10107 Avenue L · New York, NY 11236

$824,995

6 bd · 4.0 ba · 1,540 sqft · MultiFamily public records · 64 Days on market

Built 1955 2,000 sqft lot Est $867k · at est.

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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 +19.4/30.0
• ARV discount +9.7/15.0
• DSCR +6.1/10.0
• Schools +5.0/10.0
• 1% rule +4.2/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• 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: 2 units. confirmed

Listing remarks

Brick two family duplex located in Brooklyn featuring 4 bedrooms and 2 full bathrooms across two 2 bedroom units with extra bedroom downstairs. Property includes a first-floor bedroom, formal dining room, additional living area, granite countertops, and storage space. Interior layout offers functional living areas in both units. Separate gas and electric meters. Exterior features include private driveway parking and shed. Energy-efficient features include ENERGY STAR appliances, insulated windows and doors, and programmable thermostat. Conveniently located near schools, transportation, and local amenities!

Key facts

• First-floor bedroom
• Formal dining room
• Storage space

Tags

• FIRST-FLOOR BEDROOM
• FORMAL DINING ROOM
• GRANITE COUNTERTOPS
• STORAGE SPACE
• PRIVATE DRIVEWAY PARKING
• ENERGY STAR APPLIANCES

Property features AI

Exterior

• Parking: Driveway parking (1 space total)
• Utilities: Public sewer; Trash collection (public)
• Home design: Duplex
• Construction: Brick construction
• Exterior features: Brick exterior; Not waterfront

Interior

• Kitchen: Granite counters
• Bedrooms: One 1-bedroom unit; One 2-bedroom unit
• Bathrooms: Two full bathrooms
• Heating & cooling: ENERGY STAR qualified heating equipment; Hot water heating (natural gas); ENERGY STAR qualified cooling equipment; Wall/window AC unit(s)
• Interior features: First-floor bedroom; Formal dining room; Granite countertops; Storage space; Crawl space basement
• Laundry & utility: Utility/storage areas (crawl space)

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $825k.

Deal economics

• At list price, monthly cash flow is $861 ($10k/yr) — positive. Per door: $431/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 $760k (7.9% below list).
• Recommended offer: $760k (7.9% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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: 228 active listings in the ZIP; solid renter incomes; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $7,599/mo this rent would consume 112% of the median local household income ($81k/yr) (locally 4225% 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 $6k of loan paydown is wiped out by about $25k 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 64 days — a 6% lower offer ($775k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $145k; list at $825k implies a 469% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 66% 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 $759,900 (7.9% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 8% 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 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.92% ✗
• Cap rate: 7.64%
• Cash-on-cash: 4.82%
• DSCR: 1.21
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $867,020
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9801 Seaview Ave	0.47mi	5/3.0 (-1)	1,625 (+6%)	6mo	$915,000	$563	55
1514 E 95th St	0.41mi	6/2.0	1,520 (-1%)	21mo	$725,000	$477	53
1170 E 95th St	0.54mi	7/3.0 (+1)	1,760 (+14%)	8mo	$920,000	$523	36
1598 E 91 St	0.65mi	5/3.5 (-1)	1,630 (+6%)	21mo	$919,000	$564	35

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.3%
• Equity multiple: 0.66×
• Total profit: $-79,048
• Equity at exit: $123,009

10-year hold

• IRR: 0.1%
• Equity multiple: 1.00×
• Total profit: $884
• Equity at exit: $71,330

Cash invested: $230,999 (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 11236

• Active inventory: 228
• Price-to-rent: 18.1×

Monthly cashflow live

• Estimated rent: $7,599 medium
• Mortgage (P&I): −$4,326
• Tax from tax record: −$405 /mo · $4,862/yr
• Insurance: −$344
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,596
• Net cashflow: $861

Break-even live

Break-even rent $6,509

Max offer price $824,995

Occupancy floor 84%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$7,600
Total (2 units)			$7,599

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: $206,249
• Closing costs: $24,750
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $824,995 Active 64 DOM
2. 2026-06-17
   days on market $824,995 Active 63 DOM
3. 2026-06-15
   days on market $824,995 Active 61 DOM
4. 2026-06-13
   days on market $824,995 Active 59 DOM
5. 2026-06-10
   days on market $824,995 Active 55 DOM
6. 2026-06-08
   days on market $824,995 Active 54 DOM
7. 2026-06-08
   days on market $824,995 Active 53 DOM
8. 2026-06-04
   days on market $824,995 Active 50 DOM
9. 2026-06-03
   days on market $824,995 Active 49 DOM
10. 2026-06-01
    days on market $824,995 Active 47 DOM
11. 2026-05-31
    days on market $824,995 Active 46 DOM
12. 2026-05-14
    price $824,995
13. 2026-05-07
    price $799,999
14. 2026-04-15
    listed $850,000 Active
15. 2000-11-28
    soldstatus $145,000
16. 1996-02-15
    soldstatus $145,000

ⓘ 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: $4,862 · $405/mo
• Projected year-2 tax: $9,402 · $784/mo
• Expected delta: +$4,540/yr (+$378/mo · 93.4%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 76% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $91,188
• − Mortgage interest: −$46,213
• − Property taxes: −$4,862
• − Insurance: −$4,922
• − Repairs & maintenance: −$7,295
• − Management: −$7,295
• − Depreciation: −$24,000
• Taxable loss: −$3,399
• Est. tax savings @ 24.0%: +$816
• After-tax cash flow: $11,153/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): 88,051
• Household income: $81,464
• Rent vs Own: 48.4% rent · 51.6% own
• Severe rent burden: 4225.0

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: Predominantly Black (79%)
• Race & ethnicity: Black 79% Hispanic / Latino 8% Two or more races 8% White 4% Asian 2%
• Hispanic origin (detail): Puerto Rican 3% Dominican 2%
• Common ancestry: Hispanic 14%
• Foreign-born: 45% · Canada, Mexico, China
• Languages at home: 74% English-only · French/Haitian/Cajun 14% Spanish 6% Chinese 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: ▼ -375.21%
• Current HPI: 330.8367
• 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

+469.0% since first listed

5 events — show timeline

• 2026-05-14 Price Changed $824,995 OneKey® MLS as Distributed by MLS Grid
• 2026-05-07 Price Changed $799,999 OneKey® MLS as Distributed by MLS Grid
• 2026-04-15 Listed $850,000 OneKey® MLS as Distributed by MLS Grid
• 2000-11-28 Sold (Public Records) $145,000 Public Records
• 1996-02-15 Sold (Public Records) $145,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $4,862 · -2.5% YoY. Source: county tax records.