1168 Glenmore Ave · New York, NY 11208

$1,150,000

None bd · None ba · — sqft · MultiFamily · 1 Days on market

Built 1931 1,582 sqft lot ↓ 23% since listing

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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
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +4.0/5.0
• 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 (5+ Unit). Listing-text estimate: 5 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Five Family with Store. very good for investors

Key facts

• 1,582 sq ft lot
• Built 1931

What this means for you Summary

Snapshot

• This is a 5 × 2-bed/?-bath units multifamily listed at $1.15M.

Deal economics

• At list price, monthly cash flow is $5k ($57k/yr) — positive. Per door: $948/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($16k rent vs $1.15M).
• Cap rate 11.2% 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 (+6.1%/yr); 192 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $16,062/mo this rent would consume 310% 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 $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 + 6.1% rent growth), your $322k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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 1931 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1,150,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1931 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.40% ✓
• Cap rate: 11.24%
• Cash-on-cash: 17.67%
• DSCR: 1.79
• GRM: 6.0

CMA / ARV

No comps found within radius.

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106-35 79th St	0.43mi	4/2.0	1,932	1mo	$960,000	$497	66
125 Crystal St	0.45mi	5/2.0	1,224	1mo	$650,000	$531	66
7602 Blake Ave	0.46mi	7/3.0	3,036	1mo	$640,000	$211	65
255 Lincoln Ave	0.48mi	6/3.0	2,128	1mo	$999,000	$469	64
759 Drew St	0.48mi	6/4.0	2,132	2mo	$940,000	$441	64
7812 95th Ave	0.49mi	5/3.0	2,216	2mo	$1,020,000	$460	63
132-30 80th St	0.53mi	6/2.0	2,392	1mo	$1,500,000	$627	62
661 Euclid Ave	0.52mi	6/2.0	2,180	2mo	$890,000	$408	62
235 Hemlock St	0.54mi	—/—	—	1mo	$810,000	—	61
10113 84th St	0.63mi	3/2.0	1,554	2mo	$850,000	$547	57
165 Chestnut St	0.68mi	10/3.0	2,000	1mo	$1,300,000	$650	56
852 Glenmore Ave	0.69mi	6/3.0	2,484	1mo	$995,000	$401	55

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: 12.6%
• Equity multiple: 1.52×
• Total profit: $168,227
• Equity at exit: $171,469

10-year hold

• IRR: 23.9%
• Equity multiple: 3.38×
• Total profit: $765,439
• Equity at exit: $99,431

Cash invested: $322,000 (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: 192
• Price-to-rent: 29.8×

Monthly cashflow live

• Estimated rent: $16,062 high
• Mortgage (P&I): −$6,031
• Tax est. 1.5%: −$1,438 /mo · $17,250/yr
• Insurance: −$479
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,373
• Net cashflow: $4,742

Break-even live

Break-even rent $10,060

Max offer price $1,150,000

Occupancy floor 65%

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

Units	Beds	Baths	Est. rent
▸ 5× units	2	—	$16,060
Total (5 units)			$16,062

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: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1323 Sutter Ave Brooklyn, NY	3.0	2.0	—	$4,200	—	21d	1	0.30mi
10124 78th St Ozone Park, NY	3.0	1.0	2299	$3,500	$1.52	24d	1	0.37mi
106-22 79th St Unit 2nd Fl Jamaica, NY	2.0	1.0	—	$2,100	—	24d	1	0.40mi
13214 81st St Ozone Park, NY	3.0	1.0	1280	$4,100	$3.20	11d	1	0.57mi
91-19 75th St #1 Woodhaven, NY	1.0	1.0	600	$2,100	$3.50	7d	1	0.57mi
132-13 81st St #1 Jamaica, NY	3.0	1.0	1280	$4,100	$3.20	2d	1	0.59mi
91-04 75th St Unit 1 Jamaica, NY	1.0	1.0	600	$2,100	$3.50	24d	1	0.59mi
91-04 75th St Unit 2 Jamaica, NY	3.0	1.0	800	$3,700	$4.62	24d	1	0.59mi
90-18 77th St Unit 2 Jamaica, NY	3.0	1.0	913	$3,295	$3.61	24d	1	0.70mi
2 Montauk Ave Unit 2 Brooklyn, NY	3.0	2.0	—	$3,800	—	24d	1	0.72mi
88-18 77th St Unit 2 Jamaica, NY	3.0	1.0	913	$3,295	$3.61	24d	1	0.84mi
76-09 88th Ave Unit 1 Woodhaven, NY	3.0	2.0	960	$3,700	$3.85	19d	1	0.88mi
14912 83rd St Howard Beach, NY	3.0	2.0	1250	$3,200	$2.56	24d	1	0.92mi
10541 90th St Ozone Park, NY	3.0	2.0	1264	$4,111	$3.25	24d	1	0.95mi
97-30 91st St Unit 2 Jamaica, NY	3.0	2.0	3465	$3,000	$0.87	14d	1	0.97mi
149-09 84th St Unit 2 Howard Beach, NY	3.0	1.5	750	$3,200	$4.27	24d	1	0.97mi
74-38 Jamaica Ave Unit 2 Jamaica, NY	2.0	1.0	2480	$2,800	$1.13	16d	1	0.98mi
88-23 85th St Unit 1L Jamaica, NY	3.0	1.0	1000	$3,300	$3.30	24d	1	0.99mi
9105 107th Ave Ozone Park, NY	1.0	1.0	648	$2,400	$3.70	18d	1	1.02mi
8812 86th St Woodhaven, NY	3.0	2.0	2200	$3,000	$1.36	14d	1	1.02mi
9309 103rd Ave Ozone Park, NY	3.0	1.5	1892	$3,000	$1.59	24d	1	1.09mi
8439 153rd Ave Unit 5A Howard Beach, NY	1.0	1.0	800	$2,500	$3.12	24d	1	1.14mi
8918 S Conduit Ave Howard Beach, NY	3.0	1.0	—	$3,760	—	24d	1	1.20mi
84-29 155th Ave Unit 5J Queens, NY	1.0	1.0	800	$2,500	$3.12	24d	1	1.21mi
101-27 95th St Unit 1R Jamaica, NY	1.0	1.0	3120	$2,000	$0.64	24d	1	1.22mi
9512 108th Ave Ozone Park, NY	2.0	1.0	1000	$2,800	$2.80	11d	1	1.23mi
156-49 76th St Unit 2 Jamaica, NY	3.0	2.0	1250	$3,300	$2.64	16d	1	1.25mi
10144 98th St Ozone Park, NY	3.0	1.0	2112	$3,450	$1.63	24d	1	1.30mi
85-20 85th Rd Unit 2nd Floor Jamaica, NY	3.0	1.0	1100	$3,200	$2.91	18d	1	1.31mi
94-17 90th Ave Unit 2nd Floor Jamaica, NY	3.0	2.0	1040	$3,000	$2.88	7d	1	1.32mi
329 Bradford St Unit 1 fl Brooklyn, NY	2.0	1.0	—	$3,058	—	24d	1	1.40mi
134-31 Hawtree St Unit 1 Jamaica, NY	2.0	1.0	2176	$3,300	$1.52	24d	1	1.50mi

Listing history 4 events

1. 2025-05-23
   status Pending
2. 2025-04-28
   listed $1,150,000 Active
3. 2023-11-12
   historical
4. 2023-08-11
   listed $1,499,999 Active

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

Taxation est. · year 1

• Rental income: $192,744
• − Mortgage interest: −$64,418
• − Property taxes: −$17,250
• − Insurance: −$5,750
• − Repairs & maintenance: −$15,420
• − Management: −$15,420
• − Depreciation: −$33,455
• Taxable income: $41,033
• Est. tax owed @ 24.0%: −$9,848
• After-tax cash flow: $47,051/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

-23.3% since first listed

4 events — show timeline

• 2025-05-23 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-04-28 Listed $1,150,000 OneKey® MLS as Distributed by MLS Grid
• 2023-11-12 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2023-08-11 Listed $1,499,999 OneKey® MLS as Distributed by MLS Grid