1377 E 101st St · New York, NY 11236

$849,000

4 bd · 3.0 ba · 1,540 sqft · MultiFamily public records · 102 Days on market

Built 1960 2,000 sqft lot Est $688k · 23% over

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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 +14.2/30.0
• Schools +5.0/10.0
• DSCR +4.3/10.0
• Livability +3.8/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• 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

This 2-family property with a full basement offers a total of 5 bedrooms and 3 full bathrooms; strong opportunity for investors or buyers looking to add value. The home needs repairs and updates; 20 x 44 Build, 20 x 100 lot size. Great income-producing property.

Key facts

• 2,000 sq ft lot
• Built 1960
• Listed 101 days

Property features AI

Exterior

• Parking: Driveway (no carport)
• Utilities: Public sewer; Electricity available
• Home design: Duplex; Estimated condition
• Construction: Brick construction
• Exterior features: Brick exterior; Not waterfront

Interior

• Bedrooms: One 1-bedroom unit; Two 2-bedroom units
• Bathrooms: Three full bathrooms
• Heating & cooling: Natural gas heating; Wall/window air conditioning units
• Interior features: First-floor bedroom; Full basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.5-bath units multifamily listed at $849k.

Deal economics

• At list price, monthly cash flow is $144 ($2k/yr) — positive. Per door: $72/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 $686k (19.2% below list).
• Recommended offer: $686k (19.2% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: 229 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $6,862/mo this rent would consume 101% of the median local household income ($81k/yr) (locally 4225% 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 $6k of loan paydown is wiped out by about $25k 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 102 days — a 9% lower offer ($773k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $357k; list at $849k implies a 138% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wind risk, 66% 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 $686,200 (19.2% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 19% 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 1960 — 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: 0.81% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.72%
• DSCR: 1.03
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $688,380
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1161 E 101st St	0.32mi	4/2.0	1,540 (0%)	3mo	$595,000	$386	79
10016 Avenue L	0.26mi	3/2.0 (-1)	1,540 (0%)	1mo	$689,000	$447	78
9801 Seaview Ave	0.21mi	5/3.0 (+1)	1,625 (+6%)	6mo	$915,000	$563	71
1363 E 94th St	0.52mi	4/2.0	1,512 (-2%)	6mo	$741,000	$490	64
1322 E 99th St	0.16mi	4/2.0	1,760 (+14%)	2mo	$724,900	$412	63
102-24 Avenue K	0.42mi	3/2.0 (-1)	1,612 (+5%)	3mo	$476,500	$296	61
1060 E 105th St	0.50mi	4/2.0	1,635 (+6%)	2mo	$705,000	$431	60
1143 E 99th St	0.36mi	4/2.0	1,642 (+7%)	10mo	$820,000	$499	60
1559 Remsen Ave	0.58mi	3/2.0 (-1)	1,428 (-7%)	6mo	$565,000	$396	47
10406 Avenue L	0.30mi	3/2.0 (-1)	1,760 (+14%)	7mo	$750,000	$426	47
1019 E 104th St	0.56mi	4/3.0	1,760 (+14%)	8mo	$807,500	$459	43
1253 E 89th St	0.66mi	3/3.0 (-1)	1,360 (-12%)	6mo	$675,000	$496	40

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.2%
• Equity multiple: 0.46×
• Total profit: $-128,687
• Equity at exit: $126,589

10-year hold

• IRR: -6.7%
• Equity multiple: 0.57×
• Total profit: $-101,333
• Equity at exit: $73,406

Cash invested: $237,720 (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 11236

• Active inventory: 229
• Price-to-rent: 20.6×

Monthly cashflow live

• Estimated rent: $6,862 medium
• Mortgage (P&I): −$4,452
• Tax from tax record: −$471 /mo · $5,656/yr
• Insurance: −$354
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,441
• Net cashflow: $144

Break-even live

Break-even rent $6,680

Max offer price $849,000

Occupancy floor 93%

Sensitivity live

Price	-10% $624	-5% $384	+0% $144	+5% $-97	+10% $-337
Rent	-10% $-398	-5% $-127	+0% $144	+5% $415	+10% $686
Rate	-1.0pp $571	-0.5pp $360	base $144	+0.5pp $-76	+1.0pp $-300

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$6,862
Total (2 units)			$6,862

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: $212,250
• Closing costs: $25,470
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1455 Royce St Unit 1H Brooklyn, NY	3.0	2.0	1113	$3,700	$3.32	26d	1	1.37mi

Listing history 16 events

1. 2026-06-21
   days on market $849,000 Active 102 DOM
2. 2026-06-18
   days on market $849,000 Active 99 DOM
3. 2026-06-17
   days on market $849,000 Active 98 DOM
4. 2026-06-15
   days on market $849,000 Active 96 DOM
5. 2026-06-13
   days on market $849,000 Active 94 DOM
6. 2026-06-10
   days on market $849,000 Active 90 DOM
7. 2026-06-08
   days on market $849,000 Active 89 DOM
8. 2026-06-08
   days on market $849,000 Active 88 DOM
9. 2026-06-04
   days on market $849,000 Active 85 DOM
10. 2026-06-03
    days on market $849,000 Active 84 DOM
11. 2026-06-01
    days on market $849,000 Active 82 DOM
12. 2026-05-31
    days on market $849,000 Active 81 DOM
13. 2026-03-26
    price $849,000
14. 2026-03-11
    listed $725,000 Active
15. 2003-04-24
    soldstatus $357,000
16. 1989-04-13
    soldstatus $188,000

ⓘ 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: $5,656 · $471/mo
• Projected year-2 tax: $10,002 · $834/mo
• Expected delta: +$4,346/yr (+$362/mo · 76.8%)

ⓘ 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) · 54% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $82,344
• − Mortgage interest: −$47,557
• − Property taxes: −$5,656
• − Insurance: −$4,245
• − Repairs & maintenance: −$6,588
• − Management: −$6,588
• − Depreciation: −$24,698
• Taxable loss: −$12,988
• Est. tax savings @ 24.0%: +$3,117
• After-tax cash flow: $4,840/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): 88,051
• Household income: $81,464
• Rent vs Own: 48.4% rent · 51.6% own
• Severe rent burden: 4225.0

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 (79%)
• Race & ethnicity: Black 79% Hispanic / Latino 8% Two or more races 8% White 4% Asian 2%
• Hispanic origin (detail): Puerto Rican 3% Dominican 2%
• Common ancestry: Hispanic 14%
• Foreign-born: 45% · Canada, Mexico, China
• Languages at home: 74% English-only · French/Haitian/Cajun 14% Spanish 6% Chinese 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: ▼ -375.21%
• Current HPI: 330.8367
• 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

+351.6% since first listed

4 events — show timeline

• 2026-03-26 Price Changed $849,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-11 Listed $725,000 OneKey® MLS as Distributed by MLS Grid
• 2003-04-24 Sold (Public Records) $357,000 Public Records
• 1989-04-13 Sold (Public Records) $188,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $5,656 · -2.4% YoY. Source: county tax records.