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543 41 St 6-Plex
B Composite 74.81
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 +27.4/30.0
  • DSCR +9.6/10.0
  • Appreciation +9.2/10.0
  • ARV discount +7.5/15.0
  • 1% rule +7.3/10.0
  • Schools +4.5/10.0
  • Rent growth +4.1/5.0
  • Livability +3.8/5.0
  • Condition / age +1.5/5.0

$1,330,000

543 41 St · New York, NY 11232
15 bd · 6.0 ba · 4,980 sqft · MultiFamily public records · 81 Days on market
Built 1925 Poor condition 2,500 sqft lot $267/sqft · 56% below area

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 6 units. confirmed

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 MLS

Solid brick 6 family building located in the prime Sunset Park. Lot: 25x100, Building: 25x78. Finished basement with separate front and back entrance. Three 3 bedrooms and three 2 bedrooms apartment. Gross rental income $96,708/Year. Near N and R subway station. Don’t miss out this opportunity to own the income immediately building with the beautiful park view of Sunset Park.

Key facts

  • Separate entrance
  • Brick house
  • Investment property

Tags

BRICK HOUSEFINISHED BASEMENTSEPARATE ENTRANCEINVESTMENT PROPERTYRENTAL INCOMEN AND R TRAINS

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 6 × 2-bed/1.0-bath units multifamily listed at $1.33M. Condition is rated poor.

Deal economics

  • At list price, monthly cash flow is $4k ($47k/yr) — positive. Per door: $649/mo.
  • The deal already cash-flows at list — no discount required.
  • Meets the 1% rule at list price ($16k rent vs $1.33M).
  • Recommended offer: $1.25M (6.0% below list) — sets the bar for market timing.
  • Cap rate 9.8% 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.
  • Zoned schools: Elm Tree Elementary School (math 27% / reading 52%, grade F, #1,444 of 2,108 statewide, top 71%, 806 students, 94% FRL); Ms 51 William Alexander (math 67% / reading 92%, grade A+, #32 of 729 statewide, top 5%, 1,026 students, 61% 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 (+6.3%/yr); 115 active listings in the ZIP; solid renter incomes; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).

Forward outlook

  • In year one you build about $120k of equity ($9k loan paydown + $111k appreciation (8.3% local appreciation)).
  • Kings County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
  • At projected returns (8.3% appreciation + 6.3% rent growth), your $372k cash investment doubles in ~3 years — after that, you're playing with house money.
  • By year 2, paydown + projected appreciation supports a ~$193k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

  • It's been on market 81 days — a 6% lower offer ($1.25M) is reasonable based on typical stale-listing flexibility.
  • 2 sale attempts since 3y 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 $950k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

  • Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
  • Climate carrying-cost: major wind risk, 61% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer $1,250,200 (6.0% below list)

Questions for the listing agent

  1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
  5. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
  6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
  7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
  8. 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?
  9. 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?
  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
1.23%
Cap rate
9.81%
Cash-on-cash
12.55%
DSCR
1.56
GRM
6.8

CMA / ARV

ARV (median comp)
$3,000,347
List price
$1,330,000
Delta
-55.67%
Verdict
UNDERPRICED
Comps
20 within 1.0 mi
Show comp detail 9 sales within ~0.75 mi
Address Dist Beds/Ba Sqft Sold Price $/sf Match
531 51 St 0.49mi 15/6.5 3,937 (-21%) 0mo $2,100,000 $533 50
418 44 St 0.26mi 14/6.0 (-1) 5,625 (+13%) 40mo $1,050,000 $187 41
360 61st St 1.05mi 15/6.0 5,100 (+2%) 30mo $1,175,000 $230 41
543 49th St 0.40mi 16/8.0 (+1) 6,348 (+28%) 5mo $1,480,000 $233 40
325 37th St 0.38mi 14/7.0 (-1) 3,650 (-27%) 19mo $1,280,000 $351 32
761 43rd St 0.34mi 14/4.0 (-1) 4,000 (-20%) 16mo $2,220,000 $555 32
129 19th St 1.12mi 16/6.0 (+1) 4,530 (-9%) 52mo $2,175,000 $480 25
839 57th St 0.90mi 16/7.0 (+1) 6,105 (+23%) 15mo $3,700,000 $606 19
5722 6th Ave 0.85mi 13/5.0 (-2) 4,200 (-16%) 38mo $2,550,000 $607 6

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

Projected returns pro-forma

8.35% appreciation · 6.26% rent growth · sell at horizon

5-year hold
IRR
32.0%
Equity multiple
3.37×
Total profit
$881,068
Equity at exit
$1,041,985
10-year hold
IRR
29.6%
Equity multiple
7.73×
Total profit
$2,504,400
Equity at exit
$2,099,164

Cash invested: $372,400 (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.
Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now
5 active · 1 under contract
Months of supply
30.0 mo (3%/mo absorbed)
Median asking
$2,980,000 ($677/sqft)
Median days on market
98 d
This list price
lowest-priced of the active set
ARV vs active asking
-11.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 11232

Home prices YoY
2.0%
Rents YoY
6.3%
Active inventory
115
Price-to-rent
40.7×

Monthly cashflow live

Estimated rent
$16,325 medium interval (Pro) →
Mortgage (P&I)
$6,975
Tax from tax record
$1,472 /mo · $17,669/yr
Insurance
$554
HOA
$0
Vacancy / Maint / Mgmt
$3,428
Net cashflow
$3,895

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

UnitsBedsBathsEst. rent
Total (6 units) $16,325

Break-even live

Break-even rent $11,394
Max offer price $1,330,000
Occupancy floor 71%

Sensitivity live

Price -10% $4,648 -5% $4,272 +0% $3,895 +5% $3,519 +10% $3,143
Rent -10% $2,606 -5% $3,251 +0% $3,895 +5% $4,540 +10% $5,185
Rate -1.0pp $4,565 -0.5pp $4,234 base $3,895 +0.5pp $3,551 +1.0pp $3,200

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
$332,500
Closing costs
$39,900
Reserves months
Total cash needed

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Short-term bridge; refi at stabilization.

Rent comps 12 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
253 51st St Brooklyn, NY 2.0 1.0 $2,700 120d 1 0.65mi
87 Tehama St Brooklyn, NY 3.0 1.0 $3,500 120d 1 1.17mi
132 17th St Unit 5 Brooklyn, NY 3.0 1.0 850 $2,700 $3.18 120d 1 1.19mi
3322 12th Ave Brooklyn, NY 2.0 1.0 $3,100 120d 1 1.20mi
22 Tehama St Unit 2 Fl Brooklyn, NY 2.0 1.0 700 $2,980 $4.26 120d 1 1.23mi
22 Tehama St Unit 1 Brooklyn, NY 3.0 1.5 2800 $4,500 $1.61 40d 1 1.23mi
1351 38th St Brooklyn, NY 2.0 1.0 $2,499 120d 1 1.23mi
102 Dahill Rd Brooklyn, NY 2.0 1.0 $2,600 71d 1 1.25mi
200 16th St Unit 1D Brooklyn, NY 1.0 1.0 $3,500 70d 1 1.27mi
1656 8th Ave Unit 2nd floor Brooklyn, NY 1.0 1.0 1200 $3,900 $3.25 120d 1 1.27mi
6717 6th Ave Unit 2 Brooklyn, NY 1.0 1.0 700 $2,200 $3.14 114d 1 1.36mi
258 Senator St Unit 2fl Brooklyn, NY 3.0 1.0 $3,800 120d 1 1.46mi

Property features AI

Finance

Other
Building footprint approximately 1,950 (dimensions 78.00 x 25.00)Zoning: R6ASix-unit building
Financial info
Financing available: bank mortgage or cashUtility expense listed (monthly): 600.00

Exterior

Parking
On-street parking
Utilities
220V electricGas for heating and hot water
Home design
Attached buildingResidential propertyFlat roof
Construction
Brick constructionPoured concrete foundation
Exterior features
Back yard

Interior

Bedrooms
Unit 1: 3 bedrooms (1st floor)Unit 2: 2 bedrooms (2nd floor)Unit 3: 3 bedrooms (2nd floor)Unit 4: 2 bedrooms (2nd floor)Unit 5: 3 bedrooms (3rd floor)Unit 6: 2 bedrooms (3rd floor)
Flooring
Hardwood floorsTile floors
Bathrooms
Six full bathrooms totalEach unit includes one full bathroom
Heating & cooling
Steam/radiator heatNo air conditioning units indicatedHot water provided by gas
Interior features
Finished full basementOther interior features (see remarks)Hardwood floorsTile floors

Listing history 50 events

  1. 2026-09-22
    days on market $1,330,000 Active 81 DOM
  2. 2026-09-21
    days on market $1,330,000 Active 80 DOM
  3. 2026-09-20
    days on market $1,330,000 Active 79 DOM
  4. 2026-09-18
    days on market $1,330,000 Active 77 DOM
  5. 2026-09-17
    days on market $1,330,000 Active 76 DOM
  6. 2026-09-16
    days on market $1,330,000 Active 75 DOM
  7. 2026-09-15
    days on market $1,330,000 Active 74 DOM
  8. 2026-09-14
    days on market $1,330,000 Active 73 DOM
  9. 2026-09-13
    days on market $1,330,000 Active 72 DOM
  10. 2026-09-12
    days on market $1,330,000 Active 71 DOM
  11. 2026-09-11
    days on market $1,330,000 Active 70 DOM
  12. 2026-09-06
    days on market $1,330,000 Active 64 DOM
  13. 2026-09-04
    days on market $1,330,000 Active 63 DOM
  14. 2026-08-31
    days on market $1,330,000 Active 59 DOM
  15. 2026-08-30
    days on market $1,330,000 Active 58 DOM
  16. 2026-08-29
    days on market $1,330,000 Active 57 DOM
  17. 2026-08-28
    days on market $1,330,000 Active 56 DOM
  18. 2026-08-27
    days on market $1,330,000 Active 55 DOM
  19. 2026-08-25
    days on market $1,330,000 Active 53 DOM
  20. 2026-08-24
    days on market $1,330,000 Active 52 DOM
  21. 2026-08-23
    days on market $1,330,000 Active 51 DOM
  22. 2026-08-22
    days on market $1,330,000 Active 50 DOM
  23. 2026-08-21
    days on market $1,330,000 Active 49 DOM
  24. 2026-08-20
    days on market $1,330,000 Active 48 DOM
  25. 2026-08-19
    days on market $1,330,000 Active 47 DOM
  26. 2026-08-17
    days on market $1,330,000 Active 45 DOM
  27. 2026-08-16
    days on market $1,330,000 Active 44 DOM
  28. 2026-08-14
    days on market $1,330,000 Active 42 DOM
  29. 2026-08-13
    days on market $1,330,000 Active 41 DOM
  30. 2026-08-11
    days on market $1,330,000 Active 39 DOM
  31. 2026-08-10
    days on market $1,330,000 Active 38 DOM
  32. 2026-08-09
    days on market $1,330,000 Active 37 DOM
  33. 2026-08-06
    days on market $1,330,000 Active 34 DOM
  34. 2026-08-05
    days on market $1,330,000 Active 33 DOM
  35. 2026-08-04
    days on market $1,330,000 Active 32 DOM
  36. 2026-08-03
    days on market $1,330,000 Active 31 DOM
  37. 2026-07-31
    days on market $1,330,000 Active 28 DOM
  38. 2026-07-30
    days on market $1,330,000 Active 27 DOM
  39. 2026-07-30
    days on market $1,330,000 Active 26 DOM
  40. 2026-07-26
    days on market $1,330,000 Active 23 DOM
  41. 2026-07-24
    days on market $1,330,000 Active 21 DOM
  42. 2026-07-23
    days on market $1,330,000 Active 20 DOM
  43. 2026-07-22
    days on market $1,330,000 Active 19 DOM
  44. 2026-07-21
    days on market $1,330,000 Active 18 DOM
  45. 2026-07-20
    days on market $1,330,000 Active 17 DOM
  46. 2026-07-18
    days on market $1,330,000 Active 15 DOM
  47. 2026-07-18
    days on market $1,330,000 Active 14 DOM
  48. 2026-07-16
    days on market $1,330,000 Active 13 DOM
  49. 2026-07-15
    days on market $1,330,000 Active 12 DOM
  50. 2026-07-14
    days on market $1,330,000 Active 11 DOM

ⓘ 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
$17,669 · $1,472/mo
Projected year-2 tax
$20,073 · $1,673/mo
Expected delta
+$2,404/yr (+$200/mo · 13.6%)

ⓘ 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 2/10 Low
  • 🌡 Heat 6/10 Major 7 d/yr ≥97°F today · 14 d/yr by 30 yrs out
  • 💨 Wind 6/10 Major 61% chance of damaging wind over 30 yrs
  • 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income
$195,900
− Mortgage interest
−$74,501
− Property taxes
−$17,669
− Insurance
−$6,650
− Repairs & maintenance
−$15,672
− Management
−$15,672
− Depreciation
−$38,691
Taxable income
$27,045
combined federal + state — saved on this device
Est. tax owed @ 24.0%
−$6,491
After-tax cash flow
$40,255/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 · 8 photos

Poor 30/100 Extensive rehab Est. rehab $249,000–$448,200 screening

This multi-family property requires extensive repairs and updates to its kitchen, roof, exterior, flooring, interior walls, and HVAC system. Painting and landscaping can significantly enhance its curb appeal and value.

Components & finishes AI

Flooring tile

Deferred maintenance Est. $80,000–$240,000 screening

  • Major Roof (roof) — Roof appears to be in poor condition with visible damage and missing shingles.
  • Major Hvac (hvac) — Hvac unit appears to be old and in poor condition with visible rust and corrosion.
  • Major Water_heater (hvac) — Water heater appears to be old and in poor condition with visible rust and corrosion.
  • Major Windows (windows) — Windows appear to be old and in poor condition with visible damage and missing panes.
  • Major Electrical (electrical) — Electrical panel appears to be old and in poor condition with visible rust and corrosion.
  • Major Plumbing (plumbing) — Plumbing pipes appear to be old and in poor condition with visible rust and corrosion.
  • Major Exterior (exterior) — Exterior appears to be in poor condition with visible damage and missing siding.
  • Major Other — Other components appear to be in poor condition with visible damage and missing parts.

Repairs flagged

  • Major Kitchen — Exposed heating elements and no appliances indicate a major repair is needed.
  • Major Roof — Visible wear and tear on the roof suggest a major repair or replacement is needed.
  • Major Exterior — Peeling paint and structural issues indicate a major repair is needed.
  • Major Flooring — Old and worn flooring requires replacement.
  • Major Interior walls/paint — Worn and peeling paint needs repainting.
  • Major HVAC system — Old HVAC system may need replacement or repair.

Value-add opportunities

  • Both Painting and repainting the exterior and interior walls — Fresh paint can significantly improve the curb appeal and interior aesthetics, enhancing both resale and rental value.
  • Both Landscaping and greenery — Adding landscaping and greenery can improve the curb appeal and attract more potential buyers or renters.
  • Both HVAC system replacement — A new HVAC system can improve comfort and energy efficiency, making the property more attractive to buyers and renters.

ⓘ Rehab cost is a screening estimate — Extensive scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 46/100

Zoned Schools

Elementary Ps 24 F NY #1,923/2,108 Nat'l #32,000/41,679 Middle Ms 839 A NY #54/729 Nat'l #498/14,009 High Mott Hall High School F NY #1,060/1,100 Nat'l #8,293/17,239

Schools (NCES district)

No district data.

B Composite livability gradescore 75/100

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 · 2,847,441 people
City population
7,731,280
Metro
New York-Newark-Jersey City, NY-NJ-PA
Population (ZIP)
27,816
Household income
$90,891
Rent vs Own
73.3% rent · 26.7% own
Severe rent burden
11% of renters

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 0.65)
Race & ethnicity
Hispanic / Latino 52% White 23% Asian 15% Two or more races 12% Black 6% Native American 4%
Hispanic origin (detail)
Mexican 20% Puerto Rican 9% Dominican 7%
Common ancestry
Romanian 3% Scotch-Irish 1% Lithuanian 1%
Foreign-born
38% · Canada, China, Jamaica
Languages at home
40% English-only · Spanish 44% Chinese 9% Other Asian/Pacific 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

Price history

+82.2% since first listed
11 events — show timeline
  • 2026-07-03 Listed $1,330,000 BNYMLS
  • 2025-07-21 Price Changed $1,330,000 BNYMLS
  • 2025-06-20 Price Changed $1,380,000 BNYMLS
  • 2025-02-21 Sold (Public Records) $950,000 Public Records
  • 2025-02-11 Sold (MLS) $950,000 BNYMLS
  • 2024-12-07 Pending BNYMLS
  • 2024-04-26 Price Changed $1,280,000 BNYMLS
  • 2024-04-03 Price Changed $1,320,000 BNYMLS
  • 2023-10-23 Listed $1,380,000 BNYMLS
  • 2013-03-07 Sold (Public Records) $900,000 Public Records
  • 2005-05-31 Sold (Public Records) $730,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $17,669 · -1.0% YoY. Source: county tax records.

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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