1464 66th St · New York, NY 11219

$1,550,000

30 bd · 25.0 ba · 3,300 sqft · MultiFamily public records · 22 Days on market

Built 1920 2,500 sqft lot

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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 +16.9/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 5 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 MLS

Great Investment Opportunity! Bensonhurst Location. Brick, Semi-Detached, 5 Family With Owners Apartment. Owners Apartment Was Freshly Painted, Eat-In-Kitchen With Granite Countertop. 5 Full Baths & 6 Bedrooms In Total. Only owners apartment will be delivered vacant after closing. Walk-Up Apartments (No Elevator). Easy Transportation Access To D & N Trains, Express Buses & Schools. Present All Offers With Buyers Financial Profile & Pre-Approval Letter.

Key facts

• 2,500 sq ft lot
• Built 1920
• Listed 22 days

Property features AI

Finance

• Other: Five-unit building; Unit mix: one 2-bedroom unit and four 1-bedroom units; Current rents listed for individual units; several units leased and dates available noted; One unit designated as rent stabilized
• Financial info: Financing options considered: exchange, bank mortgage, or cash; Monthly utility expense listed

Exterior

• Parking: No parking
• Utilities: Electric service with circuit breakers; Gas hot water; Gas heating; Steam/radiator heat
• Home design: Semi-detached building; Residential property; Approximately 3,300 total interior area; Zoned R5
• Construction: Brick construction; Rubber roof; Block foundation; Building footprint approximately 1,100; Building dimensions about 55 x 20
• Exterior features: Back yard; Brick exterior

Interior

• Kitchen: Refrigerator; Stove
• Bedrooms: Two bedrooms on first level; Two bedrooms on second level; Two bedrooms on third level
• Flooring: Hardwood floors; Tile floors
• Bathrooms: One full bath on first level; Two full baths on second level; Two full baths on third level; Total of five full bathrooms
• Heating & cooling: Steam/radiator heat; Gas hot water; Gas heating fuel; Circuit breaker electrical service
• Interior features: Refrigerator; Stove; Full basement; More than five AC units
• Laundry & utility: Utility expenses listed

What this means for you Summary

Snapshot

• This is a 5 × 6-bed/5.0-bath units multifamily listed at $1.55M.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive. Per door: $207/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 $1.35M (12.7% below list).
• Recommended offer: $1.35M (12.7% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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: 123 active listings in the ZIP; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $13,531/mo this rent would consume 278% of the median local household income ($58k/yr) (locally 6849% 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 $166k of equity ($11k loan paydown + $155k appreciation (10.0% local appreciation)).
• Kings County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $434k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$266k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($1.53M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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 $1.30M; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $1,353,100 (12.7% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 0.87% ✗
• Cap rate: 7.09%
• Cash-on-cash: 2.86%
• DSCR: 1.13
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.3%
• Equity multiple: 3.10×
• Total profit: $909,526
• Equity at exit: $1,396,363

10-year hold

• IRR: 23.1%
• Equity multiple: 7.05×
• Total profit: $2,625,777
• Equity at exit: $3,011,309

Cash invested: $434,000 (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 11219

• Home prices YoY: 4.9%
• Active inventory: 123
• Price-to-rent: 47.7×

Monthly cashflow live

• Estimated rent: $13,531 medium
• Mortgage (P&I): −$8,128
• Tax from tax record: −$882 /mo · $10,586/yr
• Insurance: −$646
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,842
• Net cashflow: $1,033

Break-even live

Break-even rent $12,223

Max offer price $1,550,000

Occupancy floor 87%

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

Units	Beds	Baths	Est. rent
▸ 5× units	6	5	$13,530
Total (5 units)			$13,531

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: $387,500
• Closing costs: $46,500
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $1,550,000 Active 22 DOM
2. 2026-06-17
   days on market $1,550,000 Active 21 DOM
3. 2026-06-16
   days on market $1,550,000 Active 20 DOM
4. 2026-06-15
   days on market $1,550,000 Active 19 DOM
5. 2026-06-13
   days on market $1,550,000 Active 17 DOM
6. 2026-06-10
   days on market $1,550,000 Active 13 DOM
7. 2026-06-08
   days on market $1,550,000 Active 12 DOM
8. 2026-06-08
   days on market $1,550,000 Active 11 DOM
9. 2026-06-04
   days on market $1,550,000 Active 8 DOM
10. 2026-06-03
    days on market $1,550,000 Active 7 DOM
11. 2026-06-02
    days on market $1,550,000 Active 6 DOM
12. 2026-06-01
    days on market $1,550,000 Active 5 DOM
13. 2026-05-31
    days on market $1,550,000 Active 4 DOM
14. 2026-05-27
    listed $1,550,000 Active
15. 2017-04-18
    soldstatus $1,300,000
16. 2017-04-10
    historical 472-char remark

    Show marketing remark (472 chars)

    Great Investment Opportunity! Bensonhurst Location. Brick, Semi-Detached, 5 Family With Owners Apartment. Owners Apartment Was Freshly Painted, Eat-In-Kitchen With Granite Countertop. 5 Full Baths & 6 Bedrooms In Total. Only owners apartment will be delivered vacant after closing. Walk-Up Apartments (No Elevator). Easy Transportation Access To D & N Trains, Express Buses & Schools. Present All Offers With Buyers Financial Profile & Pre-Approval Letter.

17. 2016-08-31
    listed $1,600,000 472-char remark

    Show marketing remark (472 chars)

    Great Investment Opportunity! Bensonhurst Location. Brick, Semi-Detached, 5 Family With Owners Apartment. Owners Apartment Was Freshly Painted, Eat-In-Kitchen With Granite Countertop. 5 Full Baths & 6 Bedrooms In Total. Only owners apartment will be delivered vacant after closing. Walk-Up Apartments (No Elevator). Easy Transportation Access To D & N Trains, Express Buses & Schools. Present All Offers With Buyers Financial Profile & Pre-Approval Letter.

18. 1994-03-29
    soldstatus $226,000
19. 1982-02-01
    soldstatus $70,000

ⓘ 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: $10,586 · $882/mo
• Projected year-2 tax: $18,391 · $1,533/mo
• Expected delta: +$7,804/yr (+$650/mo · 73.7%)

ⓘ 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: $162,372
• − Mortgage interest: −$86,824
• − Property taxes: −$10,586
• − Insurance: −$7,750
• − Repairs & maintenance: −$12,990
• − Management: −$12,990
• − Depreciation: −$45,091
• Taxable loss: −$13,859
• Est. tax savings @ 24.0%: +$3,326
• After-tax cash flow: $15,723/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): 94,196
• Household income: $58,347
• Rent vs Own: 75.0% rent · 25.0% own
• Severe rent burden: 6849.0

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 0.58)
• Race & ethnicity: White 60% Asian 21% Hispanic / Latino 13% Two or more races 3% Black 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Romanian 4% Italian 2% Scotch-Irish 1%
• Foreign-born: 30% · China, Canada, Jamaica
• Languages at home: 18% English-only · German/W. Germanic 39% Chinese 19% 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: ▲ 14.87%
• Current HPI: 315.9088
• 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

+2114.3% since first listed

6 events — show timeline

• 2026-05-27 Listed $1,550,000 BNYMLS
• 2017-04-18 Sold (Public Records) $1,300,000 Public Records
• 2017-04-10 Delisted — BNYMLS
• 2016-08-31 Listed $1,600,000 BNYMLS
• 1994-03-29 Sold (Public Records) $226,000 Public Records
• 1982-02-01 Sold (Public Records) $70,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $10,586 · +6.8% YoY. Source: county tax records.