639 Vandalia Ave · New York, NY 11239

$750,000

4 bd · 3.0 ba · 2,499 sqft · MultiFamily public records · 37 Days on market

Built 2009 3,429 sqft lot Est $880k · 15% under

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Why this score? — see what drove the C+ 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 +17.9/30.0
• ARV discount +14.1/15.0
• Appreciation +5.7/10.0
• DSCR +5.6/10.0
• Schools +5.0/10.0
• 1% rule +3.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

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

Listing remarks

* * FLIP IT, LIVE IT, OR INVEST IT! * * Built in 2009, this home primarily needs cosmetic updates. What makes this a * * CASH PRICE * * opportunity is that the property requires a clean-out and will be delivered with a non-paying tenant on the 1st floor (the smaller apartment). This is a LEGAL Three Story Two-Family home with * * PRIVATE PARKING * * for up to 2 cars. The * * 2ND FL IS VACANT! * * and the property is EASY TO SHOW, making access simple for buyers and contractors alike. The property also features desirable R6 ZONING, offering added long-term value. This home measures 20 ft by 41.65 ft and sits on an * * OVERSIZED * * lot measuring 32.47 ft by 105.60 ft. Th

Key facts

• R6 zoning
• Private parking
• 3,429 sq ft lot

Tags

• PRIVATE PARKING
• R6 ZONING

Property features AI

Exterior

• Parking: Two parking spaces; Driveway with alley access and private parking
• Utilities: Public sewer; Electricity connected; Natural gas connected
• Home design: Triplex; Building area approximately 2499 total square feet
• Construction: Aluminum siding and frame construction
• Exterior features: Aluminum siding; Frame construction; Not waterfront

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: One 2-bedroom unit; One 3-bedroom unit
• Bathrooms: Three full bathrooms (total)
• Heating & cooling: Natural gas heating; Wall/window air conditioning units
• Interior features: Eat-in kitchen; Crawl space (no basement)

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/?-bath units multifamily listed at $750k.

Deal economics

• At list price, monthly cash flow is $631 ($8k/yr) — positive. Per door: $315/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 $667k (11.0% below list).
• Recommended offer: $667k (11.0% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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: 3 active listings in the ZIP; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($5k loan paydown + $11k appreciation (1.4% local appreciation)).
• Kings County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $210k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$56k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($728k) is reasonable based on typical stale-listing flexibility.
• 11 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $667,200 (11.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 11% 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: 0.89% ✗
• Cap rate: 7.30%
• Cash-on-cash: 3.60%
• DSCR: 1.16
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $879,648
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
551 Egan St	0.17mi	5/3.0 (+1)	2,460 (-2%)	11mo	$865,000	$352	75

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

Projected returns pro-forma

1.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.3%
• Equity multiple: 1.33×
• Total profit: $69,384
• Equity at exit: $272,454

10-year hold

• IRR: 10.2%
• Equity multiple: 2.29×
• Total profit: $271,361
• Equity at exit: $375,118

Cash invested: $210,000 (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 11239

• Home prices YoY: 1.1%
• Active inventory: 3
• Price-to-rent: 18.7×

Monthly cashflow live

• Estimated rent: $6,672 high
• Mortgage (P&I): −$3,933
• Tax from tax record: −$395 /mo · $4,737/yr
• Insurance: −$312
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,401
• Net cashflow: $631

Break-even live

Break-even rent $5,874

Max offer price $750,000

Occupancy floor 86%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	—	$6,672
Total (2 units)			$6,672

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: $187,500
• Closing costs: $22,500
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-18
   days on market $750,000 Active 37 DOM
2. 2026-06-17
   days on market $750,000 Active 36 DOM
3. 2026-06-16
   days on market $750,000 Active 35 DOM
4. 2026-06-15
   days on market $750,000 Active 34 DOM
5. 2026-06-13
   days on market $750,000 Active 32 DOM
6. 2026-06-10
   days on market $750,000 Active 28 DOM
7. 2026-06-08
   days on market $750,000 Active 27 DOM
8. 2026-06-08
   days on market $750,000 Active 26 DOM
9. 2026-06-04
   days on market $750,000 Active 23 DOM
10. 2026-06-03
    days on market $750,000 Active 22 DOM
11. 2026-06-02
    days on market $750,000 Active 21 DOM
12. 2026-06-01
    days on market $750,000 Active 20 DOM
13. 2026-05-31
    days on market $750,000 Active 19 DOM
14. 2026-05-12
    listed $750,000 Active
15. 2026-05-12
    historical
16. 2026-05-09
    historical
17. 2026-05-09
    status Active
18. 2026-05-07
    status Active
19. 2026-05-07
    historical
20. 2026-05-05
    status Active
21. 2026-05-05
    historical
22. 2026-04-29
    status Active
23. 2026-04-25
    historical
24. 2026-04-20
    status Active
25. 2026-04-18
    historical
26. 2026-04-16
    status Active
27. 2026-04-16
    historical
28. 2026-03-09
    listed $750,000 Active
29. 2026-03-07
    historical
30. 2026-03-05
    status Active
31. 2026-03-03
    historical
32. 2026-03-01
    status Active
33. 2026-03-01
    historical
34. 2026-01-26
    listed $750,000 Active

ⓘ 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: $4,737 · $395/mo
• Projected year-2 tax: $8,706 · $726/mo
• Expected delta: +$3,969/yr (+$331/mo · 83.8%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $80,064
• − Mortgage interest: −$42,012
• − Property taxes: −$4,737
• − Insurance: −$3,750
• − Repairs & maintenance: −$6,405
• − Management: −$6,405
• − Depreciation: −$21,818
• Taxable loss: −$5,063
• Est. tax savings @ 24.0%: +$1,215
• After-tax cash flow: $8,782/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
• City population: 7,731,280
• Population (ZIP): 16,047

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 0.62)
• Race & ethnicity: Black 57% Hispanic / Latino 19% White 15% Two or more races 9% Asian 3% Native American 3%
• Hispanic origin (detail): Puerto Rican 12% Dominican 3%
• Common ancestry: Scotch-Irish 3% Subsaharan African 3% Hispanic 2%
• Foreign-born: 33% · Canada, South Korea, China
• Languages at home: 69% English-only · Spanish 11% Russian/Polish/Slavic 11% French/Haitian/Cajun 2%

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: ▲ 1.42%
• Current HPI: 129.2587
• Rent YoY: —
• Metro: —
• 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

+0.0% since first listed

21 events — show timeline

• 2026-05-12 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-05-12 Listed $750,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-09 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-05-09 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-05-07 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-05-07 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-05-05 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-05-05 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-04-29 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-04-25 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-04-20 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-04-18 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-04-16 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-04-16 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-03-09 Listed $750,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-07 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-03-05 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-03-03 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-03-01 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-03-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-01-26 Listed $750,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+12.0%/yr

Latest (2025): $4,737 · +13.2% YoY. Source: county tax records.