1000 Crescent St · New York, NY 11208

$440,000

3 bd · 1.0 ba · 1,100 sqft · SingleFamily public records · 17 Days on market

Built 1925 3,000 sqft lot Est $604k · 27% under

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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 +15.1/30.0
• ARV discount +15.0/15.0
• Schools +5.0/10.0
• DSCR +4.6/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CoAgent: RICARDO COX Ofc: 1860 - DONT LET THE PRICE FOOL YOU, GOOD HOUSE FOR THE MONEY! 3 BEDROOMS OVER 2 W/2 BATHS. RANCH STYLE DETACHED HOME. OWNERS ARE ELDERLY, PEOPLE PLEASE BE PATIANT!,Exclusions: WASHER,Tax Exempt: NO,Water/Plumbing: SEP METER,Condition: AVG

Key facts

• 3,000 sq ft lot
• Built 1925
• Listed 17 days

Property features AI

Exterior

• Parking: Driveway
• Utilities: PSEG electric; Public sewer (connected/available); Natural gas available and connected; Public water (connected/available); Trash collection (public)
• Home design: Single-family residence; Described as a fixer
• Construction: Block construction; Block foundation; Built area recorded as 1,100
• Exterior features: Not waterfront; No additional parcels

Interior

• Kitchen: No appliances listed
• Bedrooms: 7 rooms total (includes bedrooms)
• Flooring: Combination flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; No central cooling
• Interior features: First-floor bedroom; First-floor full bathroom; Unfinished basement
• Laundry & utility: No specific laundry appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $440k.

Deal economics

• At list price, monthly cash flow is $75 ($897/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 $370k (15.9% below list).
• Recommended offer: $370k (15.9% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Elm Tree Elementary School (math 27% / reading 52%, grade F, #1,444 of 2,108 statewide, top 71%, 806 students, 94% FRL); Jhs 383 Philippa Schuyler (math 32% / reading 67%, grade C, #280 of 729 statewide, top 40%, 822 students, 85% FRL); Midwood High School (math 94% / reading 96%, grade A+, #83 of 1,100 statewide, top 8%, 4,062 students, 73% FRL).
• Market conditions: Rents rising fast (+6.1%/yr); 193 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $3,702/mo this rent would consume 72% of the median local household income ($62k/yr) (locally 7574% 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 $3k of loan paydown is wiped out by about $13k 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 17 days — a 2% lower offer ($433k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 30y 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 $71k; list at $440k implies a 520% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; major wind risk, 67% 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 $370,200 (15.9% below list)

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.84% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.38%
• DSCR: 1.06
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $603,900
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1311 Dumont Ave	0.52mi	3/1.5	1,120 (+2%)	10mo	$615,000	$549	62
1316 Dumont Ave	0.49mi	3/2.0	1,120 (+2%)	23mo	$585,000	$522	51

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 · 6.14% rent growth · sell at horizon

5-year hold

• IRR: -11.9%
• Equity multiple: 0.56×
• Total profit: $-54,536
• Equity at exit: $65,605

10-year hold

• IRR: 1.1%
• Equity multiple: 1.09×
• Total profit: $11,195
• Equity at exit: $38,043

Cash invested: $123,200 (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 11208

• Rents YoY: 6.1%
• Active inventory: 193
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $3,702 high
• Mortgage (P&I): −$2,307
• Tax from tax record: −$293 /mo · $3,512/yr
• Insurance: −$183
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$777
• Net cashflow: $75

Break-even live

Break-even rent $3,607

Max offer price $440,000

Occupancy floor 93%

Sensitivity live

Price	-10% $324	-5% $199	+0% $75	+5% $-50	+10% $-174
Rent	-10% $-218	-5% $-71	+0% $75	+5% $221	+10% $367
Rate	-1.0pp $296	-0.5pp $187	base $75	+0.5pp $-39	+1.0pp $-155

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: $110,000
• Closing costs: $13,200
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
156-49 76th St Unit 2 Jamaica, NY	3.0	2.0	1250	$3,300	$2.64	18d	1	0.58mi
14912 83rd St Howard Beach, NY	3.0	2.0	1250	$3,200	$2.56	26d	1	0.87mi
149-09 84th St Unit 2 Howard Beach, NY	3.0	1.5	750	$3,200	$4.27	26d	1	0.95mi
13214 81st St Ozone Park, NY	3.0	1.0	1280	$4,100	$3.20	13d	1	1.00mi
132-13 81st St #1 Jamaica, NY	3.0	1.0	1280	$4,100	$3.20	5d	1	1.02mi
10541 90th St Ozone Park, NY	3.0	2.0	1264	$4,111	$3.25	26d	1	1.48mi

Listing history 10 events

1. 2026-06-21
   days on market $440,000 Active 17 DOM
2. 2026-06-18
   days on market $440,000 Active 14 DOM
3. 2026-06-17
   days on market $440,000 Active 13 DOM
4. 2026-06-16
   days on market $440,000 Active 12 DOM
5. 2026-06-15
   days on market $440,000 Active 11 DOM
6. 2026-06-13
   days on market $440,000 Active 9 DOM
7. 2026-06-09
   days on market $440,000 Active 5 DOM
8. 2026-06-08
   days on market $440,000 Active 4 DOM
9. 2026-06-07
   remarks 335-char remark
10. 2026-06-07
    listed $440,000 Active 3 DOM

ⓘ 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: $3,512 · $293/mo
• Projected year-2 tax: $5,474 · $456/mo
• Expected delta: +$1,962/yr (+$164/mo · 55.9%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $44,424
• − Mortgage interest: −$24,647
• − Property taxes: −$3,512
• − Insurance: −$2,998
• − Repairs & maintenance: −$3,554
• − Management: −$3,554
• − Depreciation: −$12,800
• Taxable loss: −$6,640
• Est. tax savings @ 24.0%: +$1,594
• After-tax cash flow: $2,491/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): 105,428
• Household income: $62,077
• Rent vs Own: 75.1% rent · 24.9% own
• Severe rent burden: 7574.0

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 0.66)
• Race & ethnicity: Black 42% Hispanic / Latino 39% Asian 10% Two or more races 8% White 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 9% Dominican 16%
• Common ancestry: Hispanic 1%
• Foreign-born: 40% · Canada, China, Mexico
• Languages at home: 48% English-only · Spanish 36% Other Indo-European 11% French/Haitian/Cajun 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: ▼ -546.38%
• Current HPI: 376.1489
• Rent YoY: ▲ 6.14%
• 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

+537.7% since first listed

7 events — show timeline

• 2026-06-04 Listed $440,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-05 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-04-20 Price Changed $419,999 OneKey® MLS as Distributed by MLS Grid
• 2026-04-12 Listed $425,000 OneKey® MLS as Distributed by MLS Grid
• 1996-07-22 Sold (Public Records) $71,000 Public Records
• 1996-07-22 Sold (Public Records) $71,000 Public Records
• 1996-01-15 Listed $69,000 BNYMLS

Property tax history

+4.7%/yr

Latest (2025): $3,512 · -1.7% YoY. Source: county tax records.