6309 10th Ave · New York, NY 11219

$1,750,000

28 bd · 16.0 ba · 1,600 sqft · MultiFamily public records · 10 Days on market

Built 1931 1,600 sqft lot

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.3/30.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.7/10.0
• DSCR +0.6/10.0

Multi-family units

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

Listing remarks

Bensonhurst. Great Location! Beautiful 4 family brick. Great for investment or use. Close to all. Must see. .. .. ..

Key facts

• Great location
• 4 family brick
• 1,600 sq ft lot

Tags

• GREAT LOCATION
• 4 FAMILY BRICK

Property features AI

Finance

• Financial info: Financing considered: Exchange, Bank Mortgage, or Cash; Multifamily with 4 units (income details: Unit 1 rent $1,700; Unit 2 rent $1,750; Unit 3 projected rent $2,000; Unit 4 rent $1,700)

Exterior

• Parking: No designated parking
• Utilities: Electric: Other; Hot water: Other
• Home design: Attached building; Residential property; Zoned R5B
• Construction: Brick construction; Other roof (see remarks); Other foundation; Building footprint approximately 1,600 (dimensions 80.00 x 20.00)
• Exterior features: Other yard (see remarks)

Interior

• Bedrooms: Unit 1: 1 bedroom (1st floor); Unit 2: 2 bedrooms (1st floor); Unit 3: 2 bedrooms (2nd floor); Unit 4: 2 bedrooms (2nd floor)
• Flooring: Other flooring (see remarks)
• Bathrooms: Four full bathrooms total; Each unit has one full bathroom
• Heating & cooling: Heating fuel: Other; Heat delivery: Other; No air conditioning units
• Interior features: Full basement; Other flooring (see remarks); No central air units

What this means for you Summary

Snapshot

• This is a 4 × 7-bed/4.0-bath units multifamily listed at $1.75M.

Deal economics

• At list price, monthly cash flow is $-3k ($-37k/yr) — negative. Per door: $-777/mo.
• To cash-flow at today's rent, offer at most $1.20M (31.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $994k (43.2% below list).
• Recommended offer: $994k (43.2% below list) — sets the bar for 1% rule.
• Cap rate 4.2% 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: 123 active listings in the ZIP; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $9,943/mo this rent would consume 204% of the median local household income ($58k/yr) (locally 6849% 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 $187k of equity ($12k loan paydown + $175k appreciation (10.0% local appreciation)).
• Kings County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$301k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $109k; list at $1.75M implies a 1506% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1931 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 61% 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 $994,300 (43.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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 1931 — 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. 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?
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: 0.57% ✗
• Cap rate: 4.16%
• Cash-on-cash: -7.61%
• DSCR: 0.66
• GRM: 14.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.9%
• Equity multiple: 2.54×
• Total profit: $754,699
• Equity at exit: $1,576,539

10-year hold

• IRR: 17.5%
• Equity multiple: 5.85×
• Total profit: $2,376,968
• Equity at exit: $3,399,865

Cash invested: $490,000 (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 11219

• Home prices YoY: 4.9%
• Active inventory: 123
• Price-to-rent: 58.7×

Monthly cashflow live

• Estimated rent: $9,943 medium
• Mortgage (P&I): −$9,177
• Tax from tax record: −$1,055 /mo · $12,661/yr
• Insurance: −$729
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,088
• Net cashflow: $-3,106

Break-even live

Break-even rent $13,875

Max offer price $1,201,234

Occupancy floor —

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

Units	Beds	Baths	Est. rent
▸ 4× units	7	4	$9,944
Total (4 units)			$9,943

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: $437,500
• Closing costs: $52,500
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $1,750,000 Active 10 DOM
2. 2026-06-17
   days on market $1,750,000 Active 9 DOM
3. 2026-06-16
   days on market $1,750,000 Active 8 DOM
4. 2026-06-15
   days on market $1,750,000 Active 7 DOM
5. 2026-06-13
   days on market $1,750,000 Active 5 DOM
6. 2026-06-08
   remarks 116-char remark
7. 2026-06-08
   listed $1,750,000 Active 1 DOM

ⓘ 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: $12,661 · $1,055/mo
• Projected year-2 tax: $21,118 · $1,760/mo
• Expected delta: +$8,457/yr (+$705/mo · 66.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% 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 61% 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: $119,316
• − Mortgage interest: −$98,027
• − Property taxes: −$12,661
• − Insurance: −$8,750
• − Repairs & maintenance: −$9,545
• − Management: −$9,545
• − Depreciation: −$50,909
• Taxable loss: −$70,122
• Est. tax savings @ 24.0%: +$16,829
• After-tax cash flow: $-20,448/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): 94,196
• Household income: $58,347
• Rent vs Own: 75.0% rent · 25.0% own
• Severe rent burden: 6849.0

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 0.58)
• Race & ethnicity: White 60% Asian 21% Hispanic / Latino 13% Two or more races 3% Black 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Romanian 4% Italian 2% Scotch-Irish 1%
• Foreign-born: 30% · China, Canada, Jamaica
• Languages at home: 18% English-only · German/W. Germanic 39% Chinese 19% Spanish 13%

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: ▲ 14.87%
• Current HPI: 315.9088
• 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

+1505.5% since first listed

2 events — show timeline

• 2026-06-08 Listed $1,750,000 BNYMLS
• 1984-07-01 Sold (Public Records) $109,000 Public Records

Property tax history

+5.4%/yr

Latest (2024): $12,661 · +14.2% YoY. Source: county tax records.