2271A Pacific St · New York, NY 11233

$999,000

4 bd · 5.0 ba · 1,948 sqft · MultiFamily · 74 Days on market

Est $1087k · 8% under ↓ 23% since listing

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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).

• ARV discount +11.1/15.0
• Appreciation +10.0/10.0
• Cash flow +5.2/30.0
• Schools +5.0/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• 1% rule +0.9/10.0
• DSCR +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

MOTIVATED SELLER! GREAT INVESTMENT! Welcome to "The Pacific" - is a well-maintained two-family townhouse offers a combination of flexibility: owner-occupancy, investment potential or both. This home is in move in good condition. The upper unit is a 2 bedroom + office space/1 bathroom. Open concept living/dining are shaker white kitchen cabinets that includes a dishwasher. Conveniently this unit has it's own washer/dryer. The first-floor unit is entirely vacant-offering direct access and flexibility. It features 3 bedrooms and 2 full bathrooms. The owner's bedroom enjoys a private en-suite bath. The kitchen shows white shaker-style cabinets, dishwasher and dark wood floor thro

Key facts

• Central air heat
• Two family townhouse
• Listed 73 days

Tags

• TWO FAMILY TOWNHOUSE
• OPEN CONCEPT LIVING DINING
• SHAKER WHITE KITCHEN CABINETS
• PRIVATE OUTDOOR SPACE
• FULL FINISHED BASEMENT
• CENTRAL AIR HEAT

Property features AI

Finance

• HOA & community: Pets allowed in building (restrictions may apply)

Exterior

• Home design: One-story building; Entry at level 1
• Construction: Green building
• Exterior features: Private outdoor space over 60 sqft

Interior

• Bedrooms: Total of 8 rooms (bedrooms and living areas included)
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Central air conditioning
• Interior features: Smoke-free building; Has basement
• Laundry & utility: Building laundry (shared or common laundry area)

What this means for you Summary

Snapshot

• This is a 1×2bd/2.5ba + 1×3bd/2.5ba units multifamily listed at $999k.

Deal economics

• At list price, monthly cash flow is $-2k ($-27k/yr) — negative. Per door: $-1k/mo.
• To cash-flow at today's rent, offer at most $674k (32.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $589k (41.0% below list).
• Recommended offer: $589k (41.0% below list) — sets the bar for 1% rule.
• Cap rate 3.6% 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.
• Zoned schools: Elm Tree Elementary School (math 27% / reading 52%, grade F, #1,444 of 2,108 statewide, top 71%, 806 students, 94% FRL); Jhs 383 Philippa Schuyler (math 32% / reading 67%, grade C, #280 of 729 statewide, top 40%, 822 students, 85% FRL); Midwood High School (math 94% / reading 96%, grade A+, #83 of 1,100 statewide, top 8%, 4,062 students, 73% FRL).
• Market conditions: Rents rising fast (+6.4%/yr); 152 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $5,892/mo this rent would consume 113% of the median local household income ($62k/yr) (locally 6960% 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 $107k of equity ($7k loan paydown + $100k appreciation (10.0% 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 ~$172k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($939k) is reasonable based on typical stale-listing flexibility.
• 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 39% 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 $589,200 (41.0% 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 74 days. Have you received any prior offers? Is the seller open to a 41% 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. 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: 0.59% ✗
• Cap rate: 3.59%
• Cash-on-cash: -9.65%
• DSCR: 0.57
• GRM: 14.1

CMA / ARV

• ARV (on-the-fly): $1,086,984
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
168 Hull St	0.28mi	5/— (+1)	1,942 (-0%)	14mo	$1,375,000	$708	70
174 Sumpter St	0.49mi	5/3.0 (+1)	2,062 (+6%)	2mo	$1,150,000	$558	52
148 Somers St	0.34mi	5/4.0 (+1)	1,708 (-12%)	3mo	$900,000	$527	52
235 Marion St	0.63mi	5/3.0 (+1)	2,040 (+5%)	7mo	$1,130,000	$554	44
306 Sumpter St	0.36mi	5/3.0 (+1)	1,750 (-10%)	19mo	$925,000	$529	38
702 Chauncey St	0.62mi	5/3.0 (+1)	1,800 (-8%)	15mo	$1,050,000	$583	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 6.44% rent growth · sell at horizon

5-year hold

• IRR: 18.3%
• Equity multiple: 2.51×
• Total profit: $422,015
• Equity at exit: $899,978

10-year hold

• IRR: 17.7%
• Equity multiple: 6.02×
• Total profit: $1,404,761
• Equity at exit: $1,940,837

Cash invested: $279,720 (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 11233

• Home prices YoY: 2.9%
• Rents YoY: 6.4%
• Active inventory: 152
• Price-to-rent: 24.9×

Monthly cashflow live

• Estimated rent: $5,892 medium
• Mortgage (P&I): −$5,239
• Tax est. 1.5%: −$1,249 /mo · $14,985/yr
• Insurance: −$416
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,237
• Net cashflow: $-2,249

Break-even live

Break-even rent $8,739

Max offer price $673,539

Occupancy floor —

Sensitivity live

Price	-10% $-1,559	-5% $-1,904	+0% $-2,249	+5% $-2,594	+10% $-2,940
Rent	-10% $-2,715	-5% $-2,482	+0% $-2,249	+5% $-2,016	+10% $-1,784
Rate	-1.0pp $-1,746	-0.5pp $-1,995	base $-2,249	+0.5pp $-2,508	+1.0pp $-2,771

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

Units	Beds	Baths	Est. rent
1× unit	2	2.5	$3,345
1× unit	3	2.5	$2,547
Total (2 units)			$5,892

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: $249,750
• Closing costs: $29,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
819 Saratoga Ave Brooklyn, NY	3.0	1.5	1300	$3,350	$2.58	26d	1	1.09mi
358 Irving Ave Brooklyn, NY	5.0	4.0	844	$1,500	$1.78	22d	1	1.50mi

Listing history 29 events

1. 2026-06-18
   days on market $999,000 Active 74 DOM
2. 2026-06-17
   days on market $999,000 Active 73 DOM
3. 2026-06-15
   days on market $999,000 Active 71 DOM
4. 2026-06-13
   days on market $999,000 Active 69 DOM
5. 2026-06-10
   days on market $999,000 Active 65 DOM
6. 2026-06-08
   days on market $999,000 Active 64 DOM
7. 2026-06-08
   days on market $999,000 Active 63 DOM
8. 2026-06-04
   days on market $999,000 Active 60 DOM
9. 2026-06-03
   days on market $999,000 Active 59 DOM
10. 2026-06-01
    days on market $999,000 Active 57 DOM
11. 2026-05-31
    days on market $999,000 Active 56 DOM
12. 2026-04-05
    listed $999,000 Active
13. 2026-01-12
    price $1,088,000
14. 2022-11-20
    price $169,900
15. 2022-08-19
    historical
16. 2022-06-13
    status Active
17. 2022-06-11
    historical
18. 2022-05-12
    historical
19. 2022-01-13
    status Active
20. 2022-01-12
    historical
21. 2021-12-13
    status Active
22. 2021-12-12
    historical
23. 2021-11-03
    status Active
24. 2021-11-03
    price $1,300,000
25. 2021-07-10
    historical
26. 2021-06-15
    listed $1,250,000 Active
27. 2021-06-14
    listed $1,300,000 Active
28. 2021-06-14
    listed $1,250,000 Active
29. 2015-10-05
    price $1,300,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 39% 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: $70,704
• − Mortgage interest: −$55,960
• − Property taxes: −$14,985
• − Insurance: −$4,995
• − Repairs & maintenance: −$5,656
• − Management: −$5,656
• − Depreciation: −$29,062
• Taxable loss: −$45,610
• Est. tax savings @ 24.0%: +$10,946
• After-tax cash flow: $-16,044/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): 81,822
• Household income: $62,411
• Rent vs Own: 76.3% rent · 23.7% own
• Severe rent burden: 6960.0

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 (65%)
• Race & ethnicity: Black 65% Hispanic / Latino 16% White 12% Two or more races 8% Asian 2%
• Hispanic origin (detail): Puerto Rican 5% Dominican 5%
• Common ancestry: Hispanic 1% Romanian 1% Lithuanian 1%
• Foreign-born: 25% · Canada, Mexico, China
• Languages at home: 80% English-only · Spanish 12% French/Haitian/Cajun 3% Other Indo-European 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: ▲ 18.31%
• Current HPI: 645.4828
• Rent YoY: ▲ 6.44%
• 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

-23.2% since first listed

18 events — show timeline

• 2026-04-05 Listed $999,000 RLS at REBNY
• 2026-01-12 Price Changed $1,088,000 RLS at REBNY
• 2022-11-20 Price Changed $169,900 RLS at REBNY
• 2022-08-19 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2022-06-13 Relisted — RLS at REBNY
• 2022-06-11 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2022-05-12 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2022-01-13 Relisted — RLS at REBNY
• 2022-01-12 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-12-13 Relisted — RLS at REBNY
• 2021-12-12 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-11-03 Relisted — RLS at REBNY
• 2021-11-03 Price Changed $1,300,000 RLS at REBNY
• 2021-07-10 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-06-15 Listed $1,250,000 RLS at REBNY
• 2021-06-14 Listed $1,250,000 OneKey® MLS as Distributed by MLS Grid
• 2021-06-14 Listed $1,300,000 OneKey® MLS as Distributed by MLS Grid
• 2015-10-05 Price Changed $1,300,000 RLS at REBNY