543 41 St · New York, NY 11232

$1,330,000

12 bd · 6.0 ba · 4,980 sqft · MultiFamily public records · 363 Days on market

Built 1925 0.57 ac lot Est $2017k · 34% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• Appreciation +9.2/10.0
• 1% rule +7.3/10.0
• Schools +5.0/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0

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 HOUSE
• FINISHED BASEMENT
• SEPARATE ENTRANCE
• INVESTMENT PROPERTY
• CLOSE TO N AND R TRAINS
• 36TH ST STATION

Property features AI

Finance

• Other: Six residential units (all currently leased) with reported current rents per unit; Unit rents reported: $1,342; $1,556; $922; $1,722; $1,348; $1,556
• Financial info: Financing: Bank mortgage or cash

Exterior

• Parking: No parking
• Utilities: Electric: 110V and 220V; Hot water: Gas; Heating fuel: Gas; Heat delivery: Steam/Radiator
• Home design: Residential property; Brick exterior; Flat roof; Poured concrete foundation; Building footprint approximately 78 x 25
• Construction: Brick construction
• Exterior features: Back yard; Attached building; Zoning: R6A

Interior

• Kitchen: Stove included
• Bedrooms: Six-unit building with a mix of 2- and 3-bedroom apartments; Units with 3 bedrooms on floors 1, 2 and 3; Units with 2 bedrooms on floors 1, 2 and 3
• Flooring: Hardwood floors; Tile floors; Other flooring (see remarks)
• Bathrooms: Six full bathrooms total; Each unit has one full bath
• Heating & cooling: Gas hot water; Gas heating fuel; Steam/radiator heat
• Interior features: Stove; Other interior features; Finished full basement; 1 AC unit
• Laundry & utility: Utility expense listed (approx. $600)

What this means for you Summary

Snapshot

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

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: $1.17M (12.0% 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); 87 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 363 days — a 12% lower offer ($1.17M) 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 $1,170,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 363 days. Have you received any prior offers? Is the seller open to a 12% 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. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.23% ✓
• Cap rate: 9.81%
• Cash-on-cash: 12.55%
• DSCR: 1.56
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $2,016,900
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
719 55th St	0.74mi	11/6.0 (-1)	4,374 (-12%)	10mo	$1,770,000	$405	32

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.

Methodology + full state rankings →

ZIP-level market 11232

• Home prices YoY: 2.0%
• Rents YoY: 6.3%
• Active inventory: 87
• Price-to-rent: 40.7×

Monthly cashflow live

• Estimated rent: $16,325 medium
• 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

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

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

Units	Beds	Baths	Est. rent
▸ 6× units	2	1	$16,326
Total (6 units)			$16,325

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: —

Listing history 18 events

1. 2026-06-15
   days on market $1,330,000 Active 363 DOM
2. 2026-06-13
   days on market $1,330,000 Active 361 DOM
3. 2026-06-10
   days on market $1,330,000 Active 357 DOM
4. 2026-06-08
   days on market $1,330,000 Active 356 DOM
5. 2026-06-03
   days on market $1,330,000 Active 351 DOM
6. 2026-06-01
   days on market $1,330,000 Active 349 DOM
7. 2026-05-31
   days on market $1,330,000 Active 348 DOM
8. 2025-07-21
   price $1,330,000
9. 2025-06-20
   price $1,380,000
10. 2025-06-17
    listed $1,299,000 Active
11. 2025-02-21
    soldstatus $950,000
12. 2025-02-11
    soldstatus $950,000 Sold 385-char remark

    Show marketing remark (385 chars)

    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.

13. 2024-12-07
    status Pending 385-char remark

    Show marketing remark (385 chars)

    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.

14. 2024-04-26
    price $1,280,000 385-char remark

    Show marketing remark (385 chars)

    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.

15. 2024-04-03
    price $1,320,000 385-char remark

    Show marketing remark (385 chars)

    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.

16. 2023-10-23
    listed $1,380,000 Active 385-char remark

    Show marketing remark (385 chars)

    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.

17. 2013-03-07
    soldstatus $900,000
18. 2005-05-31
    soldstatus $730,000

ⓘ 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: $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 1/10 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

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
• 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.

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): 27,816
• Household income: $90,891
• Rent vs Own: 73.3% rent · 26.7% own
• Severe rent burden: 1713.0

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 0.65)
• 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: —

Market trends

• HPI YoY: ▲ 8.35%
• Current HPI: 422.0849
• Rent YoY: ▲ 6.26%
• 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

+82.2% since first listed

11 events — show timeline

• 2025-07-21 Price Changed $1,330,000 BNYMLS
• 2025-06-20 Price Changed $1,380,000 BNYMLS
• 2025-06-17 Listed $1,299,000 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.