6609 13th Ave · New York, NY 11219

$1,530,000

66 bd · 36.0 ba · 4,200 sqft · MultiFamily public records · 390 Days on market

Built 1920 1,600 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 +22.9/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.5/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• 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 MLS

Residential Attached All Brick, 6 Family Home in Dyker Heights. Total of 3 Floors 2 - Two Bedroom Apartments, 3 - One Bedroom Apartments, 1 Studio. Newer Roof. All Units Occupied with Paying Tenants, One of which gets reduced rent for serving as Building on-site Super. Sep Utilities. Total Expenses: Con Ed $60/mo. KeySpan $398/mo. Pest Control $43.55/mo Insurance $4,269/year Water $6,987 Taxes $13,562. Brand New Boiler

Key facts

• Separate utilities
• Newer roof
• All brick

Tags

• ALL BRICK
• NEWER ROOF
• BRAND NEW BOILER
• SEPARATE UTILITIES
• PUBLIC SCHOOLS NEARBY
• LOCAL SHOPS AND DINING

Property features AI

Finance

• Financial info: Six-unit multifamily (6 units); Reported rental income: 51,248; Financing options considered: cash, bank mortgage, exchange

Exterior

• Parking: Street parking
• Utilities: 110V electric with circuit breakers; Gas hot water; Gas heating; Utility expense listed
• Home design: Attached building; Residential property; Flat roof
• Construction: Brick construction; Poured concrete foundation
• Exterior features: Back yard; Side yard; Brick exterior

Interior

• Kitchen: Appliances included in units: Refrigerator, Oven/Range, Stove
• Bedrooms: First floor: 3 bedrooms total across units on this level; Second floor: 4 bedrooms total across units on this level; Third floor: 4 bedrooms total across units on this level
• Flooring: Hardwood floors
• Bathrooms: Six full bathrooms total (distributed as 2 on each level)
• Heating & cooling: Baseboard heat (gas); Window A/C units
• Interior features: Window A/C units (5+); Refrigerator; Stove; Hardwood floors; Semi-finished basement with separate entrance
• Laundry & utility: Water included for units (per-unit feature); Heat included for units (per-unit feature)

What this means for you Summary

Snapshot

• This is a 6 × 11-bed/6.0-bath units multifamily listed at $1.53M.

Deal economics

• At list price, monthly cash flow is $3k ($32k/yr) — positive. Per door: $448/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($16k rent vs $1.53M).
• Recommended offer: $1.35M (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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.
• Zoned schools: Ps 176 Ovington (math 60% / reading 62%, grade B, #736 of 2,108 statewide, top 35%, 1,111 students, 86% FRL); Jhs 227 Edward B Shallow (math 45% / reading 52%, grade C-, #300 of 729 statewide, top 41%, 1,367 students, 88% FRL); Midwood High School (math 94% / reading 96%, grade A+, #83 of 1,100 statewide, top 8%, 4,062 students, 73% FRL).
• Market conditions: 123 active listings in the ZIP; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).

Forward outlook

• In year one you build about $164k of equity ($11k loan paydown + $153k appreciation (10.0% local appreciation)).
• Kings County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $428k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$263k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 390 days — a 12% lower offer ($1.35M) is reasonable based on typical stale-listing flexibility.
• 4 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 $1.00M; list at $1.53M implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $1,346,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 390 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 1920 — 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: 1.05% ✓
• Cap rate: 8.40%
• Cash-on-cash: 7.52%
• DSCR: 1.33
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.7%
• Equity multiple: 3.34×
• Total profit: $1,004,215
• Equity at exit: $1,378,345

10-year hold

• IRR: 25.8%
• Equity multiple: 7.59×
• Total profit: $2,822,578
• Equity at exit: $2,972,453

Cash invested: $428,400 (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 11219

• Home prices YoY: 4.9%
• Active inventory: 123
• Price-to-rent: 47.5×

Monthly cashflow live

• Estimated rent: $16,100 medium
• Mortgage (P&I): −$8,023
• Tax from tax record: −$1,373 /mo · $16,473/yr
• Insurance: −$638
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,381
• Net cashflow: $2,685

Break-even live

Break-even rent $12,701

Max offer price $1,530,000

Occupancy floor 78%

Sensitivity live

Price	-10% $3,551	-5% $3,118	+0% $2,685	+5% $2,252	+10% $1,819
Rent	-10% $1,413	-5% $2,049	+0% $2,685	+5% $3,321	+10% $3,957
Rate	-1.0pp $3,456	-0.5pp $3,074	base $2,685	+0.5pp $2,289	+1.0pp $1,885

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

Units	Beds	Baths	Est. rent
▸ 6× units	11	6	$16,098
Total (6 units)			$16,100

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: $382,500
• Closing costs: $45,900
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $1,530,000 Active 390 DOM
2. 2026-06-18
   days on market $1,530,000 Active 387 DOM
3. 2026-06-17
   days on market $1,530,000 Active 386 DOM
4. 2026-06-15
   days on market $1,530,000 Active 384 DOM
5. 2026-06-13
   days on market $1,530,000 Active 382 DOM
6. 2026-06-10
   days on market $1,530,000 Active 378 DOM
7. 2026-06-08
   days on market $1,530,000 Active 377 DOM
8. 2026-06-03
   days on market $1,530,000 Active 372 DOM
9. 2026-06-01
   days on market $1,530,000 Active 370 DOM
10. 2026-05-31
    days on market $1,530,000 Active 369 DOM
11. 2025-05-27
    listed $1,530,000 Active
12. 2023-08-24
    soldstatus $1,000,000
13. 2023-08-11
    soldstatus $1,000,000 Closed 426-char remark

    Show marketing remark (426 chars)

    Residential Attached All Brick, 6 Family Home in Dyker Heights. Total of 3 Floors 2 - Two Bedroom Apartments, 3 - One Bedroom Apartments, 1 Studio. Newer Roof. All Units Occupied with Paying Tenants, One of which gets reduced rent for serving as Building on-site Super. Sep Utilities. Total Expenses: Con Ed $60/mo. KeySpan $398/mo. Pest Control $43.55/mo Insurance $4,269/year Water $6,987 Taxes $13,562. Brand New Boiler

14. 2023-04-12
    status Pending 426-char remark

    Show marketing remark (426 chars)

    Residential Attached All Brick, 6 Family Home in Dyker Heights. Total of 3 Floors 2 - Two Bedroom Apartments, 3 - One Bedroom Apartments, 1 Studio. Newer Roof. All Units Occupied with Paying Tenants, One of which gets reduced rent for serving as Building on-site Super. Sep Utilities. Total Expenses: Con Ed $60/mo. KeySpan $398/mo. Pest Control $43.55/mo Insurance $4,269/year Water $6,987 Taxes $13,562. Brand New Boiler

15. 2023-03-15
    historical Contingent 426-char remark

    Show marketing remark (426 chars)

    Residential Attached All Brick, 6 Family Home in Dyker Heights. Total of 3 Floors 2 - Two Bedroom Apartments, 3 - One Bedroom Apartments, 1 Studio. Newer Roof. All Units Occupied with Paying Tenants, One of which gets reduced rent for serving as Building on-site Super. Sep Utilities. Total Expenses: Con Ed $60/mo. KeySpan $398/mo. Pest Control $43.55/mo Insurance $4,269/year Water $6,987 Taxes $13,562. Brand New Boiler

16. 2023-01-24
    listed $1,190,000 Active 426-char remark

    Show marketing remark (426 chars)

    Residential Attached All Brick, 6 Family Home in Dyker Heights. Total of 3 Floors 2 - Two Bedroom Apartments, 3 - One Bedroom Apartments, 1 Studio. Newer Roof. All Units Occupied with Paying Tenants, One of which gets reduced rent for serving as Building on-site Super. Sep Utilities. Total Expenses: Con Ed $60/mo. KeySpan $398/mo. Pest Control $43.55/mo Insurance $4,269/year Water $6,987 Taxes $13,562. Brand New Boiler

17. 2023-01-24
    historical

    Show marketing remark (426 chars)

    Residential Attached All Brick, 6 Family Home in Dyker Heights. Total of 3 Floors 2 - Two Bedroom Apartments, 3 - One Bedroom Apartments, 1 Studio. Newer Roof. All Units Occupied with Paying Tenants, One of which gets reduced rent for serving as Building on-site Super. Sep Utilities. Total Expenses: Con Ed $60/mo. KeySpan $398/mo. Pest Control $43.55/mo Insurance $4,269/year Water $6,987 Taxes $13,562. Brand New Boiler

18. 2022-09-16
    listed $1,490,000 Active
19. 2022-09-16
    historical
20. 2022-07-22
    listed $1,699,000 Active
21. 1995-11-28
    soldstatus $165,000
22. 1995-11-28
    soldstatus $165,000

ⓘ 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: $16,473 · $1,373/mo
• Projected year-2 tax: $21,165 · $1,764/mo
• Expected delta: +$4,692/yr (+$391/mo · 28.5%)

ⓘ 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 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: $193,200
• − Mortgage interest: −$85,704
• − Property taxes: −$16,473
• − Insurance: −$7,650
• − Repairs & maintenance: −$15,456
• − Management: −$15,456
• − Depreciation: −$44,509
• Taxable income: $7,952
• Est. tax owed @ 24.0%: −$1,908
• After-tax cash flow: $30,315/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): 94,196
• Household income: $58,347
• Rent vs Own: 75.0% rent · 25.0% own
• Severe rent burden: 6849.0

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 0.58)
• Race & ethnicity: White 60% Asian 21% Hispanic / Latino 13% Two or more races 3% Black 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Romanian 4% Italian 2% Scotch-Irish 1%
• Foreign-born: 30% · China, Canada, Jamaica
• Languages at home: 18% English-only · German/W. Germanic 39% Chinese 19% Spanish 13%

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: ▲ 14.87%
• Current HPI: 315.9088
• 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

+827.3% since first listed

12 events — show timeline

• 2025-05-27 Listed $1,530,000 BNYMLS
• 2023-08-24 Sold (Public Records) $1,000,000 Public Records
• 2023-08-11 Sold (MLS) $1,000,000 SIBORMLS
• 2023-04-12 Pending — SIBORMLS
• 2023-03-15 Contingent — SIBORMLS
• 2023-01-24 Listing Removed — SIBORMLS
• 2023-01-24 Listed $1,190,000 SIBORMLS
• 2022-09-16 Listing Removed — SIBORMLS
• 2022-09-16 Listed $1,490,000 SIBORMLS
• 2022-07-22 Listed $1,699,000 SIBORMLS
• 1995-11-28 Sold (Public Records) $165,000 Public Records
• 1995-11-28 Sold (Public Records) $165,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $16,473 · +6.9% YoY. Source: county tax records.