2337 Bath Ave · New York, NY 11214

$2,050,000

10 bd · 5.0 ba · 5,358 sqft · MultiFamily · 80 Days on market

Built 1940 2,140 sqft lot Est $1613k · 27% over

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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 +20.2/30.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• Schools +5.0/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

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

Attention Investors: 5 Family Brick all 4 room apts. + Store & basement. Potential rental of each 4 room apt. is $1,500- $1,600- no leases. Stores currant rent is $1,799 seven years remaining on lease with 4 increase. Space on side of brick wall billboard advertisement potential of $500-$1,000 per month. Total potential annual income over $120,000 per year. Owner spent over $250K on renovation. This is truly an excellent investment.

Key facts

• 2,140 sq ft lot
• Built 1940
• Listed 80 days

Property features AI

Finance

• Other: Six total units (one leased restaurant unit and five residential 2-bedroom units); Unit 1: leased restaurant (ground floor) generating $3,180/month; Unit 2: 2-bedroom, no lease, current rent listed $2,100/month; Unit 3: 2-bedroom, no lease, current rent listed $2,200/month; Unit 4: 2-bedroom, no lease, current rent listed $2,000/month; Unit 5: 2-bedroom, no lease, current rent listed $1,800/month; Unit 6: 2-bedroom, no lease, current rent listed $2,000/month
• Financial info: Financing available: bank mortgage or cash; Reported utility expense: $200

Exterior

• Parking: Other parking
• Utilities: 110V electric; Gas hot water; Gas heating
• Home design: Brick exterior; Flat roof; R5 zoning
• Construction: Brick construction; Poured concrete foundation; Building footprint approx. 1,804 sq ft; Building dimensions approximately 82 x 22; Total building area reported as 5,358
• Exterior features: Other yard (see remarks); Attached building; Mixed-use property

Interior

• Bedrooms: Five 2-bedroom units (units on floors 1–3)
• Flooring: Hardwood floors; Tile floors
• Bathrooms: Each 2-bedroom unit has 1 full bathroom
• Heating & cooling: Gas hot water heating
• Interior features: Finished basement; Hardwood floors; Tile floors

What this means for you Summary

Snapshot

• This is a 5 × 2-bed/1.0-bath units multifamily listed at $2.05M.

Deal economics

• At list price, monthly cash flow is $3k ($31k/yr) — positive. Per door: $514/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($21k rent vs $2.05M).
• Recommended offer: $1.93M (6.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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 (+5.9%/yr); 330 active listings in the ZIP; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $21,188/mo this rent would consume 386% of the median local household income ($66k/yr) (locally 6028% 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 $62k 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 80 days — a 6% lower offer ($1.93M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1,927,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% 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 1940 — 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: 1.03% ✓
• Cap rate: 7.80%
• Cash-on-cash: 5.38%
• DSCR: 1.24
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $1,612,758
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1876 W 9th St	0.73mi	11/6.0 (+1)	5,148 (-4%)	7mo	$1,390,000	$270	44
2066 W 8th St	0.74mi	9/5.5 (-1)	4,740 (-12%)	3mo	$1,980,000	$418	37
62 Avenue U	0.63mi	9/5.0 (-1)	4,980 (-7%)	23mo	$1,500,000	$301	34

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

Projected returns pro-forma

-3.0% appreciation · 5.87% rent growth · sell at horizon

5-year hold

• IRR: -4.8%
• Equity multiple: 0.82×
• Total profit: $-105,154
• Equity at exit: $305,662

10-year hold

• IRR: 8.0%
• Equity multiple: 1.69×
• Total profit: $394,570
• Equity at exit: $177,247

Cash invested: $574,000 (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 11214

• Rents YoY: 5.9%
• Active inventory: 330
• Price-to-rent: 40.3×

Monthly cashflow live

• Estimated rent: $21,188 high
• Mortgage (P&I): −$10,750
• Tax est. 1.5%: −$2,562 /mo · $30,750/yr
• Insurance: −$854
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,449
• Net cashflow: $2,571

Break-even live

Break-even rent $17,933

Max offer price $2,050,000

Occupancy floor 83%

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

Units	Beds	Baths	Est. rent
▸ 5× units	2	1	$21,190
Total (5 units)			$21,188

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: $512,500
• Closing costs: $61,500
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $2,050,000 Active 80 DOM
2. 2026-06-17
   days on market $2,050,000 Active 79 DOM
3. 2026-06-15
   days on market $2,050,000 Active 77 DOM
4. 2026-06-13
   days on market $2,050,000 Active 75 DOM
5. 2026-06-10
   days on market $2,050,000 Active 71 DOM
6. 2026-06-08
   days on market $2,050,000 Active 70 DOM
7. 2026-06-08
   days on market $2,050,000 Active 69 DOM
8. 2026-06-04
   days on market $2,050,000 Active 66 DOM
9. 2026-06-03
   days on market $2,050,000 Active 65 DOM
10. 2026-06-01
    days on market $2,050,000 Active 63 DOM
11. 2026-05-31
    days on market $2,050,000 Active 62 DOM
12. 2026-03-30
    listed $2,050,000 Active
13. 2025-12-22
    price $2,180,000
14. 2015-07-15
    listed $1,500,000 441-char remark

    Show marketing remark (441 chars)

    Attention Investors: 5 Family Brick all 4 room apts. + Store & basement. Potential rental of each 4 room apt. is $1,500- $1,600- no leases. Stores currant rent is $1,799 seven years remaining on lease with 4 increase. Space on side of brick wall billboard advertisement potential of $500-$1,000 per month. Total potential annual income over $120,000 per year. Owner spent over $250K on renovation. This is truly an excellent investment.

15. 2011-05-10
    listed $939,000

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

Taxation est. · year 1

• Rental income: $254,256
• − Mortgage interest: −$114,832
• − Property taxes: −$30,750
• − Insurance: −$10,250
• − Repairs & maintenance: −$20,340
• − Management: −$20,340
• − Depreciation: −$59,636
• Taxable loss: −$1,893
• Est. tax savings @ 24.0%: +$454
• After-tax cash flow: $31,312/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): 89,397
• Household income: $65,895
• Rent vs Own: 65.4% rent · 34.6% own
• Severe rent burden: 6028.0

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 0.67)
• Race & ethnicity: White 40% Asian 38% Hispanic / Latino 17% Two or more races 6% Black 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 3% Dominican 2%
• Common ancestry: Scotch-Irish 4% Subsaharan African 3% Romanian 2%
• Foreign-born: 56% · China, Canada, Vietnam
• Languages at home: 26% English-only · Chinese 28% Russian/Polish/Slavic 15% 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: ▼ -184.55%
• Current HPI: 276.0804
• Rent YoY: ▲ 5.87%
• 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

+118.3% since first listed

4 events — show timeline

• 2026-03-30 Listed $2,050,000 BNYMLS
• 2025-12-22 Price Changed $2,180,000 BNYMLS
• 2015-07-15 Listed $1,500,000 BNYMLS
• 2011-05-10 Listed $939,000 BNYMLS