1436 W 8th St · New York, NY 11204

$1,285,000

66 bd · 36.0 ba · 5,280 sqft · MultiFamily public records · 6 Days on market

Built 1926 2,667 sqft lot ↓ 17% since listing

---

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
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• 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: 6 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

Prime Bensonhurst 6-Family Brick Investment Opportunity. Rare opportunity to acquire a semi-detached 6-family brick building in the heart of Bensonhurst, Brooklyn. Built in 1926 and situated on a 26.67' x 100' lot, the property features approximately 5,281 square feet of building area with building dimensions of approximately 22' x 80'. The property consists of one 1-bedroom apartment and five 2-bedroom apartments. Conveniently located near the Bay Parkway N Train station and just moments from McDonald's, Dunkin', Chase Bank, supermarkets, local shopping, restaurants, multiple bus lines, and Seth Low Park. The property also offers easy access to the vibrant 86th Street commercial corridor.

Key facts

• 26.67 x 100 lot
• 5
• Zoned r5b

Tags

• 26.67 X 100 LOT
• 5
• 22 X 80 BUILDING DIMENSIONS
• ZONED R5B
• C4-2A COMMERCIAL OVERLAY
• MAXIMUM BUILDABLE AREA OF 6

Property features AI

Finance

• Other: Zoning: C4-2A; Property configured as 6 rental units (all units listed as leased)
• Financial info: Financing options: exchange considered, bank mortgage, or cash

Exterior

• Parking: Other parking (no assigned parking attributes)
• Utilities: Electric with circuit breakers; Gas heating fuel; Gas hot water; Estimated utility expense reported
• Home design: Semi-detached building; Residential property; Flat roof; Facing direction not specified
• Construction: Brick construction; Poured concrete foundation; Building footprint approximately 1,760; Building dimensions 80.00 x 22.00
• Exterior features: Front yard; Back yard

Interior

• Kitchen: Oven/Range included in each unit
• Bedrooms: Three bedrooms on the first level; Four bedrooms on the second level; Four bedrooms on the third level
• Flooring: Other floors (see remarks)
• Bathrooms: Six full bathrooms total (two on each level)
• Heating & cooling: Steam/radiator heat; Gas hot water
• Interior features: Stove; Full basement
• Laundry & utility: No central AC units reported

What this means for you Summary

Snapshot

• This is a 6 × 11-bed/6.0-bath units multifamily listed at $1.28M.

Deal economics

• At list price, monthly cash flow is $7k ($84k/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 $1.28M).
• Cap rate 12.9% 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 (+12.9%/yr); 167 active listings in the ZIP; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $20,966/mo this rent would consume 362% of the median local household income ($69k/yr) (locally 4963% 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 $9k of loan paydown is wiped out by about $39k 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 $360k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1926 — 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 $1,285,000

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 1926 — 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: 1.63% ✓
• Cap rate: 12.86%
• Cash-on-cash: 23.46%
• DSCR: 2.04
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 22.3%
• Equity multiple: 1.98×
• Total profit: $351,376
• Equity at exit: $191,598

10-year hold

• IRR: 33.6%
• Equity multiple: 4.86×
• Total profit: $1,390,155
• Equity at exit: $111,103

Cash invested: $359,800 (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 11204

• Home prices YoY: -32.9%
• Rents YoY: 12.9%
• Active inventory: 167
• Price-to-rent: 30.6×

Monthly cashflow live

• Estimated rent: $20,966 medium
• Mortgage (P&I): −$6,739
• Tax from tax record: −$2,254 /mo · $27,044/yr
• Insurance: −$535
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,403
• Net cashflow: $7,035

Break-even live

Break-even rent $12,060

Max offer price $1,285,000

Occupancy floor 61%

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

Units	Beds	Baths	Est. rent
▸ 6× units	11	6	$20,964
Total (6 units)			$20,966

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: $321,250
• Closing costs: $38,550
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-18
   days on market $1,285,000 Active 6 DOM
2. 2026-06-17
   days on market $1,285,000 Active 5 DOM
3. 2026-06-16
   days on market $1,285,000 Active 4 DOM
4. 2026-06-15
   days on market $1,285,000 Active 3 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $1,285,000 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: $27,044 · $2,254/mo
• Projected year-2 tax: $27,044 · $2,254/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥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: $251,592
• − Mortgage interest: −$71,980
• − Property taxes: −$27,044
• − Insurance: −$6,425
• − Repairs & maintenance: −$20,127
• − Management: −$20,127
• − Depreciation: −$37,382
• Taxable income: $68,506
• Est. tax owed @ 24.0%: −$16,442
• After-tax cash flow: $67,983/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): 79,800
• Household income: $69,479
• Rent vs Own: 65.5% rent · 34.5% own
• Severe rent burden: 4963.0

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 53% Asian 29% Hispanic / Latino 13% Two or more races 4%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Subsaharan African 3% Scotch-Irish 3% Romanian 2%
• Foreign-born: 44% · China, Canada, Vietnam
• Languages at home: 23% English-only · Chinese 23% German/W. Germanic 19% Spanish 10%

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: ▼ -217.07%
• Current HPI: 443.1608
• Rent YoY: ▲ 12.87%
• 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

-16.8% since first listed

4 events — show timeline

• 2026-06-12 Listed $1,285,000 BNYMLS
• 2025-08-28 Price Changed $1,275,000 BNYMLS
• 2024-07-05 Price Changed $1,395,000 BNYMLS
• 2024-06-18 Price Changed $1,545,000 BNYMLS

Property tax history

+5.4%/yr

Latest (2025): $27,044 · +6.8% YoY. Source: county tax records.