211 E 96th St #4 · New York, NY 11212

$1,249,000

8 bd · 4.0 ba · 3,568 sqft · MultiFamily public records · 721 Days on market

Built 1931 2,499 sqft lot Est $1206k · at est.

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Why this score? — see what drove the C- 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 +21.8/30.0
• DSCR +7.0/10.0
• ARV discount +5.9/15.0
• 1% rule +5.2/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

This Colonial Style 4 Family Home Features 8 Bedrooms, 4 Full Baths and 4 Eat In Kitchens. The information provided is estimated to the best of our abilities at this time.

Key facts

• 4 eat in kitchens
• Colonial style home
• 4 family home

Tags

• COLONIAL STYLE HOME
• 4 FAMILY HOME
• 4 EAT IN KITCHENS

Property features AI

Exterior

• Parking: Private driveway parking
• Utilities: Sewer: Other
• Home design: Quadruplex
• Construction: Frame construction
• Exterior features: Frame construction

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Four 2-bedroom units
• Bathrooms: Four full bathrooms
• Heating & cooling: Natural gas heating; Hot water heat; No central cooling
• Interior features: Eat-in kitchen; Master bedroom on the ground floor; First-floor bedroom; Two levels; 16 total rooms; Full basement; Attic (see remarks)

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $1.25M.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive. Per door: $488/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($13k rent vs $1.25M).
• Recommended offer: $1.10M (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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 soft (-0.6%/yr); 65 active listings in the ZIP; lower-income renter base — watch delinquency; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $12,763/mo this rent would consume 370% of the median local household income ($41k/yr) (locally 9035% 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 $37k 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 721 days — a 12% lower offer ($1.10M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $660k; list at $1.25M implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1931 — 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 $1,099,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 721 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. 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.
10. 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.
11. 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: 1.02% ✓
• Cap rate: 8.17%
• Cash-on-cash: 6.70%
• DSCR: 1.30
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $1,205,984
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
309 Rockaway Pkwy	0.19mi	7/4.0 (-1)	3,198 (-10%)	8mo	$1,125,000	$352	62
348 E 92nd St	0.31mi	7/3.0 (-1)	3,275 (-8%)	6mo	$900,000	$275	58
2304 Strauss St	0.51mi	7/4.0 (-1)	3,198 (-10%)	4mo	$1,081,500	$338	51
432 E 98th St #4	0.42mi	8/4.0	3,198 (-10%)	18mo	$657,500	$206	48
93 E 57th St	0.55mi	9/6.0 (+1)	3,240 (-9%)	7mo	$13,100,000	$4,043	40

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -9.3%
• Equity multiple: 0.67×
• Total profit: $-115,495
• Equity at exit: $186,230

10-year hold

• IRR: -4.2%
• Equity multiple: 0.76×
• Total profit: $-85,387
• Equity at exit: $107,991

Cash invested: $349,720 (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 11212

• Home prices YoY: -34.3%
• Rents YoY: -0.6%
• Active inventory: 65
• Price-to-rent: 32.6×

Monthly cashflow live

• Estimated rent: $12,763 high
• Mortgage (P&I): −$6,550
• Tax from tax record: −$1,059 /mo · $12,708/yr
• Insurance: −$520
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,680
• Net cashflow: $1,953

Break-even live

Break-even rent $10,290

Max offer price $1,249,000

Occupancy floor 80%

Sensitivity live

Price	-10% $2,660	-5% $2,307	+0% $1,953	+5% $1,600	+10% $1,246
Rent	-10% $945	-5% $1,449	+0% $1,953	+5% $2,458	+10% $2,962
Rate	-1.0pp $2,582	-0.5pp $2,271	base $1,953	+0.5pp $1,630	+1.0pp $1,301

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$12,764
Total (4 units)			$12,763

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: $312,250
• Closing costs: $37,470
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $1,249,000 Active 721 DOM
2. 2026-06-17
   days on market $1,249,000 Active 720 DOM
3. 2026-06-15
   days on market $1,249,000 Active 718 DOM
4. 2026-06-13
   days on market $1,249,000 Active 716 DOM
5. 2026-06-10
   days on market $1,249,000 Active 712 DOM
6. 2026-06-08
   days on market $1,249,000 Active 711 DOM
7. 2026-06-03
   days on market $1,249,000 Active 706 DOM
8. 2026-06-01
   days on market $1,249,000 Active 704 DOM
9. 2026-05-31
   days on market $1,249,000 Active 703 DOM
10. 2024-06-26
    listed $1,249,000 Active
11. 2008-03-27
    soldstatus $660,000
12. 1997-11-28
    soldstatus $228,000
13. 1991-09-06
    soldstatus $210,000
14. 1982-06-01
    soldstatus $40,000
15. 1982-02-01
    soldstatus $26,363

ⓘ 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: $12,708 · $1,059/mo
• Projected year-2 tax: $16,908 · $1,409/mo
• Expected delta: +$4,200/yr (+$350/mo · 33.0%)

ⓘ 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 6/10 Major 7 d/yr ≥99°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: $153,156
• − Mortgage interest: −$69,963
• − Property taxes: −$12,708
• − Insurance: −$6,245
• − Repairs & maintenance: −$12,252
• − Management: −$12,252
• − Depreciation: −$36,335
• Taxable income: $3,400
• Est. tax owed @ 24.0%: −$816
• After-tax cash flow: $22,625/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): 89,020
• Household income: $41,355
• Rent vs Own: 86.8% rent · 13.2% own
• Severe rent burden: 9035.0

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 (68%)
• Race & ethnicity: Black 68% Hispanic / Latino 20% Two or more races 12% White 4% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 6% Dominican 6%
• Common ancestry: Hispanic 3% Ukrainian 1%
• Foreign-born: 34% · Canada, Mexico, China
• Languages at home: 77% English-only · Spanish 14% French/Haitian/Cajun 4% Arabic 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: ▼ -140.90%
• Current HPI: 269.7955
• Rent YoY: ▼ -0.59%
• 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

+4637.7% since first listed

6 events — show timeline

• 2024-06-26 Listed $1,249,000 OneKey® MLS as Distributed by MLS Grid
• 2008-03-27 Sold (Public Records) $660,000 Public Records
• 1997-11-28 Sold (Public Records) $228,000 Public Records
• 1991-09-06 Sold (Public Records) $210,000 Public Records
• 1982-06-01 Sold (Public Records) $40,000 Public Records
• 1982-02-01 Sold (Public Records) $26,363 Public Records

Property tax history

+4.4%/yr

Latest (2025): $12,708 · +6.9% YoY. Source: county tax records.