2176 E 13th St · New York, NY 11229

$1,299,000

66 bd · 36.0 ba · 5,040 sqft · MultiFamily public records · 111 Days on market

Built 1927 2,867 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• 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 (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

Prime Sheepshead Bay location! This semi-detached 6-family solid brick building offers an excellent investment opportunity. The property features one 1-bedroom/1-bath unit and five 2-bedroom/1-bath units, each with a living room, kitchen, and dining area. There’s also a full basement with a laundry area, providing additional functionality and storage space. Building size: 21 × 80 | Lot size: 28 × 100. Conveniently situated right off the bustling Avenue U shopping district, surrounded by a wide variety of restaurants, shops, supermarkets, and daily conveniences. Just minutes to the Q train station and nearby B3 and B68 buses, ensuring easy access to transportation.

Key facts

• Laundry area
• Solid brick building
• Full basement

Tags

• SHEEPSHEAD BAY LOCATION
• SOLID BRICK BUILDING
• FULL BASEMENT
• LAUNDRY AREA
• AVENUE U SHOPPING DISTRICT
• EASY ACCESS TO TRANSPORTATION

Property features AI

Finance

• Other: Zoning: R5
• Financial info: Property produces reported rent income of $103,200 annually; Units currently occupied month-to-month; Financing options considered: exchange, bank mortgage, or cash

Exterior

• Parking: No parking on site
• Utilities: 110V electric; Gas hot water; Gas heating fuel; Steam/radiator heat
• Home design: Semi-detached residential building; Flat roof; Brick exterior
• Construction: Brick construction; Poured concrete foundation
• Exterior features: Back yard; Storage rooms in the building

Interior

• Kitchen: Kitchens include refrigerator and stove
• Bedrooms: Six residential units: one 1-bedroom unit and five 2-bedroom units; Unit 1 is a 1-bedroom on the 1st floor (month-to-month tenancy); Units 2–6 are 2-bedroom units on floors 1–3 (month-to-month tenancies)
• Flooring: Hardwood floors; Tile floors; Other flooring (see remarks)
• Bathrooms: Six full bathrooms (one in each unit)
• Heating & cooling: Steam/radiator heat; Gas heating fuel; 110V electric service; Gas hot water
• Interior features: Central A/C unit listed (0 AC units reported); Laundry area; Refrigerator; Stove; Other interior features noted
• Laundry & utility: Shared laundry area

What this means for you Summary

Snapshot

• This is a 6 × 11-bed/6.0-bath units multifamily listed at $1.30M.

Deal economics

• At list price, monthly cash flow is $10k ($119k/yr) — positive. Per door: $2k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($24k rent vs $1.30M).
• Recommended offer: $1.18M (9.0% below list) — sets the bar for market timing.
• Cap rate 15.4% 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 (+15.8%/yr); 355 active listings in the ZIP; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $23,830/mo this rent would consume 405% of the median local household income ($71k/yr) (locally 4771% 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 $9k of loan paydown is wiped out by about $39k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $364k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($1.18M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $110k; list at $1.30M implies a 1081% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 72% 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 $1,182,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
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 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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: 1.83% ✓
• Cap rate: 15.44%
• Cash-on-cash: 32.68%
• DSCR: 2.45
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 33.3%
• Equity multiple: 2.50×
• Total profit: $546,666
• Equity at exit: $193,685

10-year hold

• IRR: 42.9%
• Equity multiple: 6.12×
• Total profit: $1,862,916
• Equity at exit: $112,314

Cash invested: $363,720 (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 11229

• Rents YoY: 15.8%
• Active inventory: 355
• Price-to-rent: 27.3×

Monthly cashflow live

• Estimated rent: $23,830 medium
• Mortgage (P&I): −$6,812
• Tax from tax record: −$1,567 /mo · $18,800/yr
• Insurance: −$541
• HOA: −$0
• Vacancy / Maint / Mgmt: −$5,004
• Net cashflow: $9,906

Break-even live

Break-even rent $11,291

Max offer price $1,299,000

Occupancy floor 53%

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

Units	Beds	Baths	Est. rent
▸ 6× units	11	6	$23,832
Total (6 units)			$23,830

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: $324,750
• Closing costs: $38,970
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $1,299,000 Active 111 DOM
2. 2026-06-17
   days on market $1,299,000 Active 110 DOM
3. 2026-06-15
   days on market $1,299,000 Active 108 DOM
4. 2026-06-13
   days on market $1,299,000 Active 106 DOM
5. 2026-06-10
   days on market $1,299,000 Active 102 DOM
6. 2026-06-08
   days on market $1,299,000 Active 101 DOM
7. 2026-06-08
   days on market $1,299,000 Active 100 DOM
8. 2026-06-04
   days on market $1,299,000 Active 97 DOM
9. 2026-06-03
   days on market $1,299,000 Active 96 DOM
10. 2026-06-01
    days on market $1,299,000 Active 94 DOM
11. 2026-05-31
    days on market $1,299,000 Active 93 DOM
12. 2026-04-28
    status Active
13. 2026-01-19
    status Pending
14. 2025-11-20
    listed $1,299,000 Active
15. 1983-11-01
    soldstatus $110,000

ⓘ 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: $18,800 · $1,567/mo
• Projected year-2 tax: $20,376 · $1,698/mo
• Expected delta: +$1,577/yr (+$131/mo · 8.4%)

ⓘ 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 72% 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: $285,960
• − Mortgage interest: −$72,764
• − Property taxes: −$18,800
• − Insurance: −$6,495
• − Repairs & maintenance: −$22,877
• − Management: −$22,877
• − Depreciation: −$37,789
• Taxable income: $104,358
• Est. tax owed @ 24.0%: −$25,046
• After-tax cash flow: $93,822/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): 78,377
• Household income: $70,603
• Rent vs Own: 53.1% rent · 46.9% own
• Severe rent burden: 4771.0

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 0.60)
• Race & ethnicity: White 59% Asian 22% Hispanic / Latino 9% Black 6% Two or more races 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Scotch-Irish 6% Subsaharan African 6% Romanian 1%
• Foreign-born: 47% · China, Canada, Vietnam
• Languages at home: 40% English-only · Russian/Polish/Slavic 22% Chinese 16% Spanish 6%

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: ▼ -761.52%
• Current HPI: 361.7011
• Rent YoY: ▲ 15.81%
• 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

+1080.9% since first listed

4 events — show timeline

• 2026-04-28 Relisted — BNYMLS
• 2026-01-19 Pending — BNYMLS
• 2025-11-20 Listed $1,299,000 BNYMLS
• 1983-11-01 Sold (Public Records) $110,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $18,800 · +7.0% YoY. Source: county tax records.