2575 E 19th St · New York, NY 11235

$995,000

6 bd · 4.0 ba · 1,785 sqft · MultiFamily public records · 71 Days on market

Built 1930 1,679 sqft lot Est $894k · 11% over

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Why this score? — see what drove the D- 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 +13.1/30.0
• Schools +5.0/10.0
• DSCR +3.9/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• ARV discount +2.4/15.0
• 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

2575 East 19th Street is a three-bedroom, two-bathroom home with exceptional flexibility, generous outdoor space, and the rare convenience of a private garage. Configured and enjoyed as a one-family residence, this legal two-family property offers a versatile layout that can easily adapt to a variety of needs. Up the stoop, the main level unfolds as an inviting duplex. A bright living room flows into a generous dining room, creating an easy and comfortable layout for both everyday living and entertaining. Beyond is a galley kitchen with direct access to a large deck, a lovely extension of the home and an ideal spot for outdoor dining or quiet mornings outside. The top floor is thoughtfu

Key facts

• Large deck
• Skylit bathroom
• Versatile layout

Tags

• PRIVATE GARAGE
• VERSATILE LAYOUT
• LARGE DECK
• SKYLIT BATHROOM
• DIRECT ACCESS TO BACKYARD
• MEDIA ROOM

Property features AI

Finance

• Financial info: Pets: Building allows pets

Exterior

• Parking: Has garage
• Home design: 2 stories; Entry level: 1; Green building
• Exterior features: Private outdoor space (over 60 sq ft); Deck; Patio

Interior

• Bedrooms: Total rooms: 11; Property contains 2 total units
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has cooling
• Interior features: Smoke-free; Storage; Walk-in closet(s)
• Laundry & utility: Washer hookup; In-unit laundry allowed; Washer/dryer allowed

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/?-bath units multifamily listed at $995k.

Deal economics

• At list price, monthly cash flow is $-102 ($-1k/yr) — negative. Per door: $-51/mo.
• To cash-flow at today's rent, offer at most $977k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $780k (21.6% below list).
• Recommended offer: $780k (21.6% 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: Rents rising fast (+5.0%/yr); 521 active listings in the ZIP; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $7,801/mo this rent would consume 157% of the median local household income ($60k/yr) (locally 7823% 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 $7k of loan paydown is wiped out by about $30k 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 71 days — a 6% lower offer ($935k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $202k; list at $995k implies a 393% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 72% 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 $780,100 (21.6% 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 71 days. Have you received any prior offers? Is the seller open to a 22% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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?
11. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
12. 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.
13. 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.
14. 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: 0.78% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.15%
• DSCR: 0.99
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $894,285
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2546 E 29th St	0.49mi	5/2.0 (-1)	1,798 (+1%)	3mo	$900,000	$501	60
2534 Coney Island Ave	0.72mi	6/3.0	1,870 (+5%)	7mo	$1,100,000	$588	49
2807 Brighton 8th St	0.71mi	6/3.0	1,786 (+0%)	21mo	$945,000	$529	46
2922 Brighton 12th St	0.58mi	5/2.0 (-1)	1,831 (+3%)	13mo	$868,000	$474	45
2501 Hubbard St	0.68mi	6/2.0	2,000 (+12%)	8mo	$995,000	$498	33

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 · 5.04% rent growth · sell at horizon

5-year hold

• IRR: -15.0%
• Equity multiple: 0.46×
• Total profit: $-151,664
• Equity at exit: $148,358

10-year hold

• IRR: -3.6%
• Equity multiple: 0.74×
• Total profit: $-71,601
• Equity at exit: $86,029

Cash invested: $278,600 (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 11235

• Rents YoY: 5.0%
• Active inventory: 521
• Price-to-rent: 21.3×

Monthly cashflow live

• Estimated rent: $7,801 high
• Mortgage (P&I): −$5,218
• Tax from tax record: −$566 /mo · $6,793/yr
• Insurance: −$415
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,638
• Net cashflow: $-102

Break-even live

Break-even rent $7,930

Max offer price $976,941

Occupancy floor 96%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	—	$7,802
Total (2 units)			$7,801

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: $248,750
• Closing costs: $29,850
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $995,000 Active 71 DOM
2. 2026-06-17
   days on market $995,000 Active 70 DOM
3. 2026-06-15
   days on market $995,000 Active 68 DOM
4. 2026-06-13
   days on market $995,000 Active 66 DOM
5. 2026-06-10
   days on market $995,000 Active 62 DOM
6. 2026-06-08
   days on market $995,000 Active 61 DOM
7. 2026-06-08
   days on market $995,000 Active 60 DOM
8. 2026-06-04
   days on market $995,000 Active 57 DOM
9. 2026-06-03
   days on market $995,000 Active 56 DOM
10. 2026-06-01
    days on market $995,000 Active 54 DOM
11. 2026-05-31
    days on market $995,000 Active 53 DOM
12. 2026-04-08
    listed $995,000 Active
13. 1993-11-30
    soldstatus $202,000
14. 1983-06-01
    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: $6,793 · $566/mo
• Projected year-2 tax: $11,804 · $984/mo
• Expected delta: +$5,011/yr (+$418/mo · 73.8%)

ⓘ 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 (shaded) · 75% 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 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: $93,612
• − Mortgage interest: −$55,735
• − Property taxes: −$6,793
• − Insurance: −$5,772
• − Repairs & maintenance: −$7,489
• − Management: −$7,489
• − Depreciation: −$28,945
• Taxable loss: −$18,612
• Est. tax savings @ 24.0%: +$4,467
• After-tax cash flow: $3,240/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): 78,558
• Household income: $59,661
• Rent vs Own: 65.2% rent · 34.8% own
• Severe rent burden: 7823.0

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 White (67%)
• Race & ethnicity: White 67% Asian 15% Two or more races 9% Hispanic / Latino 9% Black 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Scotch-Irish 15% Subsaharan African 12% Romanian 2%
• Foreign-born: 63% · China, Canada, Vietnam
• Languages at home: 24% English-only · Russian/Polish/Slavic 48% Chinese 7% Spanish 7%

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: ▼ -181.73%
• Current HPI: 303.6714
• Rent YoY: ▲ 5.04%
• 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

+4422.7% since first listed

3 events — show timeline

• 2026-04-08 Listed $995,000 RLS at REBNY
• 1993-11-30 Sold (Public Records) $202,000 Public Records
• 1983-06-01 Sold (Public Records) $22,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $6,793 · -2.5% YoY. Source: county tax records.