1361 E 99th St · New York, NY 11236

$899,999

8 bd · 3.0 ba · 1,475 sqft · MultiFamily public records · 296 Days on market

Built 1960 2,000 sqft lot

---

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 +16.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

2 FAMILY BRICK, 4.5 RMS OVER 3.5 RMS OVER FINISHED BASEMENT. LR, KIT., 4 RMS IN BSMT AND GARAGE. RENTED FOR $500. PRIVATE DRIVEWAY, NICE BACKYARD, PORCH. 2ND FLOOR AND BSMT - WILL BE DELIVERED VACANT (IF NEEDED).

Key facts

• Natural light
• Incredible location
• 2,000 sq ft lot

Tags

• LEGAL TWO-FAMILY HOME
• NATURAL LIGHT
• INCREDIBLE LOCATION
• WALKING DISTANCE TO SHOPPING

Property features AI

Exterior

• Parking: Driveway parking; Total of 1 parking space
• Utilities: Public sewer; Public water; Electricity available and connected; Natural gas available and connected; Sewer available and connected; Trash collection (public)
• Home design: Duplex
• Construction: Brick construction
• Exterior features: Brick exterior; Not waterfront

Interior

• Kitchen: Eat-in kitchen with granite counters; Pantry
• Bedrooms: One 3-bedroom unit; One 4-bedroom unit
• Bathrooms: Three full bathrooms
• Heating & cooling: Natural gas heating
• Interior features: First-floor bedroom; First-floor full bathroom; Eat-in kitchen; Granite countertops; In-law floorplan; Pantry; Primary bathroom; Master bedroom on main level; Recessed lighting; Storage space
• Laundry & utility: Utilities include electric and natural gas connections

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/1.5-bath units multifamily listed at $900k.

Deal economics

• At list price, monthly cash flow is $521 ($6k/yr) — positive. Per door: $260/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 $764k (15.1% below list).
• Recommended offer: $764k (15.1% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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: 229 active listings in the ZIP; solid renter incomes; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $7,639/mo this rent would consume 113% of the median local household income ($81k/yr) (locally 4225% 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 $6k of loan paydown is wiped out by about $27k 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 296 days — a 12% lower offer ($792k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y 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 $464k; list at $900k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wind risk, 63% 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 $763,900 (15.1% below list)

Questions for the listing agent

1. It's been on market 296 days. Have you received any prior offers? Is the seller open to a 15% 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 1960 — 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. 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?
10. 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.
11. 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.
12. 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: 0.85% ✗
• Cap rate: 6.99%
• Cash-on-cash: 2.48%
• DSCR: 1.11
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -12.4%
• Equity multiple: 0.55×
• Total profit: $-112,976
• Equity at exit: $134,193

10-year hold

• IRR: -3.4%
• Equity multiple: 0.77×
• Total profit: $-56,946
• Equity at exit: $77,815

Cash invested: $252,000 (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 11236

• Active inventory: 229
• Price-to-rent: 19.6×

Monthly cashflow live

• Estimated rent: $7,639 medium
• Mortgage (P&I): −$4,720
• Tax from tax record: −$419 /mo · $5,030/yr
• Insurance: −$375
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,604
• Net cashflow: $521

Break-even live

Break-even rent $6,980

Max offer price $899,999

Occupancy floor 88%

Sensitivity live

Price	-10% $1,030	-5% $776	+0% $521	+5% $266	+10% $11
Rent	-10% $-83	-5% $219	+0% $521	+5% $823	+10% $1,124
Rate	-1.0pp $974	-0.5pp $750	base $521	+0.5pp $288	+1.0pp $51

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

Units	Beds	Baths	Est. rent
▸ 2× units	4	1.5	$7,640
Total (2 units)			$7,639

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: $225,000
• Closing costs: $27,000
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-21
   days on market $899,999 Active 296 DOM
2. 2026-06-18
   days on market $899,999 Active 293 DOM
3. 2026-06-17
   days on market $899,999 Active 292 DOM
4. 2026-06-15
   days on market $899,999 Active 290 DOM
5. 2026-06-13
   days on market $899,999 Active 288 DOM
6. 2026-06-10
   days on market $899,999 Active 284 DOM
7. 2026-06-08
   days on market $899,999 Active 283 DOM
8. 2026-06-03
   days on market $899,999 Active 278 DOM
9. 2026-06-01
   days on market $899,999 Active 276 DOM
10. 2026-05-31
    days on market $899,999 Active 275 DOM
11. 2025-08-28
    listed $899,999 Active
12. 2005-06-02
    soldstatus $464,000
13. 2004-09-26
    listed $439,000 212-char remark

    Show marketing remark (212 chars)

    2 FAMILY BRICK, 4.5 RMS OVER 3.5 RMS OVER FINISHED BASEMENT. LR, KIT., 4 RMS IN BSMT AND GARAGE. RENTED FOR $500. PRIVATE DRIVEWAY, NICE BACKYARD, PORCH. 2ND FLOOR AND BSMT - WILL BE DELIVERED VACANT (IF NEEDED).

ⓘ 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: $5,030 · $419/mo
• Projected year-2 tax: $10,120 · $843/mo
• Expected delta: +$5,090/yr (+$424/mo · 101.2%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 58% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% 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: $91,668
• − Mortgage interest: −$50,414
• − Property taxes: −$5,030
• − Insurance: −$4,500
• − Repairs & maintenance: −$7,333
• − Management: −$7,333
• − Depreciation: −$26,182
• Taxable loss: −$9,124
• Est. tax savings @ 24.0%: +$2,190
• After-tax cash flow: $8,441/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): 88,051
• Household income: $81,464
• Rent vs Own: 48.4% rent · 51.6% own
• Severe rent burden: 4225.0

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 (79%)
• Race & ethnicity: Black 79% Hispanic / Latino 8% Two or more races 8% White 4% Asian 2%
• Hispanic origin (detail): Puerto Rican 3% Dominican 2%
• Common ancestry: Hispanic 14%
• Foreign-born: 45% · Canada, Mexico, China
• Languages at home: 74% English-only · French/Haitian/Cajun 14% Spanish 6% Chinese 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: ▼ -375.21%
• Current HPI: 330.8367
• 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

+105.0% since first listed

3 events — show timeline

• 2025-08-28 Listed $899,999 OneKey® MLS as Distributed by MLS Grid
• 2005-06-02 Sold (Public Records) $464,000 Public Records
• 2004-09-26 Listed $439,000 BNYMLS

Property tax history

+2.2%/yr

Latest (2025): $5,030 · -2.4% YoY. Source: county tax records.