433 Dekalb Ave

New York, NY 11205

$5,700,000D+

18 bd · 6.0 ba · 7,020 sqft · Built 1905 · MultiFamily · Active · 250 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $38,803/mo
• Mortgage (P&I): −$29,891
• Tax + insurance: −$4,459
• HOA: −$0
• Vac / Maint / Mgmt: −$8,149
• Net cashflow: $-3,696/mo
• Annual: $-44,354/yr
• Cap rate: 5.51%
• Cash-on-cash: -2.78%
• DSCR: 0.88
• 1% rule: 0.68%
• Cash to close: $1,596,000

Investor read

• This is a 6 × 3-bed/1.0-bath units multifamily listed at $5.70M.
• At list price, monthly cash flow is $-4k ($-44k/yr) — negative. Per door: $-616/mo.
• To cash-flow at today's rent, offer at most $5.05M (11.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $3.88M (31.9% below list).
• It's been on market 250 days — a 12% lower offer ($5.02M) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $3.88M (31.9% below list) — sets the bar for 1% rule.
• In year one you build about $609k of equity ($39k loan paydown + $570k appreciation (10.0% local appreciation)).
• 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.
• Zoned schools: Elm Tree Elementary School (math 27% / reading 52%, grade F, #1,444 of 2,108 statewide, top 71%, 806 students, 94% FRL); Is 318 Eugenio Maria De Hostos (math 54% / reading 74%, grade A-, #121 of 729 statewide, top 17%, 1,069 students, 64% FRL); Midwood High School (math 94% / reading 96%, grade A+, #83 of 1,100 statewide, top 8%, 4,062 students, 73% FRL).
• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: Rents rising fast (+8.6%/yr); 89 active listings in the ZIP; solid renter incomes; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• Kings County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $300k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $1.45M; list at $5.70M implies a 293% gain — meaningful room to come down on a strong offer.
• By year 2, paydown + projected appreciation supports a ~$980k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
• Cap rate 5.5% 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.
• At $38,803/mo this rent would consume 496% of the median local household income ($94k/yr) (locally 3544% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Questions for listing agent

• 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?
• It's been on market 250 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
• Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
• What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
• Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?