169 Euclid Ave · New York, NY 11208

$950,000

8 bd · 3.0 ba · 2,484 sqft · MultiFamily public records · 140 Days on market

Built 1899 1,833 sqft lot Est $1004k · 5% under

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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 +13.9/30.0
• ARV discount +9.9/15.0
• Schools +5.0/10.0
• DSCR +4.2/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• 1% rule +2.9/10.0
• 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: 2 units. confirmed

Listing remarks

Looking for an income property—or the chance to live rent-free? This duplex at 169 Euclid Ave, Brooklyn, delivers flexibility and upside. Duplex - 1st floor: One bedroom with a full bathroom. A bright first floor with an open-concept living room, dining area, kitchen, and a private deck—strong rental appeal. The lower unit features four bedrooms and a full bath, Tenants occupy the second floor and include 3 bedrooms, 1 bath, a living room, and a dining room. An eviction notice is in place, creating a clear path to future income optimization. Conveniently located near all transportation, this property suits buyers seeking cash flow today and value growth tomorrow. A compelling op

Key facts

• Private deck
• Conveniently located
• Strong rental appeal

Tags

• OPEN-CONCEPT LIVING ROOM
• PRIVATE DECK
• STRONG RENTAL APPEAL
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: No carport; No designated parking
• Utilities: Public sewer; Electricity connected
• Home design: Duplex; Updated/remodeled
• Construction: Aluminum siding construction
• Exterior features: Aluminum siding; Not waterfront

Interior

• Bedrooms: One 4-bedroom unit
• Bathrooms: Three full bathrooms
• Heating & cooling: Electric heating; Forced air heating; Natural gas heating; No central cooling
• Interior features: First-floor bedroom; Finished full basement with walk-out access

What this means for you Summary

Snapshot

• This is a 1×4bd/1.5ba + 1×3bd/1.5ba units multifamily listed at $950k.

Deal economics

• At list price, monthly cash flow is $111 ($1k/yr) — positive. Per door: $55/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $752k (20.8% below list).
• Recommended offer: $752k (20.8% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: 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; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $7,525/mo this rent would consume 145% 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 $7k of loan paydown is wiped out by about $28k 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 140 days — a 12% lower offer ($836k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $179k; list at $950k implies a 431% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1899 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 50% 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 $752,500 (20.8% below list)

Questions for the listing agent

1. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 21% 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 1899 — 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. 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?
10. 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.
11. 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.
12. 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: 0.79% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.50%
• DSCR: 1.02
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $1,003,536
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
197 Grant Ave Ave	0.36mi	8/3.0	2,400 (-3%)	2mo	$950,000	$396	75
145 Highland Pl	0.40mi	7/3.0 (-1)	2,460 (-1%)	3mo	$990,000	$402	72
80 Etna St	0.33mi	9/4.0 (+1)	2,688 (+8%)	2mo	$1,165,000	$433	60
117 Cleveland St	0.64mi	8/4.0	2,520 (+1%)	5mo	$750,000	$298	60
40 Chestnut St	0.22mi	7/3.0 (-1)	2,124 (-14%)	5mo	$858,500	$404	56
52 Forbell St	0.51mi	7/3.0 (-1)	2,280 (-8%)	7mo	$1,200,100	$526	52

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: -12.4%
• Equity multiple: 0.54×
• Total profit: $-122,715
• Equity at exit: $141,648

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $8,176
• Equity at exit: $82,139

Cash invested: $266,000 (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: 20.6×

Monthly cashflow live

• Estimated rent: $7,525 high
• Mortgage (P&I): −$4,982
• Tax from tax record: −$456 /mo · $5,478/yr
• Insurance: −$396
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,580
• Net cashflow: $111

Break-even live

Break-even rent $7,385

Max offer price $950,000

Occupancy floor 94%

Sensitivity live

Price	-10% $648	-5% $379	+0% $111	+5% $-158	+10% $-427
Rent	-10% $-484	-5% $-187	+0% $111	+5% $408	+10% $705
Rate	-1.0pp $589	-0.5pp $352	base $111	+0.5pp $-136	+1.0pp $-386

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

Units	Beds	Baths	Est. rent
1× unit	4	1.5	$3,851
1× unit	3	1.5	$3,674
Total (2 units)			$7,525

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: $237,500
• Closing costs: $28,500
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-19
   status Pending
2. 2026-04-07
   price $950,000
3. 2026-02-22
   price $1,015,000
4. 2025-12-30
   listed $1,075,000 Active
5. 1998-12-18
   soldstatus $179,000
6. 1995-12-14
   soldstatus $165,000
7. 1988-09-01
   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: $5,478 · $456/mo
• Projected year-2 tax: $10,766 · $897/mo
• Expected delta: +$5,289/yr (+$441/mo · 96.5%)

ⓘ 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 ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 50% 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: $90,300
• − Mortgage interest: −$53,215
• − Property taxes: −$5,478
• − Insurance: −$4,750
• − Repairs & maintenance: −$7,224
• − Management: −$7,224
• − Depreciation: −$27,636
• Taxable loss: −$15,227
• Est. tax savings @ 24.0%: +$3,654
• After-tax cash flow: $4,981/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

+475.8% since first listed

7 events — show timeline

• 2026-05-19 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-07 Price Changed $950,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-22 Price Changed $1,015,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-30 Listed $1,075,000 OneKey® MLS as Distributed by MLS Grid
• 1998-12-18 Sold (Public Records) $179,000 Public Records
• 1995-12-14 Sold (Public Records) $165,000 Public Records
• 1988-09-01 Sold (Public Records) $165,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $5,478 · -1.5% YoY. Source: county tax records.