636 East 96th St · New York, NY 11236

$1,695,000

54 bd · 36.0 ba · 5,560 sqft · MultiFamily · 45 Days on market

Built 1920 Good condition 3,575 sqft lot

---

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 +28.2/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +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 MLS

Welcome to 636 East 96th Street, an exceptional property located in the thriving neighborhood of Canarsie in Brooklyn. This impressive 6 unit rental building covers 5,500 square feet, making it an expansive haven that's well-suited to meet a variety of tenants needs. The buildings front units consist of 3 - 2 bedroom, 1 bathroom apartments and the rear consist of 3 - 3 bedroom, 1 bathroom apartments. , Whichever unit, your tenants will enjoy every inch of this home which has been very well maintained by the same owner for almost 15 years. With gorgeous hardwood flooring. it enhances the warm ambiance throughout the residence while beautifully complementing the ample natural light that pours in. With a secured shared driveway that leads to a huge backyard that includes a 2 car garage and well as room for at least one other. There's also a patio area with a ladder leading to the garage roof and even more usable space. While the property itself is a testament to quality living, its location further enhances the appeal to current and future tenants. Situated in such a vibrant neighborhood, its well-connected by public transportation options so they have easy access to the rest of the city & rsquo; s bustling lifestyle. The nearby parks serve as perfect green escapes for those moments of relaxation and leisure. 636 East 96th Street offers a fantastic opportunity for those looking to invest in a rock solid property with consistent cash flow and long term upside potential. Don't miss out on the chance to own this remarkable urban treasure & mdash; schedule a showing today to fully explore all that this property has to offer. Contact the listing agent for a full Set-Up.

Key facts

• Patio area
• Huge backyard
• Nearby parks

Tags

• SECURED SHARED DRIVEWAY
• HUGE BACKYARD
• PATIO AREA
• PUBLIC TRANSPORTATION OPTIONS
• NEARBY PARKS

Property features AI

Finance

• Other: Zoning: R5; Lot number: 66
• Financial info: Annual rent income reported; Financing options: exchange considered, bank mortgage, or cash

Exterior

• Parking: Shared drive with 3 parking spaces
• Utilities: Electric system with circuit breakers; Gas hot water; Gas heating fuel; Steam/radiator heat
• Home design: Semi-detached building; Residential property; 3 stories (units located on floors 1–3)
• Construction: Brick and masonry construction; Brick exterior; Flat roof; Other type foundation; Building footprint approximately 1,760 sq ft; Building dimensions about 80' x 22'
• Exterior features: Back yard; Shared driveway

Interior

• Kitchen: Each unit includes a refrigerator
• Bedrooms: Six 2-bedroom units (units on floors 1–3)
• Flooring: Hardwood floors; Tile floors
• Bathrooms: Six full bathrooms (one per unit)
• Heating & cooling: Steam/radiator heat; Gas-fired hot water; Window A/C units
• Interior features: Window A/C units (5+); Hardwood floors; Tile floors; Cellar (unfinished)
• Laundry & utility: No shared laundry listed

What this means for you Summary

Snapshot

• This is a 3×2bd/1ba + 3×3bd/1ba units multifamily listed at $1.70M. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $5k ($65k/yr) — positive. Per door: $897/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($22k rent vs $1.70M).
• Recommended offer: $1.64M (3.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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.
• Market conditions: 228 active listings in the ZIP; solid renter incomes; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $21,640/mo this rent would consume 319% of the median local household income ($81k/yr) (locally 4225% 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 $12k of loan paydown is wiped out by about $51k 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 + 3.0% rent growth), your $475k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($1.64M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y 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 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1,644,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1920 — 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: 1.28% ✓
• Cap rate: 10.10%
• Cash-on-cash: 13.61%
• DSCR: 1.61
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 3.7%
• Equity multiple: 1.14×
• Total profit: $68,436
• Equity at exit: $252,730

10-year hold

• IRR: 13.3%
• Equity multiple: 2.06×
• Total profit: $502,293
• Equity at exit: $146,553

Cash invested: $474,600 (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 11236

• Active inventory: 228
• Price-to-rent: 41.2×

Monthly cashflow live

• Estimated rent: $21,640 medium
• Mortgage (P&I): −$8,889
• Tax est. 1.5%: −$2,119 /mo · $25,425/yr
• Insurance: −$706
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,544
• Net cashflow: $5,382

Break-even live

Break-even rent $14,828

Max offer price $1,695,000

Occupancy floor 70%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$10,293
▸ 3× units	3	1	$11,346
Total (6 units)			$21,640

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: $423,750
• Closing costs: $50,850
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $1,695,000 Active 45 DOM
2. 2026-06-17
   days on market $1,695,000 Active 44 DOM
3. 2026-06-16
   days on market $1,695,000 Active 43 DOM
4. 2026-06-15
   days on market $1,695,000 Active 42 DOM
5. 2026-06-13
   days on market $1,695,000 Active 40 DOM
6. 2026-06-10
   days on market $1,695,000 Active 36 DOM
7. 2026-06-08
   days on market $1,695,000 Active 35 DOM
8. 2026-06-08
   days on market $1,695,000 Active 34 DOM
9. 2026-06-04
   days on market $1,695,000 Active 31 DOM
10. 2026-06-03
    days on market $1,695,000 Active 30 DOM
11. 2026-06-01
    days on market $1,695,000 Active 28 DOM
12. 2026-05-31
    days on market $1,695,000 Active 27 DOM
13. 2026-05-04
    listed $1,695,000 Active
14. 2026-05-01
    listed $1,695,000 Active 1700-char remark

    Show marketing remark (1700 chars)

    Welcome to 636 East 96th Street, an exceptional property located in the thriving neighborhood of Canarsie in Brooklyn. This impressive 6 unit rental building covers 5,500 square feet, making it an expansive haven that's well-suited to meet a variety of tenants needs. The buildings front units consist of 3 - 2 bedroom, 1 bathroom apartments and the rear consist of 3 - 3 bedroom, 1 bathroom apartments. , Whichever unit, your tenants will enjoy every inch of this home which has been very well maintained by the same owner for almost 15 years. With gorgeous hardwood flooring. it enhances the warm ambiance throughout the residence while beautifully complementing the ample natural light that pours in. With a secured shared driveway that leads to a huge backyard that includes a 2 car garage and well as room for at least one other. There's also a patio area with a ladder leading to the garage roof and even more usable space. While the property itself is a testament to quality living, its location further enhances the appeal to current and future tenants. Situated in such a vibrant neighborhood, its well-connected by public transportation options so they have easy access to the rest of the city & rsquo; s bustling lifestyle. The nearby parks serve as perfect green escapes for those moments of relaxation and leisure. 636 East 96th Street offers a fantastic opportunity for those looking to invest in a rock solid property with consistent cash flow and long term upside potential. Don't miss out on the chance to own this remarkable urban treasure & mdash; schedule a showing today to fully explore all that this property has to offer. Contact the listing agent for a full Set-Up.

15. 2012-04-07
    listed $625,000 251-char remark

    Show marketing remark (251 chars)

    Rare find. Hugh 6 family (22.5x82), semi-det., Canarsie brick. 3 vacant deregulated units, no leases throughout. 5 - 2bedrooms; 1 - 1bdrm, full bsmt, driveway & detached garage (27.5x130 lot). Property sold As-is. Property to be auctioned 6/13/12.

ⓘ 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: $259,680
• − Mortgage interest: −$94,946
• − Property taxes: −$25,425
• − Insurance: −$8,475
• − Repairs & maintenance: −$20,774
• − Management: −$20,774
• − Depreciation: −$49,309
• Taxable income: $39,976
• Est. tax owed @ 24.0%: −$9,594
• After-tax cash flow: $54,988/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This multi-family property is in good condition with a good condition score of 75. It has a cosmetic rehab level and requires minor maintenance and repairs. The highest-ROI updates would be painting the exterior and interior walls, and replacing worn-out window seals.

Value-add opportunities

• Both Paint the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics, boosting both resale and rental values
• Both Replace worn-out window seals — Improved energy efficiency and reduced maintenance costs, attracting more tenants and buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics, boosting both resale and rental values ↑
• Both Replace worn-out window seals — Improved energy efficiency and reduced maintenance costs, attracting more tenants and buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 88,051
• Household income: $81,464
• Rent vs Own: 48.4% rent · 51.6% own
• Severe rent burden: 4225.0

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: Predominantly Black (79%)
• Race & ethnicity: Black 79% Hispanic / Latino 8% Two or more races 8% White 4% Asian 2%
• Hispanic origin (detail): Puerto Rican 3% Dominican 2%
• Common ancestry: Hispanic 14%
• Foreign-born: 45% · Canada, Mexico, China
• Languages at home: 74% English-only · French/Haitian/Cajun 14% Spanish 6% Chinese 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: ▼ -375.21%
• Current HPI: 330.8367
• 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

+171.2% since first listed

3 events — show timeline

• 2026-05-04 Listed $1,695,000 BNYMLS
• 2026-05-01 Listed $1,695,000 RLS at REBNY
• 2012-04-07 Listed $625,000 BNYMLS