8707 Avenue B · New York, NY 10009

$859,000

3 bd · 2.0 ba · 1,872 sqft · SingleFamily · 4 Days on market

Built 1940 2,200 sqft lot Est $739k · 16% over

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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
• Cash flow +7.4/30.0
• Schools +5.0/10.0
• Rent growth +4.4/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.5/10.0
• ARV discount +0.2/15.0

Listing remarks

Charming and well-maintained single-family brick home located on a quiet residential block in Canarsie. This spacious property features a bright living room and an eat-in kitchen with great layout potential. The upper level offers generously sized bedrooms with ample closet space. A finished/partially finished basement provides additional space and includes access to a built-in garage, offering convenient parking and storage. Enjoy a private backyard perfect for outdoor enjoyment and entertaining. Conveniently located near shopping, schools, parks, and public transportation. A solid, well-built home with excellent potential—don't miss this opportunity.

Key facts

• Ample closet space
• Bright living room
• Eat-in kitchen

Tags

• SINGLE-FAMILY BRICK HOME
• QUIET RESIDENTIAL BLOCK
• BRIGHT LIVING ROOM
• EAT-IN KITCHEN
• GENEROUSLY SIZED BEDROOMS
• AMPLE CLOSET SPACE

Property features AI

Finance

• Financial info: Annual tax amount reported

Exterior

• Parking: One-car garage (attached: no)
• Utilities: 220-volt electrical service
• Home design: Two-story building; Approximately 1,872 building area
• Construction: Brick construction; Year built listed as approximate
• Exterior features: Lot approximately 0.05 acres (about 2,200 sq ft); Lot dimensions approximately 22 x 100; Zoned R-5

Interior

• Bathrooms: One full bathroom; One three-quarter bathroom (total two bathrooms)
• Heating & cooling: Natural gas heating; Other heating type
• Interior features: Natural gas heating available

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $859k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $698k (18.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $610k (29.0% below list).
• Recommended offer: $610k (29.0% below list) — sets the bar for 1% rule.
• Cap rate 4.7% 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); Jhs 383 Philippa Schuyler (math 32% / reading 67%, grade C, #280 of 729 statewide, top 40%, 822 students, 85% 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 (+7.5%/yr); 87 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $6,102/mo this rent would consume 79% of the median local household income ($93k/yr) (locally 5275% 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 $92k of equity ($6k loan paydown + $86k 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 ~$148k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 65% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $610,216 (29.0% 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. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.71% ✗
• Cap rate: 4.73%
• Cash-on-cash: -5.57%
• DSCR: 0.75
• GRM: 11.7

CMA / ARV

• ARV (on-the-fly): $739,440
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
150 E 88th St	0.05mi	2/2.0 (-1)	1,690 (-10%)	15mo	$669,000	$396	64
151 E 87th St	0.04mi	2/2.0 (-1)	1,671 (-11%)	20mo	$660,000	$395	59
5517 Whitty Ln	0.64mi	3/2.0	1,710 (-9%)	2mo	$630,000	$368	54
8813 Glenwood Rd	0.71mi	3/1.5	1,792 (-4%)	11mo	$342,090	$191	49
586 E 54th St	0.49mi	3/2.0	1,620 (-14%)	7mo	$685,000	$423	49
1039 East 92nd St	0.67mi	2/1.5 (-1)	1,872 (0%)	22mo	$670,000	$358	44
743 E 49th St	0.71mi	3/2.0	2,100 (+12%)	5mo	$775,000	$369	42
801 E 51 St	0.69mi	3/2.5	1,632 (-13%)	12mo	$739,000	$453	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 7.48% rent growth · sell at horizon

5-year hold

• IRR: 21.6%
• Equity multiple: 2.77×
• Total profit: $425,617
• Equity at exit: $773,855

10-year hold

• IRR: 20.5%
• Equity multiple: 6.73×
• Total profit: $1,379,222
• Equity at exit: $1,668,848

Cash invested: $240,520 (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 10009

• Home prices YoY: 2.2%
• Rents YoY: 7.5%
• Active inventory: 87
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $6,102 medium
• Mortgage (P&I): −$4,505
• Tax est. 1.5%: −$1,074 /mo · $12,885/yr
• Insurance: −$358
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,281
• Net cashflow: $-1,116

Break-even live

Break-even rent $7,514

Max offer price $697,564

Occupancy floor —

Sensitivity live

Price	-10% $-522	-5% $-819	+0% $-1,116	+5% $-1,412	+10% $-1,709
Rent	-10% $-1,598	-5% $-1,357	+0% $-1,116	+5% $-875	+10% $-634
Rate	-1.0pp $-683	-0.5pp $-897	base $-1,116	+0.5pp $-1,338	+1.0pp $-1,565

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: $214,750
• Closing costs: $25,770
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
819 Saratoga Ave Brooklyn, NY	3.0	1.5	1300	$3,350	$2.58	26d	1	0.89mi

Listing history 3 events

1. 2026-06-21
   days on market $859,000 Active 4 DOM
2. 2026-06-18
   remarks 660-char remark
3. 2026-06-18
   listed $859,000 Active 1 DOM

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

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 · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $73,226
• − Mortgage interest: −$48,117
• − Property taxes: −$12,885
• − Insurance: −$4,295
• − Repairs & maintenance: −$5,858
• − Management: −$5,858
• − Depreciation: −$24,989
• Taxable loss: −$28,777
• Est. tax savings @ 24.0%: +$6,906
• After-tax cash flow: $-6,481/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: New York County · 1,599,927 people
• City population: 7,731,280
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 60,209
• Household income: $92,876
• Rent vs Own: 89.6% rent · 10.4% own
• Severe rent burden: 5275.0

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: White 51% Hispanic / Latino 24% Asian 13% Two or more races 11% Black 8%
• Hispanic origin (detail): Mexican 1% Puerto Rican 11% Cuban 2% Dominican 5%
• Common ancestry: Romanian 3% Subsaharan African 2% Scotch-Irish 2%
• Foreign-born: 25% · China, Canada, Jamaica
• Languages at home: 64% English-only · Spanish 18% Chinese 8% Other Indo-European 3%

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: ▲ 10.20%
• Current HPI: 473.6656
• Rent YoY: ▲ 7.48%
• 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

1 event — show timeline

• 2026-06-17 Listed $859,000 SIBORMLS