2101 76th St · New York, NY 11214

$1,538,000

12 bd · 6.0 ba · 4,797 sqft · MultiFamily public records · 31 Days on market

Built 1931 2,050 sqft lot Est $1314k · 17% over ↓ 14% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.0/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• 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

Location location location!This well-maintained and beautiful six-family corner building offers strong income potential with TWO PARKING SPOTS in the rear. This property is ideal for investors seeking rental income from six units, with the added benefit of two apartments being delivered vacant at closing. It is also well-suited for an owner-occupant, offering multiple possibilities: continue operating it as a fully income-producing investment, or live in one unit while renting out the others to offset expenses. With solid long-term value and strong potential, this is a compelling opportunity. The property features a new oil boiler that can be easily converted to gas, providing flexibility f

Key facts

• Two parking spots
• New oil boiler
• 2,050 sq ft lot

Tags

• TWO PARKING SPOTS
• NEW OIL BOILER
• ROOF IN EXCELLENT CONDITION

Property features AI

Finance

• Financial info: Financing available: bank mortgage or cash; Current/market rents listed for individual units (examples provided at unit level); Multifamily property with 6 units

Exterior

• Parking: Private drive with space for 2 vehicles
• Utilities: Electric: 110V; Hot water: Gas; Heating fuel: Gas
• Home design: Semi-detached residential building; Three stories (multiple units across floors); Flat roof; Zoned R5
• Construction: Brick construction; Poured concrete foundation; Flat roof; Building footprint approx. 78 x 21
• Exterior features: Back yard; Brick exterior

Interior

• Kitchen: Kitchens include refrigerator and stove
• Bedrooms: Six separate rental units: one 3-bed unit, one 1-bed unit, and four 2-bed units (unit-level floors vary)
• Flooring: Hardwood and tile floors (plus other flooring per remarks)
• Bathrooms: Six full bathrooms (one per unit)
• Heating & cooling: Gas hot water heating delivered via hot water; One AC unit
• Interior features: Refrigerator, Stove, and other included appliances; Finished full basement; One central AC unit
• Laundry & utility: Utility expense listed (approximate): $1,000

What this means for you Summary

Snapshot

• This is a 6 × 2-bed/1.0-bath units multifamily listed at $1.54M.

Deal economics

• At list price, monthly cash flow is $9k ($111k/yr) — positive. Per door: $2k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($25k rent vs $1.54M).
• Recommended offer: $1.49M (3.0% below list) — sets the bar for market timing.
• Cap rate 13.5% 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.
• Zoned schools: Elm Tree Elementary School (math 27% / reading 52%, grade F, #1,444 of 2,108 statewide, top 71%, 806 students, 94% FRL); Christa Mcauliffe School (The) /Is 187 (math 94% / reading 96%, grade A+, #3 of 729 statewide, top 0%, 928 students, 76% FRL); Midwood High School (math 94% / reading 96%, grade A+, #83 of 1,100 statewide, top 8%, 4,062 students, 73% FRL).
• Market conditions: Rents rising fast (+5.9%/yr); 336 active listings in the ZIP; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $24,996/mo this rent would consume 455% of the median local household income ($66k/yr) (locally 6028% 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 $11k of loan paydown is wiped out by about $46k 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 + 5.9% rent growth), your $431k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($1.49M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1931 — 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 $1,491,860 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 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. 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: 1.63% ✓
• Cap rate: 13.52%
• Cash-on-cash: 25.83%
• DSCR: 2.15
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $1,314,378
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7619 21st Ave	0.04mi	11/6.0 (-1)	5,031 (+5%)	12mo	$1,380,000	$274	75
7124 21st Ave	0.20mi	12/7.0	4,797 (0%)	22mo	$1,200,000	$250	68
1876 W 9th St	0.68mi	11/6.0 (-1)	5,148 (+7%)	7mo	$1,390,000	$270	45
8420 17th Ave	0.74mi	13/7.0 (+1)	5,000 (+4%)	21mo	$2,295,000	$459	31

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 · 5.87% rent growth · sell at horizon

5-year hold

• IRR: 22.7%
• Equity multiple: 1.97×
• Total profit: $415,665
• Equity at exit: $229,321

10-year hold

• IRR: 32.5%
• Equity multiple: 4.36×
• Total profit: $1,446,467
• Equity at exit: $132,978

Cash invested: $430,640 (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 11214

• Rents YoY: 5.9%
• Active inventory: 336
• Price-to-rent: 30.8×

Monthly cashflow live

• Estimated rent: $24,996 high
• Mortgage (P&I): −$8,065
• Tax from tax record: −$1,771 /mo · $21,258/yr
• Insurance: −$641
• HOA: −$0
• Vacancy / Maint / Mgmt: −$5,249
• Net cashflow: $9,269

Break-even live

Break-even rent $13,263

Max offer price $1,538,000

Occupancy floor 58%

Sensitivity live

Price	-10% $10,140	-5% $9,704	+0% $9,269	+5% $8,834	+10% $8,398
Rent	-10% $7,294	-5% $8,282	+0% $9,269	+5% $10,256	+10% $11,244
Rate	-1.0pp $10,044	-0.5pp $9,660	base $9,269	+0.5pp $8,871	+1.0pp $8,465

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

Units	Beds	Baths	Est. rent
▸ 6× units	2	1	$24,996
Total (6 units)			$24,996

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: $384,500
• Closing costs: $46,140
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-22
   days on market $1,538,000 Active 31 DOM
2. 2026-06-21
   days on market $1,538,000 Active 30 DOM
3. 2026-06-18
   days on market $1,538,000 Active 27 DOM
4. 2026-06-17
   days on market $1,538,000 Active 26 DOM
5. 2026-06-16
   days on market $1,538,000 Active 25 DOM
6. 2026-06-15
   days on market $1,538,000 Active 24 DOM
7. 2026-06-13
   days on market $1,538,000 Active 22 DOM
8. 2026-06-10
   days on market $1,538,000 Active 18 DOM
9. 2026-06-08
   days on market $1,538,000 Active 17 DOM
10. 2026-06-08
    days on market $1,538,000 Active 16 DOM
11. 2026-06-04
    days on market $1,538,000 Active 13 DOM
12. 2026-06-03
    days on market $1,538,000 Active 12 DOM
13. 2026-06-02
    days on market $1,538,000 Active 11 DOM
14. 2026-06-01
    days on market $1,538,000 Active 10 DOM
15. 2026-05-31
    days on market $1,538,000 Active 9 DOM
16. 2026-05-20
    listed $1,538,000 Active
17. 2025-07-27
    price $1,699,000
18. 2025-05-20
    price $1,788,000

ⓘ 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: $21,258 · $1,771/mo
• Projected year-2 tax: $23,625 · $1,969/mo
• Expected delta: +$2,367/yr (+$197/mo · 11.1%)

ⓘ 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: $299,952
• − Mortgage interest: −$86,152
• − Property taxes: −$21,258
• − Insurance: −$7,690
• − Repairs & maintenance: −$23,996
• − Management: −$23,996
• − Depreciation: −$44,742
• Taxable income: $92,118
• Est. tax owed @ 24.0%: −$22,108
• After-tax cash flow: $89,121/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): 89,397
• Household income: $65,895
• Rent vs Own: 65.4% rent · 34.6% own
• Severe rent burden: 6028.0

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 0.67)
• Race & ethnicity: White 40% Asian 38% Hispanic / Latino 17% Two or more races 6% Black 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 3% Dominican 2%
• Common ancestry: Scotch-Irish 4% Subsaharan African 3% Romanian 2%
• Foreign-born: 56% · China, Canada, Vietnam
• Languages at home: 26% English-only · Chinese 28% Russian/Polish/Slavic 15% 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: ▼ -184.55%
• Current HPI: 276.0804
• Rent YoY: ▲ 5.87%
• 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

-14.0% since first listed

3 events — show timeline

• 2026-05-20 Listed $1,538,000 BNYMLS
• 2025-07-27 Price Changed $1,699,000 BNYMLS
• 2025-05-20 Price Changed $1,788,000 BNYMLS

Property tax history

+5.5%/yr

Latest (2025): $21,258 · +6.9% YoY. Source: county tax records.