330 E 91st St · New York, NY 11212

$990,000

6 bd · 2.0 ba · 3,924 sqft · MultiFamily public records · 30 Days on market

Built 1935 2,500 sqft lot Est $1228k · 19% under

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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 +27.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +6.5/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• 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

This Colonial Style Home Features 6 Bedrooms, 2 Full Baths, Eat In Kitchen & 1 Car Garage. The information provided is estimated to the best of our abilities at this time.

Key facts

• 2,500 sq ft lot
• Garage
• Built 1935

Property features AI

Exterior

• Parking: Detached 1-car garage; No carport
• Utilities: Sewer: Other; Utilities: See remarks
• Home design: Duplex; Brick exterior
• Construction: Brick construction
• Exterior features: Back yard; Front yard; Not waterfront

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Two 3-bedroom units
• Bathrooms: Two full bathrooms
• Heating & cooling: Hot water heating; Natural gas heating; No central cooling
• Interior features: First-floor bedroom; First-floor full bathroom; Eat-in kitchen; Full basement; Porch

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath multifamily listed at $990k.

Deal economics

• At list price, monthly cash flow is $3k ($33k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $990k).
• Recommended offer: $975k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.7% 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.
• Market conditions: Rents soft (-0.6%/yr); 66 active listings in the ZIP; lower-income renter base — watch delinquency; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $11,350/mo this rent would consume 329% of the median local household income ($41k/yr) (locally 9035% 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 30 days — a 2% lower offer ($975k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 25y 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 $280k; list at $990k implies a 254% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 65% 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 $975,150 (1.5% below list)

Questions for the listing agent

1. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.15% ✓
• Cap rate: 9.67%
• Cash-on-cash: 12.06%
• DSCR: 1.54
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $1,228,212
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
305 E 91 St	0.15mi	7/5.0 (+1)	4,151 (+6%)	17mo	$1,300,000	$313	52
252 E 91 St	0.14mi	6/3.5	3,360 (-14%)	17mo	$930,000	$277	49

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -1.6%
• Equity multiple: 0.94×
• Total profit: $-16,429
• Equity at exit: $147,612

10-year hold

• IRR: 4.8%
• Equity multiple: 1.31×
• Total profit: $84,740
• Equity at exit: $85,597

Cash invested: $277,200 (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 11212

• Home prices YoY: -34.3%
• Rents YoY: -0.6%
• Active inventory: 66
• Price-to-rent: 29.1×

Monthly cashflow live

• Estimated rent: $11,350 high
• Mortgage (P&I): −$5,192
• Tax from tax record: −$576 /mo · $6,907/yr
• Insurance: −$412
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,384
• Net cashflow: $2,787

Break-even live

Break-even rent $7,822

Max offer price $990,000

Occupancy floor 70%

Sensitivity live

Price	-10% $3,347	-5% $3,067	+0% $2,787	+5% $2,507	+10% $2,226
Rent	-10% $1,890	-5% $2,338	+0% $2,787	+5% $3,235	+10% $3,683
Rate	-1.0pp $3,285	-0.5pp $3,039	base $2,787	+0.5pp $2,530	+1.0pp $2,269

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

Units	Beds	Baths	Est. rent
▸ 4× units	3	1	$11,352
Total (4 units)			$11,350

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: $247,500
• Closing costs: $29,700
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $990,000 Active 30 DOM
2. 2026-06-18
   days on market $990,000 Active 27 DOM
3. 2026-06-17
   days on market $990,000 Active 26 DOM
4. 2026-06-16
   days on market $990,000 Active 25 DOM
5. 2026-06-15
   days on market $990,000 Active 24 DOM
6. 2026-06-13
   days on market $990,000 Active 22 DOM
7. 2026-06-10
   days on market $990,000 Active 18 DOM
8. 2026-06-08
   days on market $990,000 Active 17 DOM
9. 2026-06-08
   days on market $990,000 Active 16 DOM
10. 2026-06-04
    days on market $990,000 Active 13 DOM
11. 2026-06-03
    days on market $990,000 Active 12 DOM
12. 2026-06-02
    days on market $990,000 Active 11 DOM
13. 2026-06-01
    days on market $990,000 Active 10 DOM
14. 2026-05-31
    days on market $990,000 Active 9 DOM
15. 2026-05-22
    listed $990,000 Active
16. 2025-12-14
    historical
17. 2025-10-21
    price $950,000
18. 2025-10-21
    status Active
19. 2025-09-28
    historical
20. 2025-09-14
    price $915,000
21. 2025-09-14
    price $915,000
22. 2025-03-27
    listed $950,000 Active
23. 2001-11-08
    soldstatus $280,000
24. 2001-02-11
    listed $289,000

ⓘ 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: $6,907 · $576/mo
• Projected year-2 tax: $11,819 · $985/mo
• Expected delta: +$4,912/yr (+$409/mo · 71.1%)

ⓘ 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) · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $136,200
• − Mortgage interest: −$55,455
• − Property taxes: −$6,907
• − Insurance: −$4,950
• − Repairs & maintenance: −$10,896
• − Management: −$10,896
• − Depreciation: −$28,800
• Taxable income: $18,296
• Est. tax owed @ 24.0%: −$4,391
• After-tax cash flow: $29,050/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): 89,020
• Household income: $41,355
• Rent vs Own: 86.8% rent · 13.2% own
• Severe rent burden: 9035.0

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 Black (68%)
• Race & ethnicity: Black 68% Hispanic / Latino 20% Two or more races 12% White 4% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 6% Dominican 6%
• Common ancestry: Hispanic 3% Ukrainian 1%
• Foreign-born: 34% · Canada, Mexico, China
• Languages at home: 77% English-only · Spanish 14% French/Haitian/Cajun 4% Arabic 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: ▼ -140.90%
• Current HPI: 269.7955
• Rent YoY: ▼ -0.59%
• 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

+242.6% since first listed

10 events — show timeline

• 2026-05-22 Listed $990,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-14 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-10-21 Price Changed $950,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-21 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-09-28 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-09-14 Price Changed $915,000 BNYMLS
• 2025-09-14 Price Changed $915,000 OneKey® MLS as Distributed by MLS Grid
• 2025-03-27 Listed $950,000 OneKey® MLS as Distributed by MLS Grid
• 2001-11-08 Sold (Public Records) $280,000 Public Records
• 2001-02-11 Listed $289,000 BNYMLS

Property tax history

+5.1%/yr

Latest (2025): $6,907 · +3.4% YoY. Source: county tax records.