819 49th St · New York, NY 11220

$2,249,000

66 bd · 36.0 ba · 5,280 sqft · MultiFamily public records · 90 Days on market

Built 1926 3,000 sqft lot

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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 +8.5/30.0
• Appreciation +7.8/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +2.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 6 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

A rare opportunity awaits in Sunset Park, this premier 6-family property sits in the vibrant 8th Avenue business district, offering exceptional growth potential and nonstop convenience in one of Brooklyn’s most dynamic neighborhoods. Ideal for investors, developers, and visionaries seeking a high-yield, value-driven asset, the building seamlessly blends strong residential stability with the commercial energy of 8th Avenue Chinatown. Positioned on a 30 ft × 100.17 ft lot with a 22 ft × 80 ft building, the property provides versatile space configurations designed to maximize revenue. Zoned R6 with an FAR of 3.0, it offers meaningful possibilities for future expansion or rede

Key facts

• Essential amenities
• Future expansion
• Zoned r6

Tags

• ZONED R6
• FAR OF 3.0
• FUTURE EXPANSION
• STRONG TENANT DEMAND
• MAJOR TRANSIT
• ESSENTIAL AMENITIES

Property features AI

Finance

• Other: Six residential units; Total building footprint: 1,760 (dimensions approx. 80.00 x 22.00); Zoning: R6; Location: Brooklyn (cross streets near 8th Ave and 9th Ave)
• Financial info: Building generates rent income; Financing options considered: Exchange, bank mortgage, or cash

Exterior

• Parking: Street parking
• Security: Intercom door
• Utilities: 110V electric; Gas hot water; Gas heating; Utilities expense reported
• Home design: Detached building; Residential property; Flat roof
• Construction: Brick construction; Poured concrete foundation; Flat roof (other roof details noted)
• Exterior features: Back yard; Brick exterior

Interior

• Kitchen: Refrigerator; Stove
• Bedrooms: Three bedrooms on level 1; Four bedrooms on level 2; Four bedrooms on level 3
• Flooring: Ceramic floors; Hardwood floors; Tile floors
• Bathrooms: Six full bathrooms total; Two full bathrooms on level 1; Two full bathrooms on level 2; Two full bathrooms on level 3
• Heating & cooling: Hot water and steam/radiator heat; Gas heating fuel; 110V electric service; Gas hot water
• Interior features: Refrigerator; Stove; Intercom door
• Laundry & utility: No air conditioning units reported

What this means for you Summary

Snapshot

• This is a 6 × 2-bed/1.5-bath units multifamily listed at $2.25M.

Deal economics

• At list price, monthly cash flow is $-2k ($-24k/yr) — negative. Per door: $-330/mo.
• To cash-flow at today's rent, offer at most $1.90M (15.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.57M (30.3% below list).
• Recommended offer: $1.57M (30.3% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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 rising fast (+11.0%/yr); 271 active listings in the ZIP; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $15,678/mo this rent would consume 269% of the median local household income ($70k/yr) (locally 6563% 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 $142k of equity ($16k loan paydown + $127k appreciation (5.6% 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 ~$228k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($2.11M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $65k; list at $2.25M implies a 3384% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 62% 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 $1,567,800 (30.3% 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. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 5.24%
• Cash-on-cash: -3.78%
• DSCR: 0.83
• GRM: 12.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.63% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 13.1%
• Equity multiple: 1.88×
• Total profit: $556,825
• Equity at exit: $1,361,996

10-year hold

• IRR: 15.4%
• Equity multiple: 4.10×
• Total profit: $1,955,192
• Equity at exit: $2,426,382

Cash invested: $629,720 (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 11220

• Home prices YoY: 2.5%
• Rents YoY: 11.0%
• Active inventory: 271
• Price-to-rent: 71.7×

Monthly cashflow live

• Estimated rent: $15,678 medium
• Mortgage (P&I): −$11,794
• Tax from tax record: −$1,636 /mo · $19,627/yr
• Insurance: −$937
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,292
• Net cashflow: $-1,981

Break-even live

Break-even rent $18,186

Max offer price $1,899,045

Occupancy floor —

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

Units	Beds	Baths	Est. rent
▸ 6× units	2	1.5	$15,678
Total (6 units)			$15,678

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: $562,250
• Closing costs: $67,470
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $2,249,000 Active 90 DOM
2. 2026-06-17
   days on market $2,249,000 Active 89 DOM
3. 2026-06-15
   days on market $2,249,000 Active 87 DOM
4. 2026-06-13
   days on market $2,249,000 Active 85 DOM
5. 2026-06-10
   days on market $2,249,000 Active 81 DOM
6. 2026-06-08
   days on market $2,249,000 Active 80 DOM
7. 2026-06-08
   days on market $2,249,000 Active 79 DOM
8. 2026-06-04
   days on market $2,249,000 Active 76 DOM
9. 2026-06-03
   days on market $2,249,000 Active 75 DOM
10. 2026-06-01
    days on market $2,249,000 Active 73 DOM
11. 2026-05-31
    days on market $2,249,000 Active 72 DOM
12. 2026-03-20
    listed $2,249,000 Active
13. 1981-10-01
    soldstatus $64,545

ⓘ 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: $19,627 · $1,636/mo
• Projected year-2 tax: $28,817 · $2,401/mo
• Expected delta: +$9,191/yr (+$766/mo · 46.8%)

ⓘ 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 62% 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: $188,136
• − Mortgage interest: −$125,979
• − Property taxes: −$19,627
• − Insurance: −$11,245
• − Repairs & maintenance: −$15,051
• − Management: −$15,051
• − Depreciation: −$65,425
• Taxable loss: −$64,242
• Est. tax savings @ 24.0%: +$15,418
• After-tax cash flow: $-8,354/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): 90,652
• Household income: $69,883
• Rent vs Own: 73.3% rent · 26.7% own
• Severe rent burden: 6563.0

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 0.65)
• Race & ethnicity: Asian 40% Hispanic / Latino 40% White 16% Two or more races 7% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 17% Puerto Rican 8% Dominican 5%
• Common ancestry: Romanian 1% Scotch-Irish 1% Subsaharan African 1%
• Foreign-born: 52% · China, Canada, Jamaica
• Languages at home: 20% English-only · Spanish 35% Chinese 35% Arabic 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: ▲ 5.63%
• Current HPI: 226.624
• Rent YoY: ▲ 11.02%
• 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

+3384.4% since first listed

2 events — show timeline

• 2026-03-20 Listed $2,249,000 BNYMLS
• 1981-10-01 Sold (Public Records) $64,545 Public Records

Property tax history

+4.9%/yr

Latest (2025): $19,627 · -1.0% YoY. Source: county tax records.