522 Bay Ridge Ave · New York, NY 11220

$1,625,000

36 bd · 36.0 ba · 4,800 sqft · MultiFamily public records · 610 Days on market

Built 1931 1,940 sqft lot

---

Why this score? — see what drove the C- 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 +12.9/30.0
• Appreciation +7.8/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• DSCR +3.9/10.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• 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

This 6-family, rent-stabilized brick building in Bay Ridge, Brooklyn, is a well-maintained gem featuring 1/1-Bedroom + 5/2-bedroom/1-bath units. Each unit has a spacious layout with modern kitchens and bathrooms, hardwood flooring, and large windows providing natural light. The building is equipped with a secure intercom system and video surveillance. Located in a vibrant neighborhood with excellent schools, dining, and entertainment options, the building offers easy access to public transportation, making it an ideal investment or home. Projected Annual Rent Roll $146,000 making this one of the most desirable six-family on the market today!

Key facts

• 1,940 sq ft lot
• Built 1931
• Listed 610 days

Tags

• BRICK BUILDING IN BAY RIDGE
• MODERN KITCHENS AND BATHROOMS
• SECURE INTERCOM SYSTEM

Property features AI

Finance

• Other: Financing options considered: exchange, bank mortgage, cash
• Financial info: 6-unit multi-family building; Some units leased, one owner-occupied; Unit rents reported (examples): $1,312.50; $1,785.14; $1,807.89; $1,837.50; $1,895.74; projected rent for one unit $3,250

Exterior

• Parking: Street parking
• Utilities: Electric: 220V service, circuit breakers; Hot water: Gas; Heating fuel: Gas; Heat delivery: Steam/radiator
• Home design: Semi-detached building; Residential property; 3 stories (units reported on floors 1–3); Lot zoned R4-1
• Construction: Brick construction; Flat rubber roof; Poured concrete foundation; Building footprint approximately 1,600 (dimensions 80 x 20)
• Exterior features: Back yard

Interior

• Kitchen: Refrigerator; Stove
• Bedrooms: Level 1: 3 bedrooms; Level 2: 4 bedrooms; Level 3: 4 bedrooms
• Flooring: Ceramic floors; Hardwood floors; Tile floors
• Bathrooms: 6 full bathrooms total (Level 1: 2, Level 2: 2, Level 3: 2)
• Heating & cooling: Steam/radiator heat; Gas heating fuel; Electric service with 220V and circuit breakers
• Interior features: Refrigerator; Stove; Finished basement with separate entrance; Ceramic, hardwood and tile floors; No central air units reported
• Laundry & utility: No washer/dryer or laundry appliances listed

What this means for you Summary

Snapshot

• This is a 1×1bd/1.0ba + 5×2bd/1.0ba units multifamily listed at $1.62M.

Deal economics

• At list price, monthly cash flow is $-119 ($-1k/yr) — negative. Per door: $-20/mo.
• To cash-flow at today's rent, offer at most $1.60M (1.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.40M (13.6% below list).
• Recommended offer: $1.40M (13.6% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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 (+11.0%/yr); 271 active listings in the ZIP; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $14,033/mo this rent would consume 241% of the median local household income ($70k/yr) (locally 6563% 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 $103k of equity ($11k loan paydown + $92k appreciation (5.6% 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 ~$165k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 610 days — a 12% lower offer ($1.43M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $170k; list at $1.62M implies a 856% 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, 61% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,403,300 (13.6% 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. It's been on market 610 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1931 — 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: 0.86% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.31%
• DSCR: 0.99
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.63% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 16.4%
• Equity multiple: 2.10×
• Total profit: $500,764
• Equity at exit: $984,101

10-year hold

• IRR: 18.4%
• Equity multiple: 4.68×
• Total profit: $1,673,349
• Equity at exit: $1,753,166

Cash invested: $455,000 (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 11220

• Home prices YoY: 2.5%
• Rents YoY: 11.0%
• Active inventory: 271
• Price-to-rent: 61.0×

Monthly cashflow live

• Estimated rent: $14,033 medium
• Mortgage (P&I): −$8,522
• Tax from tax record: −$2,006 /mo · $24,075/yr
• Insurance: −$677
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,947
• Net cashflow: $-119

Break-even live

Break-even rent $14,184

Max offer price $1,603,993

Occupancy floor 96%

Sensitivity live

Price	-10% $801	-5% $341	+0% $-119	+5% $-579	+10% $-1,039
Rent	-10% $-1,228	-5% $-673	+0% $-119	+5% $435	+10% $990
Rate	-1.0pp $699	-0.5pp $294	base $-119	+0.5pp $-540	+1.0pp $-968

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

Units	Beds	Baths	Est. rent
1× unit	1	1	$2,219
▸ 5× units	2	1	$11,815
Total (6 units)			$14,033

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: $406,250
• Closing costs: $48,750
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $1,625,000 Active 610 DOM
2. 2026-06-17
   days on market $1,625,000 Active 609 DOM
3. 2026-06-15
   days on market $1,625,000 Active 607 DOM
4. 2026-06-13
   days on market $1,625,000 Active 605 DOM
5. 2026-06-10
   days on market $1,625,000 Active 601 DOM
6. 2026-06-08
   days on market $1,625,000 Active 600 DOM
7. 2026-06-03
   days on market $1,625,000 Active 595 DOM
8. 2026-06-01
   days on market $1,625,000 Active 593 DOM
9. 2026-05-31
   days on market $1,625,000 Active 592 DOM
10. 2025-01-15
    price $1,625,000
11. 2024-10-15
    listed $1,650,000 Active
12. 2024-07-24
    price $1,699,000
13. 2024-04-30
    price $1,775,000
14. 2000-01-03
    soldstatus $170,000
15. 1990-03-26
    soldstatus $335,000
16. 1987-01-16
    soldstatus $246,000
17. 1983-04-01
    soldstatus $94,545
18. 1982-02-01
    soldstatus $74,545
19. 1982-02-01
    soldstatus $74,545

ⓘ 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: $24,075 · $2,006/mo
• Projected year-2 tax: $25,769 · $2,147/mo
• Expected delta: +$1,694/yr (+$141/mo · 7.0%)

ⓘ 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 ≥97°F today · 16 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: $168,396
• − Mortgage interest: −$91,025
• − Property taxes: −$24,075
• − Insurance: −$8,125
• − Repairs & maintenance: −$13,472
• − Management: −$13,472
• − Depreciation: −$47,273
• Taxable loss: −$29,045
• Est. tax savings @ 24.0%: +$6,971
• After-tax cash flow: $5,544/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): 90,652
• Household income: $69,883
• Rent vs Own: 73.3% rent · 26.7% own
• Severe rent burden: 6563.0

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: Asian 40% Hispanic / Latino 40% White 16% Two or more races 7% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 17% Puerto Rican 8% Dominican 5%
• Common ancestry: Romanian 1% Scotch-Irish 1% Subsaharan African 1%
• Foreign-born: 52% · China, Canada, Jamaica
• Languages at home: 20% English-only · Spanish 35% Chinese 35% Arabic 3%

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: ▲ 5.63%
• Current HPI: 226.624
• Rent YoY: ▲ 11.02%
• 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

+2079.9% since first listed

10 events — show timeline

• 2025-01-15 Price Changed $1,625,000 BNYMLS
• 2024-10-15 Listed $1,650,000 BNYMLS
• 2024-07-24 Price Changed $1,699,000 BNYMLS
• 2024-04-30 Price Changed $1,775,000 BNYMLS
• 2000-01-03 Sold (Public Records) $170,000 Public Records
• 1990-03-26 Sold (Public Records) $335,000 Public Records
• 1987-01-16 Sold (Public Records) $246,000 Public Records
• 1983-04-01 Sold (Public Records) $94,545 Public Records
• 1982-02-01 Sold (Public Records) $74,545 Public Records
• 1982-02-01 Sold (Public Records) $74,545 Public Records

Property tax history

+5.3%/yr

Latest (2025): $24,075 · +7.1% YoY. Source: county tax records.