1043 E 101st St · New York, NY 11236

$848,000

4 bd · 2.0 ba · 1,835 sqft · MultiFamily public records · 73 Days on market

Built 1955 2,000 sqft lot Est $842k · at est.

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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 +13.8/30.0
• ARV discount +7.2/15.0
• Schools +5.0/10.0
• DSCR +4.2/10.0
• Livability +3.8/5.0
• 1% rule +3.1/10.0
• 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

Introducing this completely updated 2-Family Dwelling in the heart of Canarsie. Each apartment has a formal living room, fully renovated eat-in-kitchen with stainless steel appliances, an additional space off the kitchen that can be used as a dinette or small office space, a renovated full bath, two bedrooms, The ground level apartment has access to the yard/parking area. The rear of the property can fit two parking spaces that can be accessed through a community driveway. Some more recent upgrades include, triple pain windows, roof, ductless ac and heating units, bathrooms, hot water heater, kitchen, exteriors and more.

Key facts

• Triple pain windows
• 2,000 sq ft lot
• 2 parking spots

Tags

• UPDATED 2 FAMILY DWELLING
• FULLY RENOVATED EAT IN KITCHEN
• ACCESS TO YARD PARKING AREA
• FIT TWO PARKING SPACES
• TRIPLE PAIN WINDOWS
• DUCTLESS AC AND HEATING UNITS

Property features AI

Exterior

• Parking: 2 parking spaces; Driveway access; Alley access
• Utilities: Electricity connected (Con-Edison); Natural gas connected; Public sewer
• Home design: Duplex; Actual property condition
• Construction: Brick construction; Crawl space (no basement); No attic
• Exterior features: Brick exterior; Not waterfront

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Two 2-bedroom units (multi-unit property)
• Flooring: Hardwood floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Ductless cooling
• Interior features: First-floor bedroom; Eat-in kitchen; Walk-in closet(s); Washer/dryer hookup; Double pane windows
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $848k.

Deal economics

• At list price, monthly cash flow is $74 ($894/yr) — positive. Per door: $37/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 $686k (19.1% below list).
• Recommended offer: $686k (19.1% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: 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 $6,862/mo this rent would consume 101% 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 $25k 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 73 days — a 6% lower offer ($797k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $53k; list at $848k implies a 1508% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; major wind risk, 68% 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 $686,200 (19.1% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 19% 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 1955 — 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: 0.81% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.38%
• DSCR: 1.02
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $842,265
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1110 E 101 St	0.10mi	4/3.0	1,800 (-2%)	5mo	$895,000	$497	84
1019 E 104th St	0.16mi	4/3.0	1,760 (-4%)	8mo	$807,500	$459	75
1060 E 105th St	0.18mi	4/2.0	1,635 (-11%)	2mo	$705,000	$431	72
1322 E 99th St	0.43mi	4/2.0	1,760 (-4%)	2mo	$724,900	$412	71
10406 Avenue L	0.28mi	3/2.0 (-1)	1,760 (-4%)	7mo	$750,000	$426	69
102-24 Avenue K	0.12mi	3/2.0 (-1)	1,612 (-12%)	3mo	$476,500	$296	67
1143 E 99th St	0.18mi	4/2.0	1,642 (-10%)	10mo	$820,000	$499	66
1496 E 95th St	0.52mi	4/3.0	1,846 (+1%)	7mo	$970,000	$525	65
1044 E 96th St	0.50mi	4/2.5	2,040 (+11%)	2mo	$725,000	$355	54
1419 E 98th St	0.34mi	5/2.5 (+1)	2,100 (+14%)	6mo	$955,000	$455	48
1017 E 92nd St	0.69mi	5/3.0 (+1)	1,672 (-9%)	2mo	$925,000	$553	42
9801 Seaview Ave	0.66mi	5/3.0 (+1)	1,625 (-11%)	6mo	$915,000	$563	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.7%
• Equity multiple: 0.44×
• Total profit: $-132,881
• Equity at exit: $126,440

10-year hold

• IRR: -7.3%
• Equity multiple: 0.53×
• Total profit: $-110,465
• Equity at exit: $73,320

Cash invested: $237,440 (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: 20.6×

Monthly cashflow live

• Estimated rent: $6,862 medium
• Mortgage (P&I): −$4,447
• Tax from tax record: −$546 /mo · $6,554/yr
• Insurance: −$353
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,441
• Net cashflow: $74

Break-even live

Break-even rent $6,768

Max offer price $848,000

Occupancy floor 94%

Sensitivity live

Price	-10% $555	-5% $314	+0% $74	+5% $-166	+10% $-406
Rent	-10% $-468	-5% $-197	+0% $74	+5% $346	+10% $617
Rate	-1.0pp $502	-0.5pp $290	base $74	+0.5pp $-145	+1.0pp $-369

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$6,862
Total (2 units)			$6,862

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: $212,000
• Closing costs: $25,440
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-04
   statusdays on market $848,000 Pending 73 DOM
2. 2026-06-03
   days on market $848,000 Active 72 DOM
3. 2026-06-01
   days on market $848,000 Active 70 DOM
4. 2026-05-31
   days on market $848,000 Active 69 DOM
5. 2026-03-23
   listed $848,000 Active

   Show marketing remark (628 chars)

   Introducing this completely updated 2-Family Dwelling in the heart of Canarsie. Each apartment has a formal living room, fully renovated eat-in-kitchen with stainless steel appliances, an additional space off the kitchen that can be used as a dinette or small office space, a renovated full bath, two bedrooms, The ground level apartment has access to the yard/parking area. The rear of the property can fit two parking spaces that can be accessed through a community driveway. Some more recent upgrades include, triple pain windows, roof, ductless ac and heating units, bathrooms, hot water heater, kitchen, exteriors and more.

6. 2026-03-23
   listed $848,000 Active 628-char remark

   Show marketing remark (628 chars)

   Introducing this completely updated 2-Family Dwelling in the heart of Canarsie. Each apartment has a formal living room, fully renovated eat-in-kitchen with stainless steel appliances, an additional space off the kitchen that can be used as a dinette or small office space, a renovated full bath, two bedrooms, The ground level apartment has access to the yard/parking area. The rear of the property can fit two parking spaces that can be accessed through a community driveway. Some more recent upgrades include, triple pain windows, roof, ductless ac and heating units, bathrooms, hot water heater, kitchen, exteriors and more.

7. 2026-02-04
   historical
8. 2026-01-05
   listed $848,000 Active
9. 1982-01-01
   soldstatus $52,727

ⓘ 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: $6,554 · $546/mo
• Projected year-2 tax: $10,443 · $870/mo
• Expected delta: +$3,889/yr (+$324/mo · 59.3%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 43% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $82,344
• − Mortgage interest: −$47,501
• − Property taxes: −$6,554
• − Insurance: −$4,240
• − Repairs & maintenance: −$6,588
• − Management: −$6,588
• − Depreciation: −$24,669
• Taxable loss: −$13,795
• Est. tax savings @ 24.0%: +$3,311
• After-tax cash flow: $4,205/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

+1508.3% since first listed

5 events — show timeline

• 2026-03-23 Listed $848,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-23 Listed $848,000 RLS at REBNY
• 2026-02-04 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-01-05 Listed $848,000 OneKey® MLS as Distributed by MLS Grid
• 1982-01-01 Sold (Public Records) $52,727 Public Records

Property tax history

+5.0%/yr

Latest (2025): $6,554 · -2.4% YoY. Source: county tax records.