2076 Coyle St · New York, NY 11229

$1,249,999

6 bd · 3.0 ba · 2,142 sqft · MultiFamily public records · 6 Days on market

Built 1930 1,825 sqft lot Est $1017k · 23% over

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Why this score? — see what drove the F 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 +10.0/30.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Welcome to this exceptional 3-family semi-detached brick residence in the heart of Sheepshead Bay, offering the perfect combination of luxury living and outstanding investment potential. Thoughtfully renovated around couple years ago, this turnkey property is in excellent condition and ready for its next owner. Designed with both comfort and efficiency in mind, each unit features its own separate boiler and heating system, allowing occupants to control their own utilities. The property will be delivered fully vacant at closing, creating a rare opportunity for owner-occupants, multi-generational families, or investors seeking maximum rental income potential. One of the home's most desirable

Key facts

• Separate boiler
• Private backyard
• Private garage

Tags

• PRIVATE ENTRANCE
• PRIVATE GARAGE
• OFF-STREET PARKING
• PRIVATE BACKYARD
• SEPARATE BOILER
• HEATING SYSTEM

Property features AI

Finance

• Financial info: Currently configured as 3 units; Reported rent income: $7,779; Financing options noted: bank mortgage or cash

Exterior

• Parking: Shared driveway; Parking area
• Utilities: 220V electric; Gas hot water and heating; Utilities expense reported
• Home design: Semi-detached building; Pitched shingle roof; Brick exterior; Residential property; Zoned R4
• Construction: Poured concrete foundation; Brick construction
• Exterior features: Back yard

Interior

• Kitchen: Each unit includes an oven/range and refrigerator
• Bedrooms: Three 2-bedroom units (one unit on each floor: 1st, 2nd, 3rd)
• Flooring: Hardwood floors; Tile floors
• Bathrooms: Three full bathrooms (one per unit)
• Heating & cooling: Hot water heating (gas); 220V electric service
• Interior features: Central A/C; Full basement
• Laundry & utility: Hot water provided by gas

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.5-bath units multifamily listed at $1.25M.

Deal economics

• At list price, monthly cash flow is $-756 ($-9k/yr) — negative. Per door: $-252/mo.
• To cash-flow at today's rent, offer at most $1.12M (10.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $878k (29.7% below list).
• Recommended offer: $878k (29.7% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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 (+15.8%/yr); 355 active listings in the ZIP; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $8,783/mo this rent would consume 149% of the median local household income ($71k/yr) (locally 4771% 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 $38k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 5y 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 $495k; list at $1.25M implies a 153% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 72% 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 $878,300 (29.7% 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. 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 1930 — 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. 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?
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: 0.70% ✗
• Cap rate: 5.57%
• Cash-on-cash: -2.59%
• DSCR: 0.88
• GRM: 11.9

CMA / ARV

• ARV (on-the-fly): $1,017,450
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2016 Coyle St	0.10mi	5/2.5 (-1)	2,142 (0%)	7mo	$725,000	$338	83
2376 Burnett St	0.39mi	7/3.5 (+1)	2,340 (+9%)	14mo	$1,200,000	$513	47
2810 Avenue R	0.54mi	5/3.0 (-1)	2,400 (+12%)	4mo	$1,385,000	$577	46
2461 Coyle St	0.59mi	6/—	2,440 (+14%)	4mo	$1,160,000	$475	46
2182 E 36th St	0.61mi	5/2.0 (-1)	2,332 (+9%)	10mo	$999,000	$428	40
1965 E 28th St	0.38mi	5/2.0 (-1)	1,890 (-12%)	21mo	$930,000	$492	36
1723 Gerritsen Ave	0.61mi	5/3.0 (-1)	2,427 (+13%)	19mo	$970,000	$400	29

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -15.8%
• Equity multiple: 0.42×
• Total profit: $-204,705
• Equity at exit: $186,379

10-year hold

• IRR: -1.1%
• Equity multiple: 0.91×
• Total profit: $-30,776
• Equity at exit: $108,077

Cash invested: $350,000 (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 11229

• Rents YoY: 15.8%
• Active inventory: 355
• Price-to-rent: 35.6×

Monthly cashflow live

• Estimated rent: $8,783 medium
• Mortgage (P&I): −$6,555
• Tax from tax record: −$618 /mo · $7,418/yr
• Insurance: −$521
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,844
• Net cashflow: $-756

Break-even live

Break-even rent $9,739

Max offer price $1,116,532

Occupancy floor —

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1.5	$8,784
Total (3 units)			$8,783

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: $312,500
• Closing costs: $37,500
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-18
   days on market $1,249,999 Active 6 DOM
2. 2026-06-17
   days on market $1,249,999 Active 5 DOM
3. 2026-06-16
   days on market $1,249,999 Active 4 DOM
4. 2026-06-15
   days on market $1,249,999 Active 3 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   pricedays on marketlisting id $1,249,999 Active 1 DOM
7. 2026-06-10
   days on market $1,249,000 Active 76 DOM
8. 2026-06-08
   days on market $1,249,000 Active 75 DOM
9. 2026-06-08
   days on market $1,249,000 Active 74 DOM
10. 2026-06-04
    days on market $1,249,000 Active 71 DOM
11. 2026-06-03
    days on market $1,249,000 Active 70 DOM
12. 2026-06-01
    days on market $1,249,000 Active 68 DOM
13. 2026-05-31
    days on market $1,249,000 Active 67 DOM
14. 2026-05-15
    historical
15. 2026-03-25
    listed $1,249,000 Active
16. 2026-03-24
    listed $1,249,000 Active
17. 2026-02-28
    historical
18. 2025-10-20
    status Active
19. 2025-10-06
    historical Contingent
20. 2025-09-12
    listed $1,249,000 Active
21. 2024-05-01
    historical
22. 2023-12-08
    listed $1,395,000 Active
23. 2023-12-01
    historical
24. 2023-08-25
    price $1,400,000
25. 2023-08-25
    price $1,400,000
26. 2023-05-22
    listed $1,499,000 Active
27. 2021-12-29
    historical
28. 2021-08-03
    listed $1,198,000 Active
29. 2021-08-03
    listed $1,198,000
30. 2005-11-16
    soldstatus $495,000

ⓘ 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: $7,418 · $618/mo
• Projected year-2 tax: $14,271 · $1,189/mo
• Expected delta: +$6,854/yr (+$571/mo · 92.4%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% 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 72% 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: $105,396
• − Mortgage interest: −$70,019
• − Property taxes: −$7,418
• − Insurance: −$6,250
• − Repairs & maintenance: −$8,432
• − Management: −$8,432
• − Depreciation: −$36,364
• Taxable loss: −$31,518
• Est. tax savings @ 24.0%: +$7,564
• After-tax cash flow: $-1,502/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): 78,377
• Household income: $70,603
• Rent vs Own: 53.1% rent · 46.9% own
• Severe rent burden: 4771.0

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 0.60)
• Race & ethnicity: White 59% Asian 22% Hispanic / Latino 9% Black 6% Two or more races 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Scotch-Irish 6% Subsaharan African 6% Romanian 1%
• Foreign-born: 47% · China, Canada, Vietnam
• Languages at home: 40% English-only · Russian/Polish/Slavic 22% Chinese 16% Spanish 6%

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: ▼ -761.52%
• Current HPI: 361.7011
• Rent YoY: ▲ 15.81%
• 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

+152.3% since first listed

17 events — show timeline

• 2026-05-15 Listing Removed — SIBORMLS
• 2026-03-25 Listed $1,249,000 BNYMLS
• 2026-03-24 Listed $1,249,000 SIBORMLS
• 2026-02-28 Listing Removed — SIBORMLS
• 2025-10-20 Relisted — SIBORMLS
• 2025-10-06 Contingent — SIBORMLS
• 2025-09-12 Listed $1,249,000 SIBORMLS
• 2024-05-01 Listing Removed — SIBORMLS
• 2023-12-08 Listed $1,395,000 SIBORMLS
• 2023-12-01 Listing Removed — SIBORMLS
• 2023-08-25 Price Changed $1,400,000 BNYMLS
• 2023-08-25 Price Changed $1,400,000 SIBORMLS
• 2023-05-22 Listed $1,499,000 SIBORMLS
• 2021-12-29 Listing Removed — SIBORMLS
• 2021-08-03 Listed $1,198,000 SOMO
• 2021-08-03 Listed $1,198,000 SIBORMLS
• 2005-11-16 Sold (Public Records) $495,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $7,418 · -2.4% YoY. Source: county tax records.