967 E 94th St · New York, NY 11236

$869,000

4 bd · 1.0 ba · 1,616 sqft · MultiFamily public records · 98 Days on market

Built 1935 2,008 sqft lot Est $792k · 10% 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).

• Cash flow +13.3/30.0
• Schools +5.0/10.0
• DSCR +4.0/10.0
• Livability +3.8/5.0
• ARV discount +3.1/15.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +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: 2 units. confirmed

Listing remarks

A fully detached 2-family home located in the heart of Canarsie, Brooklyn. This property offers an excellent opportunity for both investors and end-users seeking strong rental income and flexible living space. The home features three separate living spaces with great income potential. The first floor unit offers a spacious layout with 3 bedrooms, living room, dining room, kitchen, and a full bathroom, providing comfortable living space ideal for an owner’s unit. VACANT The second floor apartment includes 1 bedroom, living room, dining room, kitchen, and full bathroom. The current tenant is paying $2,700 per month, with the option to deliver the unit vacant at closing, giving the buy

Key facts

• Private driveway
• Fully detached home
• 2,008 sq ft lot

Tags

• FULLY DETACHED HOME
• PRIVATE DRIVEWAY
• QUIET RESIDENTIAL BLOCK
• CLOSE TO PUBLIC TRANSPORTATION

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public sewer; Electricity connected; Natural gas connected; Sewer connected; Trash collection (public); Water connected
• Home design: Duplex
• Construction: Aluminum siding construction
• Exterior features: Aluminum siding; Not waterfront

Interior

• Bedrooms: One 1-bedroom unit; One 3-bedroom unit
• Bathrooms: One full bathroom
• Heating & cooling: Heating: other; No central cooling
• Interior features: First-floor bedroom; Eat-in kitchen; Formal dining room; Finished full basement with walk-out access

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/0.5-bath units multifamily listed at $869k.

Deal economics

• At list price, monthly cash flow is $5 ($66/yr) — positive. Per door: $3/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $686k (21.0% below list).
• Recommended offer: $686k (21.0% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $6,862/mo this rent would consume 101% 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 $6k of loan paydown is wiped out by about $26k 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.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($791k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 29y 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.
• Current owner paid $300k; list at $869k implies a 190% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — 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 $686,200 (21.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 21% 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 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.79% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.03%
• DSCR: 1.00
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $791,840
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1017 E 92nd St	0.13mi	5/3.0 (+1)	1,672 (+4%)	2mo	$925,000	$553	74
991 E 93rd St	0.06mi	5/3.0 (+1)	1,566 (-3%)	11mo	$850,000	$543	70
9116 Bedell Ln	0.18mi	4/3.0	1,536 (-5%)	20mo	$785,000	$511	58
670 E 85th St	0.51mi	3/3.0 (-1)	1,560 (-4%)	0mo	$859,000	$551	57
583 E 86th St	0.40mi	4/2.0	1,800 (+11%)	4mo	$675,000	$375	55
120 E 88th St	0.69mi	4/2.0	1,701 (+5%)	2mo	$443,625	$261	54
1363 E 94th St	0.70mi	4/2.0	1,512 (-6%)	6mo	$741,000	$490	48
164 E 89th St	0.60mi	3/2.0 (-1)	1,743 (+8%)	7mo	$700,000	$402	44
608 E 85th St	0.49mi	4/3.0	1,786 (+10%)	12mo	$920,000	$515	42
743 E 102nd St	0.51mi	3/2.0 (-1)	1,760 (+9%)	15mo	$750,000	$426	40
1019 E 104th St	0.75mi	4/3.0	1,760 (+9%)	8mo	$807,500	$459	35

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.3%
• Equity multiple: 0.42×
• Total profit: $-140,726
• Equity at exit: $129,571

10-year hold

• IRR: -8.1%
• Equity multiple: 0.49×
• Total profit: $-123,146
• Equity at exit: $75,135

Cash invested: $243,320 (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: 21.1×

Monthly cashflow live

• Estimated rent: $6,862 medium
• Mortgage (P&I): −$4,557
• Tax from tax record: −$496 /mo · $5,956/yr
• Insurance: −$362
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,441
• Net cashflow: $5

Break-even live

Break-even rent $6,855

Max offer price $869,000

Occupancy floor 95%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	0.5	$6,862
Total (2 units)			$6,862

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: $217,250
• Closing costs: $26,070
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1083 Thomas S Boyland St Unit 2 Brooklyn, NY	4.0	1.0	1100	$3,600	$3.27	24d	1	0.55mi
819 Saratoga Ave Brooklyn, NY	3.0	1.5	1300	$3,350	$2.58	24d	1	1.10mi
1455 Royce St Unit 1H Brooklyn, NY	3.0	2.0	1113	$3,700	$3.32	24d	1	1.49mi

Listing history 25 events

1. 2026-06-18
   days on market $869,000 Active 98 DOM
2. 2026-06-17
   days on market $869,000 Active 97 DOM
3. 2026-06-15
   days on market $869,000 Active 95 DOM
4. 2026-06-13
   days on market $869,000 Active 93 DOM
5. 2026-06-10
   days on market $869,000 Active 89 DOM
6. 2026-06-08
   days on market $869,000 Active 88 DOM
7. 2026-06-08
   days on market $869,000 Active 87 DOM
8. 2026-06-04
   pricedays on market $869,000 Active 84 DOM
9. 2026-06-03
   days on market $898,500 Active 83 DOM
10. 2026-06-01
    days on market $898,500 Active 81 DOM
11. 2026-05-31
    days on market $898,500 Active 80 DOM
12. 2026-04-15
    price $898,500
13. 2026-03-12
    listed $899,000 Active
14. 2015-12-01
    historical
15. 2015-09-19
    historical
16. 2015-08-24
    listed $589,000
17. 2015-05-18
    listed $589,000
18. 2014-07-08
    soldstatus $300,000
19. 2013-05-28
    historical
20. 2012-08-27
    status Under Contract
21. 2012-01-05
    listed $350,000 New
22. 2012-01-04
    listed $300,000
23. 2005-06-02
    soldstatus $400,000
24. 1998-06-29
    soldstatus $160,000
25. 1997-07-09
    listed $169,000

ⓘ 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: $5,956 · $496/mo
• Projected year-2 tax: $10,321 · $860/mo
• Expected delta: +$4,365/yr (+$364/mo · 73.3%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥97°F today · 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: $82,344
• − Mortgage interest: −$48,678
• − Property taxes: −$5,956
• − Insurance: −$4,345
• − Repairs & maintenance: −$6,588
• − Management: −$6,588
• − Depreciation: −$25,280
• Taxable loss: −$15,089
• Est. tax savings @ 24.0%: +$3,621
• After-tax cash flow: $3,687/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): 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

+431.7% since first listed

14 events — show timeline

• 2026-04-15 Price Changed $898,500 OneKey® MLS as Distributed by MLS Grid
• 2026-03-12 Listed $899,000 OneKey® MLS as Distributed by MLS Grid
• 2015-12-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2015-09-19 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2015-08-24 Listed $589,000 OneKey® MLS as Distributed by MLS Grid
• 2015-05-18 Listed $589,000 OneKey® MLS as Distributed by MLS Grid
• 2014-07-08 Sold (Public Records) $300,000 Public Records
• 2013-05-28 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2012-08-27 Pending — OneKey® MLS as Distributed by MLS Grid
• 2012-01-05 Listed $350,000 OneKey® MLS as Distributed by MLS Grid
• 2012-01-04 Listed $300,000 BNYMLS
• 2005-06-02 Sold (Public Records) $400,000 Public Records
• 1998-06-29 Sold (Public Records) $160,000 Public Records
• 1997-07-09 Listed $169,000 BNYMLS

Property tax history

+4.5%/yr

Latest (2025): $5,956 · +3.4% YoY. Source: county tax records.