327 Vernon Ave · New York, NY 11206

$1,025,000

12 bd · 6.0 ba · 4,875 sqft · MultiFamily public records · 46 Days on market

Built 1931 2,500 sqft lot Est $2033k · 50% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +5.0/10.0
• Rent growth +3.8/5.0
• 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

LOCATED IN THE VIBRANT NEIGHBORHOOD OF BEDFORD STUYVESANT BROOKLYN. THIS SOLID BRICK 6 FAMILY OFFERS AN EXCEPTIONAL INVESTMENT OPPORTUNITY THIS MULTI UNIT PROPERTY CONSISTS OF 6 SPACIOUS 4 ROOM 2 BEDROOM UNITS WITH A FULL FINISHED BASEMENT. PRIME LOCATION WITH HUGE UPSIDE POTENTIAL FOR INCOME. MAKE OFFER. THIS ONE WILL NOT LAST.

Key facts

• Solid brick
• Prime location
• 2,500 sq ft lot

Tags

• SOLID BRICK
• WALK IN FULL FINISHED BASEMENT
• PRIME LOCATION

What this means for you Summary

Snapshot

• This is a 6 × 2-bed/1.0-bath units multifamily listed at $1.02M.

Deal economics

• At list price, monthly cash flow is $9k ($113k/yr) — positive. Per door: $2k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($21k rent vs $1.02M).
• Recommended offer: $994k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.4% 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 (+5.0%/yr); 59 active listings in the ZIP; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $20,543/mo this rent would consume 401% of the median local household income ($61k/yr) (locally 7470% 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 $110k of equity ($7k loan paydown + $102k appreciation (10.0% local appreciation)).
• Kings County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 5.0% rent growth), your $287k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$176k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($994k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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 $285k; list at $1.02M implies a 260% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1931 — expect roof / HVAC / electrical / plumbing capex.
• 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 $994,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% 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 1931 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 2.00% ✓
• Cap rate: 17.36%
• Cash-on-cash: 39.51%
• DSCR: 2.76
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $2,032,875
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
695 Dekalb Ave	0.58mi	11/4.0 (-1)	4,800 (-2%)	18mo	$2,000,000	$417	42

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

Projected returns pro-forma

10.0% appreciation · 5.05% rent growth · sell at horizon

5-year hold

• IRR: 56.2%
• Equity multiple: 5.19×
• Total profit: $1,203,519
• Equity at exit: $923,401

10-year hold

• IRR: 50.6%
• Equity multiple: 12.03×
• Total profit: $3,166,413
• Equity at exit: $1,991,350

Cash invested: $287,000 (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 11206

• Home prices YoY: 4.2%
• Rents YoY: 5.0%
• Active inventory: 59
• Price-to-rent: 24.9×

Monthly cashflow live

• Estimated rent: $20,543 medium
• Mortgage (P&I): −$5,375
• Tax from tax record: −$976 /mo · $11,712/yr
• Insurance: −$427
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,314
• Net cashflow: $9,451

Break-even live

Break-even rent $8,580

Max offer price $1,025,000

Occupancy floor 49%

Sensitivity live

Price	-10% $10,031	-5% $9,741	+0% $9,451	+5% $9,161	+10% $8,870
Rent	-10% $7,828	-5% $8,639	+0% $9,451	+5% $10,262	+10% $11,074
Rate	-1.0pp $9,967	-0.5pp $9,711	base $9,451	+0.5pp $9,185	+1.0pp $8,915

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

Units	Beds	Baths	Est. rent
▸ 6× units	2	1	$20,544
Total (6 units)			$20,543

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: $256,250
• Closing costs: $30,750
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2025-08-27
   status Pending
2. 2025-08-06
   status Active
3. 2025-03-11
   status Pending
4. 2025-02-14
   listed $1,025,000 Active
5. 2019-03-19
   historical
6. 2019-02-06
   price $1,349,000
7. 2018-11-19
   price $1,450,000
8. 2018-10-17
   listed $1,539,000 New
9. 2004-03-24
   soldstatus $285,000
10. 2000-01-06
    soldstatus $130,000
11. 1987-01-15
    soldstatus $87,000

ⓘ 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: $11,712 · $976/mo
• Projected year-2 tax: $14,517 · $1,210/mo
• Expected delta: +$2,805/yr (+$234/mo · 23.9%)

ⓘ 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 ≥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: $246,516
• − Mortgage interest: −$57,416
• − Property taxes: −$11,712
• − Insurance: −$5,125
• − Repairs & maintenance: −$19,721
• − Management: −$19,721
• − Depreciation: −$29,818
• Taxable income: $103,002
• Est. tax owed @ 24.0%: −$24,720
• After-tax cash flow: $88,687/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): 93,020
• Household income: $61,430
• Rent vs Own: 88.9% rent · 11.1% own
• Severe rent burden: 7470.0

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 0.70)
• Race & ethnicity: White 37% Hispanic / Latino 36% Black 18% Two or more races 11% Asian 7%
• Hispanic origin (detail): Mexican 6% Puerto Rican 14% Dominican 9%
• Common ancestry: Romanian 2% Italian 2% Lithuanian 1%
• Foreign-born: 20% · Canada, China, Jamaica
• Languages at home: 44% English-only · Spanish 30% German/W. Germanic 16% Chinese 4%

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: ▲ 17.52%
• Current HPI: 438.9997
• Rent YoY: ▲ 5.05%
• 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

+1078.2% since first listed

11 events — show timeline

• 2025-08-27 Pending — BNYMLS
• 2025-08-06 Relisted — BNYMLS
• 2025-03-11 Pending — BNYMLS
• 2025-02-14 Listed $1,025,000 BNYMLS
• 2019-03-19 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2019-02-06 Price Changed $1,349,000 OneKey® MLS as Distributed by MLS Grid
• 2018-11-19 Price Changed $1,450,000 OneKey® MLS as Distributed by MLS Grid
• 2018-10-17 Listed $1,539,000 OneKey® MLS as Distributed by MLS Grid
• 2004-03-24 Sold (Public Records) $285,000 Public Records
• 2000-01-06 Sold (Public Records) $130,000 Public Records
• 1987-01-15 Sold (Public Records) $87,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $11,712 · +2.3% YoY. Source: county tax records.