	26d	1	1.37mi
922 Lincoln Pl Brooklyn, NY	3.0	2.0	—	$5,499	—	26d	1	1.46mi
808 Nostrand Ave Unit 3 Brooklyn, NY	3.0	1.0	—	$1,100	—	0d	1	1.46mi
806 Saint Johns Pl Unit 1D Brooklyn, NY	3.0	2.0	—	$4,350	—	16d	1	1.49mi
1578 Union St Brooklyn, NY	3.0	1.0	—	$4,200	—	22d	1	1.50mi

Listing history 15 events

1. 2026-06-21
   days on market $1,199,999 Active 30 DOM
2. 2026-06-18
   days on market $1,199,999 Active 27 DOM
3. 2026-06-17
   days on market $1,199,999 Active 26 DOM
4. 2026-06-16
   days on market $1,199,999 Active 25 DOM
5. 2026-06-15
   days on market $1,199,999 Active 24 DOM
6. 2026-06-13
   days on market $1,199,999 Active 22 DOM
7. 2026-06-10
   days on market $1,199,999 Active 18 DOM
8. 2026-06-08
   days on market $1,199,999 Active 17 DOM
9. 2026-06-08
   days on market $1,199,999 Active 16 DOM
10. 2026-06-04
    days on market $1,199,999 Active 13 DOM
11. 2026-06-03
    days on market $1,199,999 Active 12 DOM
12. 2026-06-02
    days on market $1,199,999 Active 11 DOM
13. 2026-06-01
    days on market $1,199,999 Active 10 DOM
14. 2026-05-31
    days on market $1,199,999 Active 9 DOM
15. 2026-05-22
    listed $1,199,999 Active

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

Taxation est. · year 1

• Rental income: $209,988
• − Mortgage interest: −$67,219
• − Property taxes: −$18,000
• − Insurance: −$6,000
• − Repairs & maintenance: −$16,799
• − Management: −$16,799
• − Depreciation: −$34,909
• Taxable income: $50,262
• Est. tax owed @ 24.0%: −$12,063
• After-tax cash flow: $54,312/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.

Condition & rehab AI · 14 photos

Good 75/100 Cosmetic rehab

This mixed-use building is in good condition with minimal repairs needed. The property has a good location and strong income-producing potential, making it a great investment opportunity.

Value-add opportunities

• Both Paint the exterior walls — Painting the exterior walls can improve the curb appeal and increase the property's value.
• Both Clean the gutters — Clean gutters can prevent water damage and improve the property's value.
• Both Inspect and replace any damaged windows — Replacing damaged windows can improve the property's value and energy efficiency.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior walls — Painting the exterior walls can improve the curb appeal and increase the property's value. ↑
• Both Clean the gutters — Clean gutters can prevent water damage and improve the property's value. ↑
• Both Inspect and replace any damaged windows — Replacing damaged windows can improve the property's value and energy efficiency. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 95,144
• Household income: $81,014
• Rent vs Own: 86.0% rent · 14.0% own
• Severe rent burden: 8485.0

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 0.60)
• Race & ethnicity: Black 59% Hispanic / Latino 16% White 14% Two or more races 9% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 3% Dominican 2%
• Common ancestry: Hispanic 12% Romanian 1% Italian 1%
• Foreign-born: 43% · Canada, China, Mexico
• Languages at home: 65% English-only · French/Haitian/Cajun 14% Spanish 13% Other Indo-European 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: ▲ 2.87%
• Current HPI: 331.4138
• Rent YoY: ▲ 4.00%
• 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

1 event — show timeline

• 2026-05-22 Listed $1,199,999 BNYMLS