320 61 St · New York, NY 11220

$1,399,000

12 bd · 6.0 ba · 5,100 sqft · MultiFamily public records · 1 Days on market

Built 1911 2,048 sqft lot Est $1489k · 6% under

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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 +24.1/30.0
• ARV discount +10.2/15.0
• DSCR +7.8/10.0
• Appreciation +7.8/10.0
• 1% rule +5.8/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• 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

THE HEART OF SUNSET PARK IS WHERE YOU'LL FIND THIS INCREDIBLE INVESTMENT OPPORTUNITY- AN EXTRA-LARGE SOLID SEMI-DETACHED BRICK CORNER 6 FAMILY BUILDING, IN A MOST DESIRABLE & CONVENIENT LOCATION- CLOSE TO ALL TRANSPORTATION & SHOPPING. .. THIS 6 FAMILY PROPERTY IS IN WELL-MAINTAINED, AND FEATURES: A FULL FINISHED BASEMENT WITH SEPARATE FRONT ENTRANCE, HARDWOOD FLOORS THROUGHOUT, BIG BACKYARD, AND MUCH MORE- A MUST SEE TO APPRECIATE PROPERTY. .. DON'T MISS OUT ON THIS OUTSTANDING OPPORTUNITY TO OWN A PRIME PIECE OF REAL ESTATE IN ONE OF BROOKLYN'S MOST SOUGHT-AFTER NEIGBORHOODS. ..

Key facts

• Big backyard
• Hardwood floors
• 2,048 sq ft lot

Tags

• FULL FINISHED BASEMENT
• SEPARATE FRONT ENTRANCE
• HARDWOOD FLOORS
• BIG BACKYARD

Property features AI

Finance

• Other: Six-unit multifamily property (6 units total)
• Financial info: Financing options may include exchange, bank mortgage, or cash

Exterior

• Parking: Street parking
• Utilities: 110V electric; Gas hot water and heating
• Home design: Semi-detached building; Residential property; 3-story layout (units span three levels); Zoned R6A
• Construction: Brick construction; Flat roof; Poured concrete foundation; Building footprint approximately 68 x 25
• Exterior features: Back yard; Brick exterior

Interior

• Kitchen: Refrigerator; Stove
• Bedrooms: Five bedrooms on level 1; Five bedrooms on level 2; Four bedrooms on level 3
• Flooring: Ceramic floors; Hardwood floors; Tile floors
• Bathrooms: Six full bathrooms (2 on each level)
• Heating & cooling: Steam/radiator heat; Hot water heated by gas
• Interior features: Refrigerator; Stove; Finished full basement with separate entrance
• Laundry & utility: No window AC units reported

What this means for you Summary

Snapshot

• This is a 6 × 2-bed/1.0-bath units multifamily listed at $1.40M.

Deal economics

• At list price, monthly cash flow is $3k ($33k/yr) — positive. Per door: $462/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($15k rent vs $1.40M).
• Cap rate 8.7% 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 $15,155/mo this rent would consume 260% 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 $88k of equity ($10k loan paydown + $79k appreciation (5.6% local appreciation)).
• Kings County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (5.6% appreciation + 8.0% rent growth), your $392k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$142k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $325k; list at $1.40M implies a 330% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1911 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 62% 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 $1,399,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1911 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.08% ✓
• Cap rate: 8.67%
• Cash-on-cash: 8.50%
• DSCR: 1.38
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $1,489,200
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
352 63rd St	0.11mi	12/6.0	5,549 (+9%)	9mo	$1,380,000	$249	73
618 67th St	0.55mi	12/6.0	5,232 (+3%)	0mo	$1,450,000	$277	70
729 59th St	0.62mi	11/7.0 (-1)	4,800 (-6%)	2mo	$1,400,000	$292	51
719 55th St	0.68mi	11/6.0 (-1)	4,374 (-14%)	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

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

5-year hold

• IRR: 24.1%
• Equity multiple: 2.61×
• Total profit: $630,273
• Equity at exit: $847,235

10-year hold

• IRR: 25.2%
• Equity multiple: 5.91×
• Total profit: $1,922,869
• Equity at exit: $1,509,341

Cash invested: $391,720 (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: 46.2×

Monthly cashflow live

• Estimated rent: $15,155 medium
• Mortgage (P&I): −$7,337
• Tax from tax record: −$1,280 /mo · $15,359/yr
• Insurance: −$583
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,183
• Net cashflow: $2,773

Break-even live

Break-even rent $11,645

Max offer price $1,399,000

Occupancy floor 77%

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

Units	Beds	Baths	Est. rent
▸ 6× units	2	1	$15,156
Total (6 units)			$15,155

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: $349,750
• Closing costs: $41,970
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-18
   remarks 591-char remark
2. 2026-06-18
   listed $1,399,000 Active 1 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: $15,359 · $1,280/mo
• Projected year-2 tax: $19,501 · $1,625/mo
• Expected delta: +$4,142/yr (+$345/mo · 27.0%)

ⓘ 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 62% 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: $181,860
• − Mortgage interest: −$78,366
• − Property taxes: −$15,359
• − Insurance: −$6,995
• − Repairs & maintenance: −$14,549
• − Management: −$14,549
• − Depreciation: −$40,698
• Taxable income: $11,344
• Est. tax owed @ 24.0%: −$2,723
• After-tax cash flow: $30,554/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

+330.5% since first listed

21 events — show timeline

• 2026-06-16 Listed $1,399,000 BNYMLS
• 2025-01-14 Price Changed $1,350,000 BNYMLS
• 2024-10-09 Price Changed $1,195,000 BNYMLS
• 2024-09-03 Price Changed $995,000 BNYMLS
• 2024-07-24 Price Changed $1,050,000 BNYMLS
• 2024-06-13 Price Changed $1,075,000 BNYMLS
• 2024-04-25 Price Changed $1,095,000 BNYMLS
• 2024-03-25 Price Changed $1,150,000 BNYMLS
• 2023-12-12 Price Changed $1,195,000 BNYMLS
• 2023-11-15 Price Changed $1,249,000 BNYMLS
• 2023-10-13 Price Changed $1,295,000 BNYMLS
• 2023-09-28 Price Changed $1,325,000 BNYMLS
• 2023-09-27 Price Changed $1,349,000 BNYMLS
• 2023-09-14 Price Changed $1,375,000 BNYMLS
• 2023-09-07 Price Changed $1,395,000 BNYMLS
• 2023-08-15 Price Changed $1,450,000 BNYMLS
• 2023-08-06 Price Changed $1,495,000 BNYMLS
• 2023-07-28 Price Changed $1,549,000 BNYMLS
• 2023-07-25 Price Changed $1,575,000 BNYMLS
• 2001-12-13 Sold (Public Records) $325,000 Public Records
• 2001-12-13 Sold (Public Records) $325,000 Public Records

Property tax history

+5.4%/yr

Latest (2024): $15,359 · +10.1% YoY. Source: county tax records.