729 Eldert Ln · New York, NY 11208

$660,000

6 bd · 2.0 ba · 2,000 sqft · MultiFamily public records · 42 Days on market

Built 2002 1,586 sqft lot Est $916k · 28% under

---

Why this score? — see what drove the B- 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 +25.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +6.2/10.0
• Schools +5.0/10.0
• 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 (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Selling occupied with no access! Attached two-family residential property available for sale in the East New York section of Brooklyn. This colonial property features six bedrooms, two full bathrooms, kitchen, full basement, fenced front and backyard and one car garage. School District #19, convenient access to all transportation, JFK Airport, Belt Parkway, and Gateway Mall. ABSOLUTELY NO TRESPASSING! PLEASE DO NOT DISTURB ANY OCCUPANTS! It is a criminal offense to trespass on this property. Please contact the listing agent for occupancy status. The house will not be delivered vacant. Buyer pays NYC & NYS transfer tax fees.

Key facts

• Belt parkway
• Colonial property
• Full basement

Tags

• COLONIAL PROPERTY
• FULL BASEMENT
• FENCED FRONT AND BACKYARD
• JFK AIRPORT
• BELT PARKWAY
• GATEWAY MALL

Property features AI

Finance

• Financial info: Cash financing noted

Exterior

• Parking: Private drive; Attached garage with 1 parking space
• Utilities: 220V electric; Gas hot water; Gas heating (hot water delivery)
• Home design: Attached residential building; Flat roof; Poured concrete foundation; Building footprint approximately 1,000 and total living area approximately 2,000; Lot dimensions about 19.83 x 80; Zoning R4
• Construction: Wood frame construction; Brick exterior; Flat roof; Poured concrete foundation; Built as an attached building
• Exterior features: Front yard; Back yard; Brick exterior

Interior

• Kitchen: Refrigerator; Stove
• Bedrooms: Three bedrooms on the first level; Three bedrooms on the second level
• Flooring: Hardwood floors
• Bathrooms: One full bath on the first level; One full bath on the second level; Two full bathrooms total
• Heating & cooling: Gas-fired hot water heating; 220V electric service
• Interior features: Refrigerator; Stove; Hardwood floors; Full basement
• Laundry & utility: No central AC units reported

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $660k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive. Per door: $718/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $660k).
• Recommended offer: $640k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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 (+6.1%/yr); 192 active listings in the ZIP; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $7,395/mo this rent would consume 143% of the median local household income ($62k/yr) (locally 7574% 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 $5k of loan paydown is wiped out by about $20k 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.
• At projected returns (-3.0% appreciation + 6.1% rent growth), your $185k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($640k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y 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 $15k; list at $660k implies a 4300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% 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 $640,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.12% ✓
• Cap rate: 8.90%
• Cash-on-cash: 9.33%
• DSCR: 1.42
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $916,000
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
759 Drew St	0.12mi	6/4.0	2,132 (+7%)	2mo	$940,000	$441	74
661 Euclid Ave	0.40mi	6/2.0	2,180 (+9%)	2mo	$890,000	$408	65
107-16 81st St	0.45mi	5/3.0 (-1)	1,920 (-4%)	12mo	$950,000	$495	53
957 Eldert Ln	0.40mi	5/5.0 (-1)	1,976 (-1%)	15mo	$905,000	$458	50
8210 149th Ave	0.60mi	6/4.0	2,208 (+10%)	5mo	$999,999	$453	43
333 Milford St	0.68mi	5/3.0 (-1)	1,880 (-6%)	11mo	$999,999	$532	40
52 Forbell St	0.68mi	7/3.0 (+1)	2,280 (+14%)	7mo	$1,200,100	$526	30

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 · 6.14% rent growth · sell at horizon

5-year hold

• IRR: 1.2%
• Equity multiple: 1.05×
• Total profit: $8,656
• Equity at exit: $98,408

10-year hold

• IRR: 13.7%
• Equity multiple: 2.25×
• Total profit: $230,890
• Equity at exit: $57,065

Cash invested: $184,800 (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 11208

• Rents YoY: 6.1%
• Active inventory: 192
• Price-to-rent: 14.9×

Monthly cashflow live

• Estimated rent: $7,395 high
• Mortgage (P&I): −$3,461
• Tax from tax record: −$669 /mo · $8,033/yr
• Insurance: −$275
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,553
• Net cashflow: $1,436

Break-even live

Break-even rent $5,577

Max offer price $660,000

Occupancy floor 76%

Sensitivity live

Price	-10% $1,810	-5% $1,623	+0% $1,436	+5% $1,250	+10% $1,063
Rent	-10% $852	-5% $1,144	+0% $1,436	+5% $1,729	+10% $2,021
Rate	-1.0pp $1,769	-0.5pp $1,604	base $1,436	+0.5pp $1,265	+1.0pp $1,091

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$7,396
Total (2 units)			$7,395

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: $165,000
• Closing costs: $19,800
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-10
   statusdays on market $660,000 Pending 42 DOM
2. 2026-06-08
   days on market $660,000 Active 41 DOM
3. 2026-06-08
   days on market $660,000 Active 40 DOM
4. 2026-06-04
   days on market $660,000 Active 37 DOM
5. 2026-06-03
   days on market $660,000 Active 36 DOM
6. 2026-06-01
   days on market $660,000 Active 34 DOM
7. 2026-05-31
   days on market $660,000 Active 33 DOM
8. 2026-04-28
   listed $660,000 Active
9. 2013-07-24
   historical
10. 2012-08-10
    soldstatus $15,000
11. 2012-01-19
    price $429,000
12. 2012-01-19
    status Under Contract
13. 2012-01-09
    listed $329,000 Listing Extended
14. 2003-03-24
    soldstatus $335,000

ⓘ 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: $8,033 · $669/mo
• Projected year-2 tax: $9,594 · $799/mo
• Expected delta: +$1,560/yr (+$130/mo · 19.4%)

ⓘ 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 ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $88,740
• − Mortgage interest: −$36,970
• − Property taxes: −$8,033
• − Insurance: −$3,300
• − Repairs & maintenance: −$7,099
• − Management: −$7,099
• − Depreciation: −$19,200
• Taxable income: $7,038
• Est. tax owed @ 24.0%: −$1,689
• After-tax cash flow: $15,549/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): 105,428
• Household income: $62,077
• Rent vs Own: 75.1% rent · 24.9% own
• Severe rent burden: 7574.0

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 0.66)
• Race & ethnicity: Black 42% Hispanic / Latino 39% Asian 10% Two or more races 8% White 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 9% Dominican 16%
• Common ancestry: Hispanic 1%
• Foreign-born: 40% · Canada, China, Mexico
• Languages at home: 48% English-only · Spanish 36% Other Indo-European 11% French/Haitian/Cajun 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: ▼ -546.38%
• Current HPI: 376.1489
• Rent YoY: ▲ 6.14%
• 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

+97.0% since first listed

7 events — show timeline

• 2026-04-28 Listed $660,000 BNYMLS
• 2013-07-24 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2012-08-10 Sold (Public Records) $15,000 Public Records
• 2012-01-19 Price Changed $429,000 OneKey® MLS as Distributed by MLS Grid
• 2012-01-19 Pending — OneKey® MLS as Distributed by MLS Grid
• 2012-01-09 Listed $329,000 OneKey® MLS as Distributed by MLS Grid
• 2003-03-24 Sold (Public Records) $335,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $8,033 · +3.4% YoY. Source: county tax records.