1331 E 86th St · New York, NY 11236

$719,000

6 bd · 4.0 ba · 1,400 sqft · MultiFamily public records · 142 Days on market

Built 1955 2,000 sqft lot Est $668k · 8% 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 +19.1/30.0
• DSCR +6.0/10.0
• Schools +5.0/10.0
• 1% rule +4.2/10.0
• ARV discount +4.0/15.0
• Livability +3.8/5.0
• 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

1331 E 86th Street, Brooklyn, NY 11236 Canarsie Two-Family with Parking POSSIBLY DELIVERED VACANT !!!! Welcome to this rarely available two-family home in the heart of Canarsie—an excellent opportunity for both end-users and investors. True two-family properties with dedicated parking are increasingly scarce in this neighborhood, making this a standout offering. The property consists of a second-floor 2-bedroom, 1-bath apartment and a first-floor 1-bedroom apartment. The second-floor unit includes access to a first-floor laundry room, adding convenience and long-term value. A major highlight is dedicated one-car parking for the owner—an increasingly rare amenity in Canarsie that enhances everyday livability and resale appeal. Located on a quiet residential block, the home offers easy access to public transportation, shopping, schools, and neighborhood amenities, while maintaining the residential character Canarsie is known for. Whether you’re seeking an income-producing property with upside or planning for future owner-occupancy, 1331 E 86th Street presents a rare Canarsie opportunity. Some marketing photos have been enhanced using AI staging for visualization purposes. Actual conditions may vary. Showings by appointment only.

Key facts

• Near shopping
• Laundry room
• Two-family home

Tags

• TWO-FAMILY HOME
• DEDICATED 1-CAR PARKING
• LAUNDRY ROOM
• QUIET RESIDENTIAL BLOCK
• NEAR TRANSPORTATION
• NEAR SHOPPING

Property features AI

Exterior

• Parking: Driveway (1 parking space)
• Utilities: Public sewer; Electricity available and connected; Natural gas available and connected
• Home design: Duplex
• Construction: Brick construction; Crawl space (no basement); No attic
• Exterior features: Balcony; Rain gutters; Back yard

Interior

• Bedrooms: One 1-bedroom unit; One 2-bedroom unit
• Flooring: Hardwood; Tile
• Bathrooms: Two full bathrooms
• Heating & cooling: Baseboard heating; Wall/window air conditioning units; Separate meters
• Interior features: Ceiling fan(s); Washer/dryer hookup; Patio; Porch; Terrace
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $719k.

Deal economics

• At list price, monthly cash flow is $764 ($9k/yr) — positive. Per door: $382/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 $660k (8.2% below list).
• Recommended offer: $633k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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.
• 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 $6,603/mo this rent would consume 97% 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 $5k of loan paydown is wiped out by about $22k 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 142 days — a 12% lower offer ($633k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 31y 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 $419k; list at $719k implies a 72% 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: major flood risk; major wind risk, 65% 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 $632,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.92% ✗
• Cap rate: 7.57%
• Cash-on-cash: 4.55%
• DSCR: 1.20
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $667,800
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1511 E 91 St	0.25mi	5/3.0 (-1)	1,298 (-7%)	22mo	$550,102	$424	49
1514 E 95th St	0.42mi	6/2.0	1,520 (+9%)	21mo	$725,000	$477	41

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: -9.2%
• Equity multiple: 0.66×
• Total profit: $-68,078
• Equity at exit: $107,205

10-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $2,477
• Equity at exit: $62,166

Cash invested: $201,320 (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: 18.1×

Monthly cashflow live

• Estimated rent: $6,603 medium
• Mortgage (P&I): −$3,771
• Tax from tax record: −$382 /mo · $4,589/yr
• Insurance: −$300
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,387
• Net cashflow: $764

Break-even live

Break-even rent $5,636

Max offer price $719,000

Occupancy floor 83%

Sensitivity live

Price	-10% $1,171	-5% $967	+0% $764	+5% $560	+10% $357
Rent	-10% $242	-5% $503	+0% $764	+5% $1,025	+10% $1,285
Rate	-1.0pp $1,126	-0.5pp $947	base $764	+0.5pp $578	+1.0pp $388

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$6,602
Total (2 units)			$6,603

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: $179,750
• Closing costs: $21,570
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $719,000 Active 142 DOM
2. 2026-06-18
   days on market $719,000 Active 139 DOM
3. 2026-06-17
   days on market $719,000 Active 138 DOM
4. 2026-06-15
   days on market $719,000 Active 136 DOM
5. 2026-06-13
   days on market $719,000 Active 134 DOM
6. 2026-06-10
   days on market $719,000 Active 130 DOM
7. 2026-06-08
   days on market $719,000 Active 129 DOM
8. 2026-06-04
   days on market $719,000 Active 125 DOM
9. 2026-06-03
   days on market $719,000 Active 124 DOM
10. 2026-06-01
    days on market $719,000 Active 122 DOM
11. 2026-05-31
    days on market $719,000 Active 121 DOM
12. 2026-05-13
    price $719,000 1290-char remark

    Show marketing remark (1290 chars)

    1331 E 86th Street, Brooklyn, NY 11236 Canarsie Two-Family with Parking POSSIBLY DELIVERED VACANT !!!! Welcome to this rarely available two-family home in the heart of Canarsie—an excellent opportunity for both end-users and investors. True two-family properties with dedicated parking are increasingly scarce in this neighborhood, making this a standout offering. The property consists of a second-floor 2-bedroom, 1-bath apartment and a first-floor 1-bedroom apartment. The second-floor unit includes access to a first-floor laundry room, adding convenience and long-term value. A major highlight is dedicated one-car parking for the owner—an increasingly rare amenity in Canarsie that enhances everyday livability and resale appeal. Located on a quiet residential block, the home offers easy access to public transportation, shopping, schools, and neighborhood amenities, while maintaining the residential character Canarsie is known for. Whether you’re seeking an income-producing property with upside or planning for future owner-occupancy, 1331 E 86th Street presents a rare Canarsie opportunity. Some marketing photos have been enhanced using AI staging for visualization purposes. Actual conditions may vary. Showings by appointment only.

13. 2026-05-13
    price $719,000

    Show marketing remark (1290 chars)

    1331 E 86th Street, Brooklyn, NY 11236 Canarsie Two-Family with Parking POSSIBLY DELIVERED VACANT !!!! Welcome to this rarely available two-family home in the heart of Canarsie—an excellent opportunity for both end-users and investors. True two-family properties with dedicated parking are increasingly scarce in this neighborhood, making this a standout offering. The property consists of a second-floor 2-bedroom, 1-bath apartment and a first-floor 1-bedroom apartment. The second-floor unit includes access to a first-floor laundry room, adding convenience and long-term value. A major highlight is dedicated one-car parking for the owner—an increasingly rare amenity in Canarsie that enhances everyday livability and resale appeal. Located on a quiet residential block, the home offers easy access to public transportation, shopping, schools, and neighborhood amenities, while maintaining the residential character Canarsie is known for. Whether you’re seeking an income-producing property with upside or planning for future owner-occupancy, 1331 E 86th Street presents a rare Canarsie opportunity. Some marketing photos have been enhanced using AI staging for visualization purposes. Actual conditions may vary. Showings by appointment only.

14. 2026-03-05
    price $734,900 1290-char remark

    Show marketing remark (1290 chars)

    1331 E 86th Street, Brooklyn, NY 11236 Canarsie Two-Family with Parking POSSIBLY DELIVERED VACANT !!!! Welcome to this rarely available two-family home in the heart of Canarsie—an excellent opportunity for both end-users and investors. True two-family properties with dedicated parking are increasingly scarce in this neighborhood, making this a standout offering. The property consists of a second-floor 2-bedroom, 1-bath apartment and a first-floor 1-bedroom apartment. The second-floor unit includes access to a first-floor laundry room, adding convenience and long-term value. A major highlight is dedicated one-car parking for the owner—an increasingly rare amenity in Canarsie that enhances everyday livability and resale appeal. Located on a quiet residential block, the home offers easy access to public transportation, shopping, schools, and neighborhood amenities, while maintaining the residential character Canarsie is known for. Whether you’re seeking an income-producing property with upside or planning for future owner-occupancy, 1331 E 86th Street presents a rare Canarsie opportunity. Some marketing photos have been enhanced using AI staging for visualization purposes. Actual conditions may vary. Showings by appointment only.

15. 2026-03-05
    price $734,900

    Show marketing remark (1290 chars)

    1331 E 86th Street, Brooklyn, NY 11236 Canarsie Two-Family with Parking POSSIBLY DELIVERED VACANT !!!! Welcome to this rarely available two-family home in the heart of Canarsie—an excellent opportunity for both end-users and investors. True two-family properties with dedicated parking are increasingly scarce in this neighborhood, making this a standout offering. The property consists of a second-floor 2-bedroom, 1-bath apartment and a first-floor 1-bedroom apartment. The second-floor unit includes access to a first-floor laundry room, adding convenience and long-term value. A major highlight is dedicated one-car parking for the owner—an increasingly rare amenity in Canarsie that enhances everyday livability and resale appeal. Located on a quiet residential block, the home offers easy access to public transportation, shopping, schools, and neighborhood amenities, while maintaining the residential character Canarsie is known for. Whether you’re seeking an income-producing property with upside or planning for future owner-occupancy, 1331 E 86th Street presents a rare Canarsie opportunity. Some marketing photos have been enhanced using AI staging for visualization purposes. Actual conditions may vary. Showings by appointment only.

16. 2026-01-30
    listed $749,000 Active 1290-char remark

    Show marketing remark (1290 chars)

    1331 E 86th Street, Brooklyn, NY 11236 Canarsie Two-Family with Parking POSSIBLY DELIVERED VACANT !!!! Welcome to this rarely available two-family home in the heart of Canarsie—an excellent opportunity for both end-users and investors. True two-family properties with dedicated parking are increasingly scarce in this neighborhood, making this a standout offering. The property consists of a second-floor 2-bedroom, 1-bath apartment and a first-floor 1-bedroom apartment. The second-floor unit includes access to a first-floor laundry room, adding convenience and long-term value. A major highlight is dedicated one-car parking for the owner—an increasingly rare amenity in Canarsie that enhances everyday livability and resale appeal. Located on a quiet residential block, the home offers easy access to public transportation, shopping, schools, and neighborhood amenities, while maintaining the residential character Canarsie is known for. Whether you’re seeking an income-producing property with upside or planning for future owner-occupancy, 1331 E 86th Street presents a rare Canarsie opportunity. Some marketing photos have been enhanced using AI staging for visualization purposes. Actual conditions may vary. Showings by appointment only.

17. 2026-01-30
    listed $749,000 Active

    Show marketing remark (1290 chars)

    1331 E 86th Street, Brooklyn, NY 11236 Canarsie Two-Family with Parking POSSIBLY DELIVERED VACANT !!!! Welcome to this rarely available two-family home in the heart of Canarsie—an excellent opportunity for both end-users and investors. True two-family properties with dedicated parking are increasingly scarce in this neighborhood, making this a standout offering. The property consists of a second-floor 2-bedroom, 1-bath apartment and a first-floor 1-bedroom apartment. The second-floor unit includes access to a first-floor laundry room, adding convenience and long-term value. A major highlight is dedicated one-car parking for the owner—an increasingly rare amenity in Canarsie that enhances everyday livability and resale appeal. Located on a quiet residential block, the home offers easy access to public transportation, shopping, schools, and neighborhood amenities, while maintaining the residential character Canarsie is known for. Whether you’re seeking an income-producing property with upside or planning for future owner-occupancy, 1331 E 86th Street presents a rare Canarsie opportunity. Some marketing photos have been enhanced using AI staging for visualization purposes. Actual conditions may vary. Showings by appointment only.

18. 2016-10-05
    price $515,000
19. 2016-08-09
    price $549,000
20. 2013-08-27
    soldstatus $419,000
21. 2013-02-28
    listed $419,000
22. 1996-06-19
    soldstatus $165,000
23. 1995-12-09
    listed $164,900
24. 1995-12-09
    listed $164,900
25. 1986-09-17
    soldstatus $155,000

ⓘ 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: $4,589 · $382/mo
• Projected year-2 tax: $8,370 · $698/mo
• Expected delta: +$3,781/yr (+$315/mo · 82.4%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 54% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $79,236
• − Mortgage interest: −$40,275
• − Property taxes: −$4,589
• − Insurance: −$3,595
• − Repairs & maintenance: −$6,339
• − Management: −$6,339
• − Depreciation: −$20,916
• Taxable loss: −$2,818
• Est. tax savings @ 24.0%: +$676
• After-tax cash flow: $9,842/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

+363.9% since first listed

14 events — show timeline

• 2026-05-13 Price Changed $719,000 BNYMLS
• 2026-05-13 Price Changed $719,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-05 Price Changed $734,900 BNYMLS
• 2026-03-05 Price Changed $734,900 OneKey® MLS as Distributed by MLS Grid
• 2026-01-30 Listed $749,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-30 Listed $749,000 BNYMLS
• 2016-10-05 Price Changed $515,000 BNYMLS
• 2016-08-09 Price Changed $549,000 BNYMLS
• 2013-08-27 Sold (Public Records) $419,000 Public Records
• 2013-02-28 Listed $419,000 BNYMLS
• 1996-06-19 Sold (Public Records) $165,000 Public Records
• 1995-12-09 Listed $164,900 BNYMLS
• 1995-12-09 Listed $164,900 BNYMLS
• 1986-09-17 Sold (Public Records) $155,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $4,589 · -2.4% YoY. Source: county tax records.