1425 E 5th St · New York, NY 11230

$1,999,000

66 bd · 36.0 ba · 5,727 sqft · MultiFamily public records · 58 Days on market

Built 1929 3,000 sqft lot

---

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 +17.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• Schools +5.0/10.0
• 1% rule +4.5/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

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

Welcome to 1425 East 5th Street, an exceptional three-story, detached 6-family brick residence ideally located in the desirable Midwood community. Cherished by the same family for decades. This well-kept property offers 5,727 square feet of living space on a generous 30×100 lot, with a 23×83 building size and a beautifully landscaped front yard enhancing its curb appeal. Each apartment features high ceilings, ample closet space, sun-filled living areas, and spacious rooms with windows throughout. Well-proportioned bedrooms and open layouts create a bright, comfortable atmosphere in every unit. The building includes one 3-bedroom unit, three 2-bedroom units, and two 1-bedroom uni

Key facts

• Ample closet space
• Spacious rooms
• Open layouts

Tags

• LANDSCAPED FRONT YARD
• HIGH CEILINGS
• AMPLE CLOSET SPACE
• SUN-FILLED LIVING AREAS
• SPACIOUS ROOMS
• OPEN LAYOUTS

Property features AI

Finance

• Other: 6-unit multi-family building; Individual unit mix includes one 3-bedroom unit, multiple 2-bedroom and 1-bedroom units; Several units listed as month-to-month; one unit owner-occupied
• Financial info: Financing options: Cash, bank mortgage, exchange considered; Monthly utility expense reported
• HOA & community: Building amenities include bike room, recreational room, and storage rooms

Exterior

• Parking: Detached garage; No assigned parking spaces listed
• Utilities: Electric with circuit breakers; Hot water: Gas; Heating fuel: Gas; Heat delivery: Steam/Radiator
• Home design: Detached building; Residential property; Total of 23 rooms; Building footprint approximately 1,909 sq ft; Zoning: R5
• Construction: Brick exterior; Asphalt/Tar and flat roof; Other foundation; Construction materials: Other
• Exterior features: Front yard; Back yard; Side yard

Interior

• Kitchen: Oven/Range; Refrigerator
• Bedrooms: Level 1: 3 bedrooms; Level 2: 4 bedrooms; Level 3: 4 bedrooms
• Flooring: Carpeting; Ceramic floors; Parquet floors; Tile floors
• Bathrooms: 6 full bathrooms total; Level 1: 2 baths; Level 2: 2 baths; Level 3: 2 baths
• Heating & cooling: Gas hot water; Gas heating fuel; Steam/Radiator heat
• Interior features: Central A/C (1 unit); Refrigerator; Stove; Cellar (unfinished)
• Laundry & utility: Utility expense reported

What this means for you Summary

Snapshot

• This is a 6 × 11-bed/6.0-bath units multifamily listed at $2.00M.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive. Per door: $258/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 $1.89M (5.3% below list).
• Recommended offer: $1.89M (5.3% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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 (+6.2%/yr); 210 active listings in the ZIP; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $18,921/mo this rent would consume 324% of the median local household income ($70k/yr) (locally 6887% 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 $14k of loan paydown is wiped out by about $60k 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 58 days — a 3% lower offer ($1.94M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 77% 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 $1,892,100 (5.3% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 5% 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 1929 — 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. 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.
9. 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.
10. 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: 0.95% ✗
• Cap rate: 7.22%
• Cash-on-cash: 3.31%
• DSCR: 1.15
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.17% rent growth · sell at horizon

5-year hold

• IRR: -7.7%
• Equity multiple: 0.71×
• Total profit: $-163,225
• Equity at exit: $298,057

10-year hold

• IRR: 5.5%
• Equity multiple: 1.46×
• Total profit: $257,414
• Equity at exit: $172,837

Cash invested: $559,720 (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 11230

• Rents YoY: 6.2%
• Active inventory: 210
• Price-to-rent: 52.8×

Monthly cashflow live

• Estimated rent: $18,921 medium
• Mortgage (P&I): −$10,483
• Tax from tax record: −$2,087 /mo · $25,040/yr
• Insurance: −$833
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,973
• Net cashflow: $1,545

Break-even live

Break-even rent $16,965

Max offer price $1,999,000

Occupancy floor 87%

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

Units	Beds	Baths	Est. rent
▸ 6× units	11	6	$18,918
Total (6 units)			$18,921

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: $499,750
• Closing costs: $59,970
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $1,999,000 Active 58 DOM
2. 2026-06-17
   days on market $1,999,000 Active 57 DOM
3. 2026-06-16
   days on market $1,999,000 Active 56 DOM
4. 2026-06-15
   days on market $1,999,000 Active 55 DOM
5. 2026-06-13
   days on market $1,999,000 Active 53 DOM
6. 2026-06-10
   days on market $1,999,000 Active 49 DOM
7. 2026-06-08
   days on market $1,999,000 Active 48 DOM
8. 2026-06-08
   days on market $1,999,000 Active 47 DOM
9. 2026-06-04
   days on market $1,999,000 Active 44 DOM
10. 2026-06-03
    days on market $1,999,000 Active 43 DOM
11. 2026-06-01
    days on market $1,999,000 Active 41 DOM
12. 2026-05-31
    days on market $1,999,000 Active 40 DOM
13. 2026-04-21
    listed $1,999,000 Active

ⓘ 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: $25,040 · $2,087/mo
• Projected year-2 tax: $29,412 · $2,451/mo
• Expected delta: +$4,371/yr (+$364/mo · 17.5%)

ⓘ 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 77% 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: $227,052
• − Mortgage interest: −$111,975
• − Property taxes: −$25,040
• − Insurance: −$9,995
• − Repairs & maintenance: −$18,164
• − Management: −$18,164
• − Depreciation: −$58,153
• Taxable loss: −$14,439
• Est. tax savings @ 24.0%: +$3,465
• After-tax cash flow: $22,006/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): 86,978
• Household income: $70,027
• Rent vs Own: 71.6% rent · 28.4% own
• Severe rent burden: 6887.0

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 0.62)
• Race & ethnicity: White 57% Asian 17% Hispanic / Latino 13% Black 8% Two or more races 6%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3% Dominican 1%
• Common ancestry: Scotch-Irish 5% Subsaharan African 4% Romanian 2%
• Foreign-born: 41% · Canada, China, Jamaica
• Languages at home: 45% English-only · Russian/Polish/Slavic 16% Other Indo-European 10% Spanish 10%

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: ▼ -606.25%
• Current HPI: 314.7697
• Rent YoY: ▲ 6.17%
• 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

1 event — show timeline

• 2026-04-21 Listed $1,999,000 BNYMLS

Property tax history

+5.4%/yr

Latest (2025): $25,040 · +6.8% YoY. Source: county tax records.