1796 E 53rd St · New York, NY 11234

$653,000

3 bd · 2.0 ba · 1,627 sqft · MultiFamily public records · 54 Days on market

Built 1960 2,000 sqft lot Est $784k · 17% under

---

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 +17.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• 1% rule +4.0/10.0
• 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 (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Basement: Fam/Rec Room OWNER 4.5 ROOM APARTMENT HAS W/W CARPET AND RECENTLY PAINTED. TWO MODERN KITCHENS AND BATHS, HARDWOOD FLRS, LARGE FENCED YARD, INTERIOR STAIRS TO GARAGE AND BASEMENT. Show Instr: CALL SEAN 253-1517.

Key facts

• 2,000 sq ft lot
• Garage
• Listed 54 days

Property features AI

Finance

• Financial info: Cash financing noted

Exterior

• Parking: Private driveway; Attached garage with 2 parking spaces
• Utilities: 110V electric; Gas hot water
• Home design: Attached residential building; Two-unit multi-family (owner occupied units)
• Construction: Brick exterior; Asphalt/tar roof; Poured concrete foundation
• Exterior features: Front yard; Back yard

Interior

• Kitchen: Microwave; Refrigerator; Stove
• Bedrooms: One bedroom on first floor; Two bedrooms on second floor
• Flooring: Carpeting; Hardwood floors
• Bathrooms: Two full bathrooms (one in each unit)
• Heating & cooling: Steam/radiator heat; Gas heating fuel
• Interior features: Window A/C units; Terrace
• Laundry & utility: Laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $653k.

Deal economics

• At list price, monthly cash flow is $465 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $588k (9.9% below list).
• Recommended offer: $588k (9.9% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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 (+16.2%/yr); 459 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $5,884/mo this rent would consume 72% of the median local household income ($97k/yr) (locally 2384% 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 $5k of loan paydown is wiped out by about $20k 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 $183k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($633k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 31y ago; this cycle's ask has dropped $34k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $220k; list at $653k implies a 197% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wind risk, 75% 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 $588,400 (9.9% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.90% ✗
• Cap rate: 7.15%
• Cash-on-cash: 3.05%
• DSCR: 1.14
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $784,214
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1906 E 52nd St	0.12mi	4/2.0 (+1)	1,640 (+1%)	5mo	$658,600	$402	84
1900 E 51st St	0.11mi	4/2.0 (+1)	1,659 (+2%)	12mo	$799,000	$482	77
5709 Fillmore Ave	0.24mi	3/2.0	1,672 (+3%)	9mo	$740,000	$443	77
1880 E 52nd St	0.08mi	3/2.0	1,638 (+1%)	23mo	$820,000	$501	76
1930 E 52nd St	0.15mi	4/2.0 (+1)	1,640 (+1%)	23mo	$865,000	$527	67
1650 E 48th St	0.49mi	3/2.0	1,566 (-4%)	4mo	$750,000	$479	67
1873 Hendrickson St	0.27mi	3/2.0	1,727 (+6%)	20mo	$890,000	$515	60
2057 E 52nd St	0.25mi	3/3.0	1,472 (-10%)	20mo	$880,000	$598	51
4910 Avenue M	0.50mi	3/2.0	1,840 (+13%)	8mo	$590,000	$321	48
2068 E 61 St	0.45mi	2/2.0 (-1)	1,710 (+5%)	23mo	$795,000	$465	47
2055 E 53rd Pl	0.24mi	4/2.0 (+1)	1,414 (-13%)	22mo	$910,000	$644	43

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -6.4%
• Equity multiple: 0.75×
• Total profit: $-45,217
• Equity at exit: $97,364

10-year hold

• IRR: 8.3%
• Equity multiple: 1.76×
• Total profit: $139,828
• Equity at exit: $56,460

Cash invested: $182,840 (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 11234

• Rents YoY: 16.2%
• Active inventory: 459
• Price-to-rent: 18.5×

Monthly cashflow live

• Estimated rent: $5,884 medium
• Mortgage (P&I): −$3,424
• Tax from tax record: −$487 /mo · $5,843/yr
• Insurance: −$272
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,236
• Net cashflow: $465

Break-even live

Break-even rent $5,295

Max offer price $653,000

Occupancy floor 87%

Sensitivity live

Price	-10% $835	-5% $650	+0% $465	+5% $280	+10% $95
Rent	-10% $0	-5% $233	+0% $465	+5% $697	+10% $930
Rate	-1.0pp $794	-0.5pp $631	base $465	+0.5pp $296	+1.0pp $124

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$5,884
Total (2 units)			$5,884

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: $163,250
• Closing costs: $19,590
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2731 E 65th St Unit 1 Brooklyn, NY	3.0	2.0	1300	$3,400	$2.62	25d	1	0.83mi
3222 Kings Hwy Unit 2 Brooklyn, NY	2.0	1.0	1200	$3,000	$2.50	25d	1	1.01mi
1455 Royce St Unit 1H Brooklyn, NY	3.0	2.0	1113	$3,700	$3.32	25d	1	1.11mi
2002 E 29th St Unit 2F Brooklyn, NY	4.0	1.5	1500	$3,600	$2.40	25d	1	1.30mi

Listing history 19 events

1. 2026-06-18
   days on market $653,000 Active 54 DOM
2. 2026-06-17
   price $653,000 Active 53 DOM
3. 2026-06-17
   days on market $687,500 Active 53 DOM
4. 2026-06-16
   days on market $687,500 Active 52 DOM
5. 2026-06-15
   days on market $687,500 Active 51 DOM
6. 2026-06-13
   days on market $687,500 Active 49 DOM
7. 2026-06-10
   days on market $687,500 Active 45 DOM
8. 2026-06-08
   days on market $687,500 Active 44 DOM
9. 2026-06-08
   days on market $687,500 Active 43 DOM
10. 2026-06-04
    days on market $687,500 Active 40 DOM
11. 2026-06-03
    days on market $687,500 Active 39 DOM
12. 2026-06-01
    days on market $687,500 Active 37 DOM
13. 2026-05-31
    days on market $687,500 Active 36 DOM
14. 2026-04-25
    listed $687,500 Active
15. 2019-03-01
    soldstatus $220,000
16. 2001-01-16
    soldstatus $260,000
17. 2000-03-02
    soldstatus $195,000
18. 1995-06-12
    soldstatus $170,000
19. 1995-01-25
    listed $177,000 221-char remark

    Show marketing remark (221 chars)

    Basement: Fam/Rec Room OWNER 4.5 ROOM APARTMENT HAS W/W CARPET AND RECENTLY PAINTED. TWO MODERN KITCHENS AND BATHS, HARDWOOD FLRS, LARGE FENCED YARD, INTERIOR STAIRS TO GARAGE AND BASEMENT. Show Instr: CALL SEAN 253-1517.

ⓘ 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: $5,843 · $487/mo
• Projected year-2 tax: $8,439 · $703/mo
• Expected delta: +$2,597/yr (+$216/mo · 44.4%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 75% 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: $70,608
• − Mortgage interest: −$36,578
• − Property taxes: −$5,843
• − Insurance: −$3,265
• − Repairs & maintenance: −$5,649
• − Management: −$5,649
• − Depreciation: −$18,996
• Taxable loss: −$5,371
• Est. tax savings @ 24.0%: +$1,289
• After-tax cash flow: $6,869/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): 83,187
• Household income: $97,479
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 2384.0

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 0.69)
• Race & ethnicity: Black 42% White 35% Hispanic / Latino 10% Asian 8% Two or more races 7%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4%
• Common ancestry: Hispanic 8% Scotch-Irish 3% Romanian 2%
• Foreign-born: 35% · Canada, China, Mexico
• Languages at home: 65% English-only · French/Haitian/Cajun 9% Spanish 7% Russian/Polish/Slavic 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: ▼ -667.47%
• Current HPI: 318.0416
• Rent YoY: ▲ 16.21%
• 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

+288.4% since first listed

6 events — show timeline

• 2026-04-25 Listed $687,500 BNYMLS
• 2019-03-01 Sold (Public Records) $220,000 Public Records
• 2001-01-16 Sold (Public Records) $260,000 Public Records
• 2000-03-02 Sold (Public Records) $195,000 Public Records
• 1995-06-12 Sold (Public Records) $170,000 Public Records
• 1995-01-25 Listed $177,000 BNYMLS

Property tax history

+3.4%/yr

Latest (2025): $5,843 · -2.4% YoY. Source: county tax records.