652 73rd St · New York, NY 11209

$1,690,000

45 bd · 27.5 ba · 4,824 sqft · MultiFamily public records · 16 Days on market

Built 1931 2,667 sqft lot

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Why this score? — see what drove the F 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 +7.9/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Multi-family units

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

BAY RIDGE - 5 FAM BRICK, RENVOATED. VERY GOOD INVESTMENT (RR$76.000) NICE BACKYARD, WOODEN & CERAMIC FLOORS. CLOSE TO TRANSPORTATION! GREAT CONDITION.

Key facts

• Fully renovated
• Large lot
• Turn-key

Tags

• FULLY RENOVATED
• FINISHED BASEMENT
• LARGE LOT
• TURN-KEY
• SEPARATE BOILERS
• STRONG EXISTING INCOME

Property features AI

Finance

• Other: Five-unit multi-family building (5 units) — all units currently leased
• Financial info: Financing options: cash, bank mortgage, exchange considered

Exterior

• Parking: No parking
• Utilities: Electric: other; Hot water supplied by boiler coil; Heating fuel: other; Heat delivery: other
• Home design: Attached building; Residential property; Zoned R4-1
• Construction: Building footprint approximately 1,600; Building dimensions approximately 60.00 x 26.67; Construction materials described as other; Roof described as other (see remarks); Other foundation
• Exterior features: Back yard; Exterior described as other (see remarks)

Interior

• Bedrooms: Unit 1 (1st floor): 4 bedrooms; Unit 2 (2nd floor): 1 bedroom; Unit 3 (2nd floor): 1 bedroom; Unit 4 (3rd floor): 2 bedrooms; Unit 5 (3rd floor): 1 bedroom
• Flooring: Hardwood floors
• Bathrooms: Five full bathrooms in the building; One half bathroom in the building; Unit 1: 1 full bath and 1 half bath (2 total); Units 2, 3, and 5: each has 1 full bath; Unit 4: 1 full bath
• Heating & cooling: Hot water coil in boiler; Heating and electric listed as other
• Interior features: Finished full basement; Hardwood floors throughout; Other interior features

What this means for you Summary

Snapshot

• This is a 5 × 2-bed/1-bath units multifamily listed at $1.69M.

Deal economics

• At list price, monthly cash flow is $-2k ($-21k/yr) — negative. Per door: $-354/mo.
• To cash-flow at today's rent, offer at most $1.38M (18.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.17M (30.7% below list).
• Recommended offer: $1.17M (30.7% below list) — sets the bar for 1% rule.
• Cap rate 5.0% 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 (+3.5%/yr); 317 active listings in the ZIP; solid renter incomes; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $11,713/mo this rent would consume 150% of the median local household income ($94k/yr) (locally 5101% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $12k of loan paydown is wiped out by about $51k of value loss. Plan a longer hold.
• Kings County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($1.66M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y ago; this cycle's ask has dropped $100k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $250k; list at $1.69M implies a 576% 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 $1,171,300 (30.7% 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. 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.69% ✗
• Cap rate: 5.04%
• Cash-on-cash: -4.48%
• DSCR: 0.80
• GRM: 12.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.51% rent growth · sell at horizon

5-year hold

• IRR: -23.4%
• Equity multiple: 0.20×
• Total profit: $-380,672
• Equity at exit: $251,984

10-year hold

• IRR: -17.0%
• Equity multiple: 0.04×
• Total profit: $-452,392
• Equity at exit: $146,120

Cash invested: $473,200 (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 11209

• Rents YoY: 3.5%
• Active inventory: 317
• Price-to-rent: 60.1×

Monthly cashflow live

• Estimated rent: $11,713 medium
• Mortgage (P&I): −$8,863
• Tax from tax record: −$1,455 /mo · $17,460/yr
• Insurance: −$704
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,460
• Net cashflow: $-1,768

Break-even live

Break-even rent $13,952

Max offer price $1,377,597

Occupancy floor —

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

Units	Beds	Baths	Est. rent
▸ 5× units	2	1	$11,715
Total (5 units)			$11,713

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: $422,500
• Closing costs: $50,700
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $1,690,000 Active 16 DOM
2. 2026-06-17
   days on market $1,690,000 Active 15 DOM
3. 2026-06-16
   days on market $1,690,000 Active 14 DOM
4. 2026-06-15
   days on market $1,690,000 Active 13 DOM
5. 2026-06-13
   days on market $1,690,000 Active 11 DOM
6. 2026-06-09
   days on market $1,690,000 Active 7 DOM
7. 2026-06-08
   days on market $1,690,000 Active 6 DOM
8. 2026-06-08
   days on market $1,690,000 Active 5 DOM
9. 2026-06-04
   days on market $1,690,000 Active 2 DOM
10. 2026-06-02
    pricedays on marketlisting id $1,690,000 Active 1 DOM
11. 2026-02-27
    listed $1,790,000 Active
12. 2009-11-04
    listed $1,100,000 154-char remark

    Show marketing remark (154 chars)

    BAY RIDGE - 5 FAM BRICK, RENVOATED. VERY GOOD INVESTMENT (RR$76.000) NICE BACKYARD, WOODEN & CERAMIC FLOORS. CLOSE TO TRANSPORTATION! GREAT CONDITION.

13. 1998-10-22
    soldstatus $250,000

ⓘ 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: $17,460 · $1,455/mo
• Projected year-2 tax: $23,010 · $1,918/mo
• Expected delta: +$5,550/yr (+$463/mo · 31.8%)

ⓘ 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 · 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: $140,556
• − Mortgage interest: −$94,666
• − Property taxes: −$17,460
• − Insurance: −$8,450
• − Repairs & maintenance: −$11,244
• − Management: −$11,244
• − Depreciation: −$49,164
• Taxable loss: −$51,673
• Est. tax savings @ 24.0%: +$12,401
• After-tax cash flow: $-8,820/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): 71,004
• Household income: $93,854
• Rent vs Own: 63.8% rent · 36.2% own
• Severe rent burden: 5101.0

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 0.58)
• Race & ethnicity: White 60% Hispanic / Latino 19% Asian 13% Two or more races 9% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6% Dominican 3%
• Common ancestry: Romanian 4% Scotch-Irish 3% Subsaharan African 2%
• Foreign-born: 32% · Canada, China, Vietnam
• Languages at home: 55% English-only · Spanish 12% Arabic 9% Other Indo-European 7%

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: ▼ -255.14%
• Current HPI: 253.4434
• Rent YoY: ▲ 3.51%
• 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

+616.0% since first listed

3 events — show timeline

• 2026-02-27 Listed $1,790,000 BNYMLS
• 2009-11-04 Listed $1,100,000 BNYMLS
• 1998-10-22 Sold (Public Records) $250,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $17,460 · +6.8% YoY. Source: county tax records.