90 Jackie Robinson Pkwy · New York, NY 11207

$519,900

4 bd · 3.0 ba · 1,914 sqft · MultiFamily · 34 Days on market

Built 1925 5,057 sqft lot Est $869k · 40% 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 +27.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.8/10.0
• 1% rule +7.6/10.0
• Schools +5.0/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• 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 MLS

Free-standing 2-unit dwelling on an oversized parcel with off-street parking in a 1 car, detached garage, and exceptional potential. Location provides close proximity to many area amenities, including parks, transportation, stores, eateries, and more.

Key facts

• Transportation
• Parks
• Off-street parking

Tags

• OFF-STREET PARKING
• DETACHED GARAGE
• CLOSE PROXIMITY TO AMENITIES
• PARKS
• SCHOOLS
• TRANSPORTATION

Property features AI

Exterior

• Parking: Detached carport; 1-car garage
• Utilities: Sewer: Other; Utilities: See remarks
• Home design: Duplex; Fixer condition
• Construction: Frame construction
• Exterior features: Back yard; Front yard; Near public transit; Near schools; Near shops; Not waterfront

Interior

• Bedrooms: Two 2-bedroom units
• Flooring: Tile flooring
• Bathrooms: Three full bathrooms
• Heating & cooling: Natural gas heating; Steam heating; No central cooling
• Interior features: First-floor bedroom; First-floor full bathroom; Full basement; Deck

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.5-bath units multifamily listed at $520k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive. Per door: $794/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $520k).
• Recommended offer: $504k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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 rising fast (+5.3%/yr); 251 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $6,559/mo this rent would consume 139% of the median local household income ($57k/yr) (locally 7510% 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 $4k of loan paydown is wiped out by about $16k 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.
• At projected returns (-3.0% appreciation + 5.3% rent growth), your $146k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($504k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 9y 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.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 39% 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 $504,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% 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 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.26% ✓
• Cap rate: 9.96%
• Cash-on-cash: 13.10%
• DSCR: 1.58
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $868,956
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 Warwick St	0.53mi	5/3.0 (+1)	1,964 (+3%)	10mo	$975,000	$496	58
432 Jamaica Ave	0.46mi	5/2.0 (+1)	2,040 (+7%)	3mo	$875,000	$429	56
210 Barbey St	0.48mi	5/2.0 (+1)	1,920 (+0%)	22mo	$640,000	$333	50
168 Hull St	0.74mi	5/— (+1)	1,942 (+2%)	14mo	$1,375,000	$708	46
115 Cleveland St	0.50mi	4/3.5	2,168 (+13%)	8mo	$838,000	$387	46
148 Somers St	0.60mi	5/4.0 (+1)	1,708 (-11%)	3mo	$900,000	$527	43
702 Chauncey St	0.66mi	5/3.0 (+1)	1,800 (-6%)	15mo	$1,050,000	$583	42
120 Shepherd Ave	0.68mi	5/2.0 (+1)	2,048 (+7%)	12mo	$930,000	$454	38
551 Liberty Ave	0.58mi	5/2.0 (+1)	1,676 (-12%)	12mo	$672,001	$401	33

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 · 5.29% rent growth · sell at horizon

5-year hold

• IRR: 5.6%
• Equity multiple: 1.22×
• Total profit: $32,495
• Equity at exit: $77,519

10-year hold

• IRR: 17.0%
• Equity multiple: 2.55×
• Total profit: $225,467
• Equity at exit: $44,951

Cash invested: $145,572 (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 11207

• Home prices YoY: -26.3%
• Rents YoY: 5.3%
• Active inventory: 251
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $6,559 high
• Mortgage (P&I): −$2,726
• Tax est. 1.5%: −$650 /mo · $7,798/yr
• Insurance: −$217
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,377
• Net cashflow: $1,589

Break-even live

Break-even rent $4,548

Max offer price $519,900

Occupancy floor 71%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$6,558
Total (2 units)			$6,559

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: $129,975
• Closing costs: $15,597
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
60-08 78th Ave Unit 2 Glendale, NY	3.0	1.0	2200	$3,099	$1.41	5d	1	0.90mi
358 Irving Ave Brooklyn, NY	5.0	4.0	844	$1,500	$1.78	20d	1	1.33mi

Listing history 36 events

1. 2026-06-18
   days on market $519,900 Active 34 DOM
2. 2026-06-17
   days on market $519,900 Active 33 DOM
3. 2026-06-16
   days on market $519,900 Active 32 DOM
4. 2026-06-15
   days on market $519,900 Active 31 DOM
5. 2026-06-13
   days on market $519,900 Active 29 DOM
6. 2026-06-10
   days on market $519,900 Active 25 DOM
7. 2026-06-08
   days on market $519,900 Active 24 DOM
8. 2026-06-08
   days on market $519,900 Active 23 DOM
9. 2026-06-04
   days on market $519,900 Active 20 DOM
10. 2026-06-03
    days on market $519,900 Active 19 DOM
11. 2026-06-02
    days on market $519,900 Active 18 DOM
12. 2026-06-01
    days on market $519,900 Active 17 DOM
13. 2026-05-31
    days on market $519,900 Active 16 DOM
14. 2026-05-15
    listed $519,900 Active 251-char remark

    Show marketing remark (251 chars)

    Free-standing 2-unit dwelling on an oversized parcel with off-street parking in a 1 car, detached garage, and exceptional potential. Location provides close proximity to many area amenities, including parks, transportation, stores, eateries, and more.

15. 2026-05-14
    listed $519,900 Active
16. 2026-04-23
    historical
17. 2026-04-17
    status Active
18. 2025-12-23
    status Pending
19. 2025-09-02
    status Active
20. 2025-09-02
    historical
21. 2025-08-22
    price $539,900
22. 2025-08-13
    price $539,900
23. 2025-07-17
    price $559,900
24. 2025-07-17
    price $559,900
25. 2025-05-08
    price $574,900
26. 2025-05-08
    price $574,900
27. 2025-03-31
    status Active
28. 2025-03-29
    historical
29. 2025-03-13
    price $589,900
30. 2025-02-19
    status Active
31. 2024-10-25
    status Pending
32. 2024-09-16
    price $599,900
33. 2024-08-09
    listed $629,900 Active
34. 2021-08-26
    listed $600,000 Active
35. 2017-11-22
    historical
36. 2017-05-22
    listed $250,000 New

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 39% 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: $78,708
• − Mortgage interest: −$29,122
• − Property taxes: −$7,798
• − Insurance: −$2,600
• − Repairs & maintenance: −$6,297
• − Management: −$6,297
• − Depreciation: −$15,124
• Taxable income: $11,470
• Est. tax owed @ 24.0%: −$2,753
• After-tax cash flow: $16,312/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): 93,198
• Household income: $56,523
• Rent vs Own: 74.1% rent · 25.9% own
• Severe rent burden: 7510.0

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 0.59)
• Race & ethnicity: Black 54% Hispanic / Latino 33% Two or more races 10% White 5% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 11% Dominican 11%
• Common ancestry: Hispanic 1% Swiss 1%
• Foreign-born: 31% · Canada, Mexico, Jamaica
• Languages at home: 67% English-only · Spanish 27% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -138.76%
• Current HPI: 388.434
• Rent YoY: ▲ 5.29%
• 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

+108.0% since first listed

23 events — show timeline

• 2026-05-15 Listed $519,900 RLS at REBNY
• 2026-05-14 Listed $519,900 OneKey® MLS as Distributed by MLS Grid
• 2026-04-23 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-04-17 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-12-23 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-09-02 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-09-02 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-08-22 Price Changed $539,900 BNYMLS
• 2025-08-13 Price Changed $539,900 OneKey® MLS as Distributed by MLS Grid
• 2025-07-17 Price Changed $559,900 BNYMLS
• 2025-07-17 Price Changed $559,900 OneKey® MLS as Distributed by MLS Grid
• 2025-05-08 Price Changed $574,900 BNYMLS
• 2025-05-08 Price Changed $574,900 OneKey® MLS as Distributed by MLS Grid
• 2025-03-31 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-03-29 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-03-13 Price Changed $589,900 OneKey® MLS as Distributed by MLS Grid
• 2025-02-19 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2024-10-25 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-09-16 Price Changed $599,900 OneKey® MLS as Distributed by MLS Grid
• 2024-08-09 Listed $629,900 OneKey® MLS as Distributed by MLS Grid
• 2021-08-26 Listed $600,000 RLS at REBNY
• 2017-11-22 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2017-05-22 Listed $250,000 OneKey® MLS as Distributed by MLS Grid