4019 10th Ave · New York, NY 11219

$1,299,999

None bd · 20.0 ba · 3,000 sqft · MultiFamily public records · 825 Days on market

Built 1930 1,550 sqft lot Est $1899k · 32% 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).

• ARV discount +15.0/15.0
• Cash flow +13.0/30.0
• Appreciation +10.0/10.0
• Schools +5.0/10.0
• DSCR +3.9/10.0
• Livability +3.8/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

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

Listing remarks

"Discover the allure of this expansive large 4-family, 4-story building boasting a finished basement, nestled in the heart of the highly sought-after sunset park -Boro Park. Situated conveniently close to the vibrant 8th Ave and Fort Hamilton Pkwy, and mere steps from the D-train, with easy access to Manhattan, this property epitomizes convenience. Whether you're an investor seeking an impressive rent-roll opportunity, an end-user looking to capitalize on rental income, or a builder/developer eyeing the potential of R6, C2-3 zoning, this property offers endless possibilities. Embrace the essence of prime real estate in one of Brooklyn's most coveted locales. Don't miss your chance to

Key facts

• 1,550 sq ft lot
• Built 1930
• Listed 825 days

Property features AI

Finance

• Financial info: Exchange considered; Bank mortgage accepted

Exterior

• Parking: No dedicated parking
• Utilities: Electric: other (see remarks); Hot water: other (see remarks); Heating fuel: other (see remarks); Heat delivery: other (see remarks)
• Home design: Attached building; Residential property; Building footprint around 1,000 sq ft; Building dimensions approximately 50 x 20; Other roof (see remarks); Other foundation
• Construction: Other construction materials (see remarks)
• Exterior features: Back yard; Other exterior features (see remarks)

Interior

• Flooring: Other flooring (see remarks)
• Bathrooms: 5 full bathrooms
• Heating & cooling: One air conditioning unit; Other heating delivery (see remarks); Other heating fuel (see remarks); Other hot water (see remarks)
• Interior features: One AC unit; Basement is full; Other interior features (see remarks); Other flooring (see remarks)

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/?-bath units multifamily listed at $1.30M.

Deal economics

• At list price, monthly cash flow is $-70 ($-844/yr) — negative. Per door: $-18/mo.
• To cash-flow at today's rent, offer at most $1.29M (1.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.02M (21.5% below list).
• Recommended offer: $1.02M (21.5% 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: 123 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $10,206/mo this rent would consume 210% of the median local household income ($58k/yr) (locally 6849% 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 $139k of equity ($9k loan paydown + $130k 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 + 3.0% rent growth), your $364k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$223k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 825 days — a 12% lower offer ($1.14M) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y 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 $620k; list at $1.30M implies a 110% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $1,020,600 (21.5% 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 825 days. Have you received any prior offers? Is the seller open to a 21% 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 1930 — 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: 0.79% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.23%
• DSCR: 0.99
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $1,899,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4405 8th Ave	0.35mi	—/—	3,000 (0%)	4mo	$2,143,000	$714	80
933 45th St	0.22mi	7/3.0	2,747 (-8%)	5mo	$2,000,000	$728	52
770 42nd St	0.35mi	10/6.0	3,000 (0%)	16mo	$1,490,000	$497	51
844 41 St	0.23mi	8/4.0	3,120 (+4%)	16mo	$2,160,000	$692	49
1271 38th St	0.44mi	8/4.0	2,800 (-7%)	2mo	$1,620,000	$579	47
5003 7th Ave	0.65mi	9/3.0	2,964 (-1%)	7mo	$2,000,000	$675	42
922 40th St	0.11mi	8/4.0	2,600 (-13%)	14mo	$1,678,000	$645	41
758 44th St	0.40mi	7/4.0	3,276 (+9%)	8mo	$1,680,000	$513	40
559 47th St	0.72mi	5/3.0	2,948 (-2%)	6mo	$1,700,000	$577	39
930 52nd St	0.58mi	7/5.0	3,180 (+6%)	15mo	$1,560,000	$491	30
4916 7th Ave	0.64mi	11/4.0	3,300 (+10%)	4mo	$1,910,000	$579	30
566 47th St	0.72mi	7/3.0	2,700 (-10%)	1mo	$1,710,000	$633	29

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.1%
• Equity multiple: 2.93×
• Total profit: $703,166
• Equity at exit: $1,171,142

10-year hold

• IRR: 21.4%
• Equity multiple: 6.70×
• Total profit: $2,073,496
• Equity at exit: $2,525,612

Cash invested: $364,000 (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 11219

• Home prices YoY: 4.9%
• Active inventory: 123
• Price-to-rent: 42.5×

Monthly cashflow live

• Estimated rent: $10,206 medium
• Mortgage (P&I): −$6,817
• Tax from tax record: −$774 /mo · $9,289/yr
• Insurance: −$542
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,143
• Net cashflow: $-70

Break-even live

Break-even rent $10,295

Max offer price $1,287,575

Occupancy floor 96%

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	—	$10,204
Total (4 units)			$10,206

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: $325,000
• Closing costs: $39,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22 Tehama St Unit 1 Brooklyn, NY	3.0	1.5	2800	$4,780	$1.71	24d	1	0.65mi

Listing history 35 events

1. 2026-06-18
   days on market $1,299,999 Active 825 DOM
2. 2026-06-17
   days on market $1,299,999 Active 824 DOM
3. 2026-06-15
   days on market $1,299,999 Active 822 DOM
4. 2026-06-13
   days on market $1,299,999 Active 820 DOM
5. 2026-06-10
   days on market $1,299,999 Active 816 DOM
6. 2026-06-08
   days on market $1,299,999 Active 815 DOM
7. 2026-06-03
   days on market $1,299,999 Active 810 DOM
8. 2026-06-01
   days on market $1,299,999 Active 808 DOM
9. 2026-05-31
   days on market $1,299,999 Active 807 DOM
10. 2024-03-14
    listed $1,299,999 Active
11. 2018-01-24
    historical Permanently Off Market
12. 2018-01-24
    status Active
13. 2017-10-30
    historical Permanently Off Market
14. 2017-08-28
    price $1,299,000
15. 2017-08-21
    price $1,299,000
16. 2017-08-09
    price $999,000
17. 2017-08-09
    status Active
18. 2017-07-31
    price $999,000
19. 2017-07-25
    historical Permanently Off Market
20. 2017-06-27
    price $1,099,000
21. 2017-06-23
    price $1,149,000
22. 2017-06-23
    status Active
23. 2017-06-09
    price $1,099,000
24. 2017-06-05
    price $1,149,000
25. 2017-06-02
    price $1,199,000
26. 2017-05-18
    price $1,299,000
27. 2017-05-02
    price $1,349,000
28. 2017-03-06
    price $1,399,000
29. 2017-01-06
    price $1,199,000
30. 2016-12-27
    listed $1,399,000
31. 2016-12-27
    listed $1,299,000
32. 2016-01-11
    price $1,299,000
33. 2005-12-09
    soldstatus $620,000
34. 1989-01-20
    soldstatus $140,000
35. 1983-07-01
    soldstatus $22,000

ⓘ 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: $9,289 · $774/mo
• Projected year-2 tax: $15,629 · $1,302/mo
• Expected delta: +$6,341/yr (+$528/mo · 68.3%)

ⓘ 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: $122,472
• − Mortgage interest: −$72,820
• − Property taxes: −$9,289
• − Insurance: −$6,500
• − Repairs & maintenance: −$9,798
• − Management: −$9,798
• − Depreciation: −$37,818
• Taxable loss: −$23,551
• Est. tax savings @ 24.0%: +$5,652
• After-tax cash flow: $4,808/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): 94,196
• Household income: $58,347
• Rent vs Own: 75.0% rent · 25.0% own
• Severe rent burden: 6849.0

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% Asian 21% Hispanic / Latino 13% Two or more races 3% Black 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Romanian 4% Italian 2% Scotch-Irish 1%
• Foreign-born: 30% · China, Canada, Jamaica
• Languages at home: 18% English-only · German/W. Germanic 39% Chinese 19% Spanish 13%

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: ▲ 14.87%
• Current HPI: 315.9088
• Rent YoY: —
• 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

+5809.1% since first listed

26 events — show timeline

• 2024-03-14 Listed $1,299,999 BNYMLS
• 2018-01-24 Delisted — RLS at REBNY
• 2018-01-24 Relisted — RLS at REBNY
• 2017-10-30 Delisted — RLS at REBNY
• 2017-08-28 Price Changed $1,299,000 RLS at REBNY
• 2017-08-21 Price Changed $1,299,000 BNYMLS
• 2017-08-09 Price Changed $999,000 RLS at REBNY
• 2017-08-09 Relisted — RLS at REBNY
• 2017-07-31 Price Changed $999,000 BNYMLS
• 2017-07-25 Delisted — RLS at REBNY
• 2017-06-27 Price Changed $1,099,000 RLS at REBNY
• 2017-06-23 Price Changed $1,149,000 RLS at REBNY
• 2017-06-23 Relisted — RLS at REBNY
• 2017-06-09 Price Changed $1,099,000 BNYMLS
• 2017-06-05 Price Changed $1,149,000 BNYMLS
• 2017-06-02 Price Changed $1,199,000 BNYMLS
• 2017-05-18 Price Changed $1,299,000 BNYMLS
• 2017-05-02 Price Changed $1,349,000 BNYMLS
• 2017-03-06 Price Changed $1,399,000 BNYMLS
• 2017-01-06 Price Changed $1,199,000 BNYMLS
• 2016-12-27 Listed $1,299,000 RLS at REBNY
• 2016-12-27 Listed $1,399,000 RLS at REBNY
• 2016-01-11 Price Changed $1,299,000 BNYMLS
• 2005-12-09 Sold (Public Records) $620,000 Public Records
• 1989-01-20 Sold (Public Records) $140,000 Public Records
• 1983-07-01 Sold (Public Records) $22,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $9,289 · +5.9% YoY. Source: county tax records.