751 55th St · New York, NY 11220

$1,950,000

66 bd · 36.0 ba · 3,855 sqft · MultiFamily public records · 315 Days on market

Built 1917 2,003 sqft lot

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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 +21.4/30.0
• Appreciation +7.8/10.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +5.0/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0

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

Nice solid brick six family building in prime Sunset Park. Five units had been renovated recently, all modern kitchens and bathrooms, hardwood floor throughout. Every room has at least a window. The seller is collecting $133k plus yearly currently, nets about $102k plus. Great potential investment, it would be a money maker. This is only a half block away from 8th Avenue business district and close to everything, Won't miss this golden opportunity to own the good one.

Key facts

• Hardwood floor
• Modern kitchens
• Prime sunset park

Tags

• PRIME SUNSET PARK
• MODERN KITCHENS
• HARDWOOD FLOOR
• EVERY ROOM HAS WINDOW
• HALF BLOCK FROM 8TH AVE

Property features AI

Finance

• Other: Six-unit multi-family building with individual unit rents and statuses; Total of 6 units
• Financial info: Financing options: exchange considered, bank mortgage, or cash; Utility expense reported separately

Exterior

• Parking: No parking
• Utilities: 110V electric; Gas hot water; Gas heating; Steam/radiator heat
• Home design: Attached building; Residential property
• Construction: Brick construction; Flat roof; Poured concrete foundation; Building footprint approximately 1,580 (dimensions 79.00 x 20.00)
• Exterior features: Back yard; Lot size is irregular; Zoned R6B

Interior

• Kitchen: Stove
• Bedrooms: Three bedrooms on level 1; Four bedrooms on level 2; Four bedrooms on level 3
• Flooring: Hardwood floors
• Bathrooms: Two full baths on level 1; Two full baths on level 2; Two full baths on level 3; Six full bathrooms total
• Heating & cooling: Steam/radiator heat; Gas hot water and heating; 110V electric
• Interior features: Stove; Unfinished basement; Hardwood floors; No central air units
• Laundry & utility: Utility expense listed separately

What this means for you Summary

Snapshot

• This is a 6 × 11-bed/6.0-bath units multifamily listed at $1.95M.

Deal economics

• At list price, monthly cash flow is $3k ($35k/yr) — positive. Per door: $481/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($20k rent vs $1.95M).
• Recommended offer: $1.72M (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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 (+11.0%/yr); 271 active listings in the ZIP; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $19,526/mo this rent would consume 335% of the median local household income ($70k/yr) (locally 6563% 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 $123k of equity ($13k loan paydown + $110k appreciation (5.6% local appreciation)).
• Kings County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (5.6% appreciation + 8.0% rent growth), your $546k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$197k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 315 days — a 12% lower offer ($1.72M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $1.48M; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1917 — 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 $1,716,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 315 days. Have you received any prior offers? Is the seller open to a 12% 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 1917 — 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: 1.00% ✓
• Cap rate: 8.07%
• Cash-on-cash: 6.35%
• DSCR: 1.28
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.63% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 22.2%
• Equity multiple: 2.48×
• Total profit: $807,625
• Equity at exit: $1,180,921

10-year hold

• IRR: 23.4%
• Equity multiple: 5.58×
• Total profit: $2,499,085
• Equity at exit: $2,103,799

Cash invested: $546,000 (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 11220

• Home prices YoY: 2.5%
• Rents YoY: 11.0%
• Active inventory: 271
• Price-to-rent: 49.9×

Monthly cashflow live

• Estimated rent: $19,526 medium
• Mortgage (P&I): −$10,226
• Tax from tax record: −$1,499 /mo · $17,988/yr
• Insurance: −$812
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,100
• Net cashflow: $2,888

Break-even live

Break-even rent $15,870

Max offer price $1,950,000

Occupancy floor 80%

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

Units	Beds	Baths	Est. rent
▸ 6× units	11	6	$19,524
Total (6 units)			$19,526

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: $487,500
• Closing costs: $58,500
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $1,950,000 Active 315 DOM
2. 2026-06-17
   days on market $1,950,000 Active 314 DOM
3. 2026-06-15
   days on market $1,950,000 Active 312 DOM
4. 2026-06-13
   days on market $1,950,000 Active 310 DOM
5. 2026-06-10
   days on market $1,950,000 Active 306 DOM
6. 2026-06-08
   days on market $1,950,000 Active 305 DOM
7. 2026-06-03
   days on market $1,950,000 Active 300 DOM
8. 2026-06-01
   days on market $1,950,000 Active 298 DOM
9. 2026-05-31
   days on market $1,950,000 Active 297 DOM
10. 2025-08-06
    listed $1,950,000 Active
11. 2023-03-31
    historical
12. 2023-01-06
    listed $1,980,000 Active
13. 2022-12-06
    listed $1,980,000 Active
14. 2021-09-08
    soldstatus $1,475,000

ⓘ 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: $17,988 · $1,499/mo
• Projected year-2 tax: $25,471 · $2,123/mo
• Expected delta: +$7,484/yr (+$624/mo · 41.6%)

ⓘ 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 6/10 Major 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: $234,312
• − Mortgage interest: −$109,230
• − Property taxes: −$17,988
• − Insurance: −$9,750
• − Repairs & maintenance: −$18,745
• − Management: −$18,745
• − Depreciation: −$56,727
• Taxable income: $3,127
• Est. tax owed @ 24.0%: −$750
• After-tax cash flow: $33,906/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): 90,652
• Household income: $69,883
• Rent vs Own: 73.3% rent · 26.7% own
• Severe rent burden: 6563.0

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 0.65)
• Race & ethnicity: Asian 40% Hispanic / Latino 40% White 16% Two or more races 7% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 17% Puerto Rican 8% Dominican 5%
• Common ancestry: Romanian 1% Scotch-Irish 1% Subsaharan African 1%
• Foreign-born: 52% · China, Canada, Jamaica
• Languages at home: 20% English-only · Spanish 35% Chinese 35% Arabic 3%

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: ▲ 5.63%
• Current HPI: 226.624
• Rent YoY: ▲ 11.02%
• 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

+32.2% since first listed

5 events — show timeline

• 2025-08-06 Listed $1,950,000 BNYMLS
• 2023-03-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2023-01-06 Listed $1,980,000 OneKey® MLS as Distributed by MLS Grid
• 2022-12-06 Listed $1,980,000 RLS at REBNY
• 2021-09-08 Sold (Public Records) $1,475,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $17,988 · +6.9% YoY. Source: county tax records.