192 Hale Ave · New York, NY 11208

$1,149,888

9 bd · 3.0 ba · 3,072 sqft · MultiFamily public records · 5 Days on market

Built 1901 2,267 sqft lot Est $1229k · 6% under

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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 +19.7/30.0
• ARV discount +10.4/15.0
• DSCR +6.2/10.0
• Schools +5.0/10.0
• 1% rule +4.1/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

BEAUTIFULLY REMODELED LEGAL 3 FAM, SEMI DET, BRICK HOME, NEW KITS, NEW BATHS, HDWD FLRS, CERAMIC TILES, NEW CARPETING, NEW ROOF, NEW WINDOWS

Key facts

• 2,267 sq ft lot
• Built 1901
• Listed 5 days

Property features AI

Exterior

• Parking: No designated parking; No carport
• Utilities: Public sewer; Utilities: See remarks
• Home design: Single family residence
• Construction: Vinyl siding construction
• Exterior features: Vinyl siding; Not waterfront

Interior

• Kitchen: Refrigerator included
• Bedrooms: Rooms total: 14 (includes bedrooms and other living spaces)
• Bathrooms: 3 full bathrooms
• Heating & cooling: Natural gas heating; ENERGY STAR qualified equipment; Geothermal cooling/heating system
• Interior features: First-floor bedroom; Unfinished basement
• Laundry & utility: Basement utility space

What this means for you Summary

Snapshot

• This is a 1×2bd/1ba + 2×3bd/1ba units multifamily listed at $1.15M.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive. Per door: $448/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.05M (8.5% below list).
• Recommended offer: $1.05M (8.5% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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 (+6.1%/yr); 192 active listings in the ZIP; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $10,517/mo this rent would consume 203% of the median local household income ($62k/yr) (locally 7574% 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 $8k of loan paydown is wiped out by about $34k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 20y 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 $625k; list at $1.15M implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; major wind risk, 39% 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 $1,051,700 (8.5% below list)

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 1901 — 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: 0.91% ✗
• Cap rate: 7.69%
• Cash-on-cash: 5.00%
• DSCR: 1.22
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $1,228,800
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
80 Etna St	0.31mi	9/4.0	2,688 (-12%)	2mo	$1,165,000	$433	59
590 Liberty Ave	0.53mi	8/3.0 (-1)	3,240 (+6%)	7mo	$1,050,000	$324	55
387 Jerome St	0.65mi	9/5.0	2,934 (-4%)	1mo	$1,175,000	$400	53
448 Ashford St #3	0.68mi	8/5.0 (-1)	2,970 (-3%)	3mo	$1,250,000	$421	47
390 Essex St	0.43mi	8/5.0 (-1)	2,812 (-8%)	8mo	$1,140,000	$405	46
301 Montauk Ave	0.66mi	8/3.0 (-1)	2,730 (-11%)	11mo	$985,000	$361	36
1140 Sutter Ave	0.63mi	8/3.0 (-1)	3,420 (+11%)	19mo	$694,785	$203	31

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

Projected returns pro-forma

-3.0% appreciation · 6.14% rent growth · sell at horizon

5-year hold

• IRR: -5.4%
• Equity multiple: 0.79×
• Total profit: $-66,987
• Equity at exit: $171,452

10-year hold

• IRR: 7.3%
• Equity multiple: 1.62×
• Total profit: $199,990
• Equity at exit: $99,421

Cash invested: $321,969 (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 11208

• Rents YoY: 6.1%
• Active inventory: 192
• Price-to-rent: 28.5×

Monthly cashflow live

• Estimated rent: $10,517 high
• Mortgage (P&I): −$6,030
• Tax from tax record: −$456 /mo · $5,478/yr
• Insurance: −$479
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,209
• Net cashflow: $1,343

Break-even live

Break-even rent $8,817

Max offer price $1,149,888

Occupancy floor 82%

Sensitivity live

Price	-10% $1,994	-5% $1,668	+0% $1,343	+5% $1,017	+10% $692
Rent	-10% $512	-5% $927	+0% $1,343	+5% $1,758	+10% $2,174
Rate	-1.0pp $1,922	-0.5pp $1,635	base $1,343	+0.5pp $1,045	+1.0pp $742

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

Units	Beds	Baths	Est. rent
1× unit	2	1	$3,362
▸ 2× units	3	1	$7,154
Total (3 units)			$10,517

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: $287,472
• Closing costs: $34,497
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   days on market $1,149,888 Active 5 DOM
2. 2026-06-17
   days on market $1,149,888 Active 4 DOM
3. 2026-06-16
   days on market $1,149,888 Active 3 DOM
4. 2026-06-15
   days on market $1,149,888 Active 2 DOM
5. 2026-06-13
   days on marketlisting id $1,149,888 Active 1 DOM
6. 2026-06-09
   days on market $1,149,888 Active 7 DOM
7. 2026-06-08
   days on market $1,149,888 Active 6 DOM
8. 2026-06-08
   days on market $1,149,888 Active 5 DOM
9. 2026-06-04
   days on market $1,149,888 Active 2 DOM
10. 2026-06-03
    remarks 687-char remark
11. 2026-06-03
    listed $1,149,888 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: $5,478 · $456/mo
• Projected year-2 tax: $12,455 · $1,038/mo
• Expected delta: +$6,978/yr (+$581/mo · 127.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 39% 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: $126,204
• − Mortgage interest: −$64,412
• − Property taxes: −$5,478
• − Insurance: −$5,749
• − Repairs & maintenance: −$10,096
• − Management: −$10,096
• − Depreciation: −$33,451
• Taxable loss: −$3,079
• Est. tax savings @ 24.0%: +$739
• After-tax cash flow: $16,851/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): 105,428
• Household income: $62,077
• Rent vs Own: 75.1% rent · 24.9% own
• Severe rent burden: 7574.0

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 0.66)
• Race & ethnicity: Black 42% Hispanic / Latino 39% Asian 10% Two or more races 8% White 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 9% Dominican 16%
• Common ancestry: Hispanic 1%
• Foreign-born: 40% · Canada, China, Mexico
• Languages at home: 48% English-only · Spanish 36% Other Indo-European 11% French/Haitian/Cajun 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: ▼ -546.38%
• Current HPI: 376.1489
• Rent YoY: ▲ 6.14%
• 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

+132.3% since first listed

7 events — show timeline

• 2026-06-03 Listed $1,149,888 OneKey® MLS as Distributed by MLS Grid
• 2008-08-18 Sold (Public Records) $625,000 Public Records
• 2007-08-15 Listed $699,000 BNYMLS
• 2007-06-14 Sold (Public Records) $167,227 Public Records
• 2007-06-14 Sold (Public Records) $83,592 Public Records
• 2007-06-14 Sold (Public Records) $179,181 Public Records
• 2006-12-05 Listed $495,000 BNYMLS

Property tax history

+4.7%/yr

Latest (2025): $5,478 · -1.5% YoY. Source: county tax records.