817 Crown St · New York, NY 11213

$1,600,000

28 bd · 20.0 ba · 4,500 sqft · MultiFamily public records · 55 Days on market

Built 1924 3,194 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 +21.1/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.3/10.0
• Schools +5.0/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

DETACHED BRICK 4-FAMILY WITH PARKING IN EXCELLENT LOCATION! Prime Crown Heights! Three apartments can be delivered vacant. Building measures 21X80 and lot is 25X127! Apartment 1F is one bedroom paying $2,000/month, has one year lease. Apartments 1R and 2R are one bedroom. Apartment 2F is three bedroom apartment. Full basement with separate entrance. Gas heating system. Shared driveway and 2 car garage! Priced for immediate sale and sold as-is.

Key facts

• Gas heating system
• Detached brick
• Four family

Tags

• DETACHED BRICK
• FOUR FAMILY
• EXCELLENT LOCATION
• FULL BASEMENT
• GAS HEATING SYSTEM

Property features AI

Finance

• Other: Zoning: R7-1
• Financial info: Reported rent income: $8,000 per month; Unit 1 current rent: $2,000 per month; Financing options considered: exchange, bank mortgage, or cash; Reported utility expense: $850 (period not specified)

Exterior

• Parking: Shared drive; Detached garage with 2 parking spaces
• Utilities: 110V electric service; Gas hot water; Gas heating fuel; Steam/radiator heat delivery
• Home design: Detached residential building; Flat roof; Brick exterior
• Construction: Brick construction; Block foundation; Flat roof; Building footprint approximately 1,680 sq ft; Building dimensions about 80.00 x 21.00
• Exterior features: Back yard

Interior

• Bedrooms: Unit 1: 2 bedrooms (first floor) — Leased; Unit 2: 1 bedroom (first floor) — Owner occupied; Unit 3: 3 bedrooms (second floor) — Owner occupied; Unit 4: 1 bedroom (second floor) — Owner occupied
• Flooring: Hardwood floors
• Bathrooms: Four full bathrooms and one 3/4 bathroom in the building; Unit 1: 1 full bath; Unit 2: 1 full bath; Unit 3: 1 full bath; Unit 4: 1 full bath
• Heating & cooling: Steam/radiator heat; No central AC units listed; Gas hot water
• Interior features: Hardwood floors; Full, semi-finished basement; Total of 15 rooms in the building

What this means for you Summary

Snapshot

• This is a 4 × 7-bed/5.0-bath units multifamily listed at $1.60M.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive. Per door: $571/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($16k rent vs $1.60M).
• Recommended offer: $1.55M (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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 (+6.0%/yr); 73 active listings in the ZIP; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $16,437/mo this rent would consume 303% of the median local household income ($65k/yr) (locally 6603% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $171k of equity ($11k loan paydown + $160k appreciation (10.0% local appreciation)).
• Kings County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 6.0% rent growth), your $448k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$275k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($1.55M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 64% 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 $1,552,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 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 1924 — 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: 1.03% ✓
• Cap rate: 8.01%
• Cash-on-cash: 6.12%
• DSCR: 1.27
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 5.95% rent growth · sell at horizon

5-year hold

• IRR: 29.9%
• Equity multiple: 3.38×
• Total profit: $1,067,082
• Equity at exit: $1,441,407

10-year hold

• IRR: 26.8%
• Equity multiple: 8.02×
• Total profit: $3,142,889
• Equity at exit: $3,108,448

Cash invested: $448,000 (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 11213

• Home prices YoY: 4.3%
• Rents YoY: 6.0%
• Active inventory: 73
• Price-to-rent: 32.4×

Monthly cashflow live

• Estimated rent: $16,437 medium
• Mortgage (P&I): −$8,391
• Tax from tax record: −$1,645 /mo · $19,737/yr
• Insurance: −$667
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,452
• Net cashflow: $2,283

Break-even live

Break-even rent $13,547

Max offer price $1,600,000

Occupancy floor 81%

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

Units	Beds	Baths	Est. rent
▸ 4× units	7	5	$16,436
Total (4 units)			$16,437

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: $400,000
• Closing costs: $48,000
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $1,600,000 Active 55 DOM
2. 2026-06-17
   days on market $1,600,000 Active 54 DOM
3. 2026-06-16
   days on market $1,600,000 Active 53 DOM
4. 2026-06-15
   days on market $1,600,000 Active 52 DOM
5. 2026-06-13
   days on market $1,600,000 Active 50 DOM
6. 2026-06-10
   days on market $1,600,000 Active 46 DOM
7. 2026-06-08
   days on market $1,600,000 Active 45 DOM
8. 2026-06-08
   days on market $1,600,000 Active 44 DOM
9. 2026-06-04
   days on market $1,600,000 Active 41 DOM
10. 2026-06-03
    days on market $1,600,000 Active 40 DOM
11. 2026-06-01
    days on market $1,600,000 Active 38 DOM
12. 2026-05-31
    days on market $1,600,000 Active 37 DOM
13. 2026-04-24
    listed $1,600,000 Active

ⓘ 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: $19,737 · $1,645/mo
• Projected year-2 tax: $23,388 · $1,949/mo
• Expected delta: +$3,652/yr (+$304/mo · 18.5%)

ⓘ 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 64% 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: $197,244
• − Mortgage interest: −$89,625
• − Property taxes: −$19,737
• − Insurance: −$8,000
• − Repairs & maintenance: −$15,780
• − Management: −$15,780
• − Depreciation: −$46,545
• Taxable income: $1,778
• Est. tax owed @ 24.0%: −$427
• After-tax cash flow: $26,973/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): 68,846
• Household income: $65,127
• Rent vs Own: 83.2% rent · 16.8% own
• Severe rent burden: 6603.0

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 0.61)
• Race & ethnicity: Black 56% White 23% Hispanic / Latino 13% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Dominican 4%
• Common ancestry: Hispanic 5% Scotch-Irish 2% Romanian 1%
• Foreign-born: 32% · Canada, Mexico, China
• Languages at home: 76% English-only · Spanish 9% French/Haitian/Cajun 6% German/W. Germanic 2%

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: ▲ 23.71%
• Current HPI: 577.3841
• Rent YoY: ▲ 5.95%
• 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

1 event — show timeline

• 2026-04-24 Listed $1,600,000 BNYMLS

Property tax history

+5.1%/yr

Latest (2025): $19,737 · +2.2% YoY. Source: county tax records.