3811 Kings Hwy · New York, NY 11234

$999,999

12 bd · 9.0 ba · 2,660 sqft · MultiFamily public records · 6 Days on market

Built 1940 1,700 sqft lot

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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 +25.4/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• 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: 3 units. confirmed

Listing remarks

Exceptional Investment Opportunity – Solid Brick 3-Family Home Don't miss this well-maintained brick 3-family property offering strong income potential and excellent long-term value. Whether you're an investor seeking cash flow or a buyer looking for a property ideal for a 1031 exchange, this building checks all the boxes. Property Features: • Ground Level Unit: 1 bedroom, 1 full bathroom • First Floor Unit: 1 bedroom, 1 full bathroom, spacious living room, and full kitchen • Second Floor Unit: Spacious 2-bedroom apartment with 1 full bathroom and full kitchen Additional Highlights: • Private parking for 1 vehicle • Backyard/sitting area perfect

Key facts

• Private parking
• 1,700 sq ft lot
• Parking

Tags

• SOLID BRICK CONSTRUCTION
• PRIVATE PARKING
• BACKYARD SITTING AREA
• INCOME PRODUCING POTENTIAL

Property features AI

Exterior

• Home design: Built in 1940
• Construction: Living area approximately 2660
• Exterior features: Located in the Flatlands neighborhood

What this means for you Summary

Snapshot

• This is a 3 × 4-bed/3.0-bath units multifamily listed at $1000k.

Deal economics

• At list price, monthly cash flow is $2k ($28k/yr) — positive. Per door: $770/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $1000k).
• Cap rate 9.1% 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 (+16.2%/yr); 459 active listings in the ZIP; solid renter incomes; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $10,979/mo this rent would consume 135% of the median local household income ($97k/yr) (locally 2384% 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 $7k of loan paydown is wiped out by about $30k 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 + 8.0% rent growth), your $280k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $362k; list at $1000k implies a 176% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 72% 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 $999,999

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.10% ✓
• Cap rate: 9.07%
• Cash-on-cash: 9.90%
• DSCR: 1.44
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 3.8%
• Equity multiple: 1.15×
• Total profit: $42,953
• Equity at exit: $149,103

10-year hold

• IRR: 17.3%
• Equity multiple: 2.75×
• Total profit: $490,261
• Equity at exit: $86,462

Cash invested: $280,000 (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 11234

• Rents YoY: 16.2%
• Active inventory: 459
• Price-to-rent: 22.8×

Monthly cashflow live

• Estimated rent: $10,979 medium
• Mortgage (P&I): −$5,244
• Tax from tax record: −$702 /mo · $8,428/yr
• Insurance: −$417
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,306
• Net cashflow: $2,310

Break-even live

Break-even rent $8,055

Max offer price $999,999

Occupancy floor 74%

Sensitivity live

Price	-10% $2,876	-5% $2,593	+0% $2,310	+5% $2,027	+10% $1,744
Rent	-10% $1,443	-5% $1,877	+0% $2,310	+5% $2,744	+10% $3,178
Rate	-1.0pp $2,814	-0.5pp $2,565	base $2,310	+0.5pp $2,051	+1.0pp $1,788

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

Units	Beds	Baths	Est. rent
▸ 3× units	4	3	$10,980
Total (3 units)			$10,979

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: $250,000
• Closing costs: $30,000
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $999,999 Active 6 DOM
2. 2026-06-17
   days on market $999,999 Active 5 DOM
3. 2026-06-16
   days on market $999,999 Active 4 DOM
4. 2026-06-15
   days on market $999,999 Active 3 DOM
5. 2026-06-13
   remarks 668-char remark
6. 2026-06-13
   pricedays on marketlisting id $999,999 Active 1 DOM
7. 2026-05-12
   listed $900,000 Active
8. 2017-07-31
   price $950,000
9. 2017-07-28
   price $1,100,000
10. 2017-07-28
    price $110,000
11. 2017-07-24
    price $999,000
12. 2003-10-30
    soldstatus $362,000
13. 1986-09-25
    soldstatus $165,000
14. 1986-09-25
    soldstatus $165,000

ⓘ 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: $8,428 · $702/mo
• Projected year-2 tax: $12,664 · $1,055/mo
• Expected delta: +$4,236/yr (+$353/mo · 50.3%)

ⓘ 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) · 72% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $131,748
• − Mortgage interest: −$56,015
• − Property taxes: −$8,428
• − Insurance: −$5,000
• − Repairs & maintenance: −$10,540
• − Management: −$10,540
• − Depreciation: −$29,091
• Taxable income: $12,134
• Est. tax owed @ 24.0%: −$2,912
• After-tax cash flow: $24,812/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): 83,187
• Household income: $97,479
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 2384.0

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 0.69)
• Race & ethnicity: Black 42% White 35% Hispanic / Latino 10% Asian 8% Two or more races 7%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4%
• Common ancestry: Hispanic 8% Scotch-Irish 3% Romanian 2%
• Foreign-born: 35% · Canada, China, Mexico
• Languages at home: 65% English-only · French/Haitian/Cajun 9% Spanish 7% Russian/Polish/Slavic 6%

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: ▼ -667.47%
• Current HPI: 318.0416
• Rent YoY: ▲ 16.21%
• 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

+445.5% since first listed

8 events — show timeline

• 2026-05-12 Listed $900,000 FSBO.com
• 2017-07-31 Price Changed $950,000 BNYMLS
• 2017-07-28 Price Changed $1,100,000 BNYMLS
• 2017-07-28 Price Changed $110,000 BNYMLS
• 2017-07-24 Price Changed $999,000 BNYMLS
• 2003-10-30 Sold (Public Records) $362,000 Public Records
• 1986-09-25 Sold (Public Records) $165,000 Public Records
• 1986-09-25 Sold (Public Records) $165,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $8,428 · -2.4% YoY. Source: county tax records.