163 Bay 11th St · New York, NY 11228

$1,149,998

48 bd · 36.0 ba · 4,380 sqft · MultiFamily · 270 Days on market

Built 1909 1,718 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +4.5/5.0
• 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: 6 units. estimate disagrees with records

Listing remarks

Fully attached, six-family brick building in the heart of Bensonhurst. This well-maintained property measures 20' x 73' on a 20' x 85' lot and features two 2-bedroom apartments and four 1-bedroom apartments, offering generous living space and strong rental income potential. The building has recently updated electric and newer utilities, adding to its appeal as a low-maintenance investment. Ideally located near shopping, schools, and public transportation, the property benefits from high tenant demand and long-term investment stability. Perfect opportunity for investors seeking steady cash flow in one of Brooklyn’s most desirable neighborhoods. Rent roll available upon request.

Key facts

• Newer utilities
• Updated electric
• High tenant demand

Tags

• SIX-FAMILY BRICK BUILDING
• UPDATED ELECTRIC
• NEWER UTILITIES
• STRONG RENTAL INCOME POTENTIAL
• HIGH TENANT DEMAND
• LONG-TERM INVESTMENT STABILITY

Property features AI

Finance

• Other: Building footprint approximately 1,460 (dimensions 73.00 x 20.00); Total building area reported as 4,380
• Financial info: Income listed: $84,300 annual rent income; Utility expense listed: $720 (period not specified); Financing options noted: exchange considered, bank mortgage, cash

Exterior

• Parking: No designated parking
• Utilities: 220V electric; Gas hot water; Gas heating
• Home design: Residential attached building; Zoned R4
• Construction: Brick exterior; Asphalt/tar roof; Block foundation
• Exterior features: Other yard (see remarks); Attached building

Interior

• Kitchen: Kitchens included in each unit
• Bedrooms: Six units total: four 1-bedroom units and two 2-bedroom units (units are on various floors)
• Flooring: Tile floors
• Bathrooms: Six full bathrooms (one per unit)
• Heating & cooling: Gas-fired steam/radiator heat; No central AC units reported
• Interior features: Tile floors; Unfinished basement
• Laundry & utility: Utilities include 220V electric and gas hot water

What this means for you Summary

Snapshot

• This is a 6 × 8-bed/6.0-bath units multifamily listed at $1.15M.

Deal economics

• At list price, monthly cash flow is $8k ($101k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($21k rent vs $1.15M).
• Recommended offer: $1.01M (12.0% below list) — sets the bar for market timing.
• Cap rate 15.1% 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: Ps 229 Dyker (math 67% / reading 78%, grade A, #375 of 2,108 statewide, top 18%, 1,144 students, 64% FRL); Christa Mcauliffe School (The) /Is 187 (math 94% / reading 96%, grade A+, #3 of 729 statewide, top 0%, 928 students, 76% 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 (+8.0%/yr); 193 active listings in the ZIP; solid renter incomes; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $20,700/mo this rent would consume 297% of the median local household income ($84k/yr) (locally 2061% 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 $8k of loan paydown is wiped out by about $34k 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 + 8.0% rent growth), your $322k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 270 days — a 12% lower offer ($1.01M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1909 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,011,998 (12.0% below list)

Questions for the listing agent

1. It's been on market 270 days. Have you received any prior offers? Is the seller open to a 12% 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 1909 — 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. 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.
10. 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.
11. 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: 1.80% ✓
• Cap rate: 15.06%
• Cash-on-cash: 31.33%
• DSCR: 2.39
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.96% rent growth · sell at horizon

5-year hold

• IRR: 31.7%
• Equity multiple: 2.42×
• Total profit: $457,799
• Equity at exit: $171,468

10-year hold

• IRR: 41.5%
• Equity multiple: 5.91×
• Total profit: $1,582,577
• Equity at exit: $99,431

Cash invested: $321,999 (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 11228

• Rents YoY: 8.0%
• Active inventory: 193
• Price-to-rent: 27.8×

Monthly cashflow live

• Estimated rent: $20,700 medium
• Mortgage (P&I): −$6,031
• Tax est. 1.5%: −$1,437 /mo · $17,250/yr
• Insurance: −$479
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,347
• Net cashflow: $8,406

Break-even live

Break-even rent $10,060

Max offer price $1,149,998

Occupancy floor 54%

Sensitivity live

Price	-10% $9,200	-5% $8,803	+0% $8,406	+5% $8,008	+10% $7,611
Rent	-10% $6,770	-5% $7,588	+0% $8,406	+5% $9,223	+10% $10,041
Rate	-1.0pp $8,985	-0.5pp $8,698	base $8,406	+0.5pp $8,108	+1.0pp $7,804

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

Units	Beds	Baths	Est. rent
▸ 6× units	8	6	$20,700
Total (6 units)			$20,700

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: $287,500
• Closing costs: $34,500
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-21
   days on market $1,149,998 Active 270 DOM
2. 2026-06-18
   days on market $1,149,998 Active 267 DOM
3. 2026-06-17
   days on market $1,149,998 Active 266 DOM
4. 2026-06-15
   days on market $1,149,998 Active 264 DOM
5. 2026-06-13
   days on market $1,149,998 Active 262 DOM
6. 2026-06-10
   days on market $1,149,998 Active 258 DOM
7. 2026-06-08
   days on market $1,149,998 Active 257 DOM
8. 2026-06-03
   days on market $1,149,998 Active 252 DOM
9. 2026-06-01
   days on market $1,149,998 Active 250 DOM
10. 2026-05-31
    days on market $1,149,998 Active 249 DOM
11. 2026-01-05
    price $1,149,998
12. 2025-09-24
    listed $1,149,999 Active

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $248,400
• − Mortgage interest: −$64,418
• − Property taxes: −$17,250
• − Insurance: −$5,750
• − Repairs & maintenance: −$19,872
• − Management: −$19,872
• − Depreciation: −$33,454
• Taxable income: $87,784
• Est. tax owed @ 24.0%: −$21,068
• After-tax cash flow: $79,799/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): 42,241
• Household income: $83,665
• Rent vs Own: 44.2% rent · 55.8% own
• Severe rent burden: 2061.0

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 0.62)
• Race & ethnicity: White 48% Asian 36% Hispanic / Latino 13% Two or more races 4% Black 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3% Dominican 2%
• Common ancestry: Romanian 2% Scotch-Irish 1% Subsaharan African 1%
• Foreign-born: 41% · China, Canada, Jamaica
• Languages at home: 42% English-only · Chinese 28% Other Indo-European 12% Spanish 8%

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: ▼ -226.00%
• Current HPI: 381.4834
• Rent YoY: ▲ 7.96%
• 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

-0.0% since first listed

2 events — show timeline

• 2026-01-05 Price Changed $1,149,998 BNYMLS
• 2025-09-24 Listed $1,149,999 BNYMLS