131 E 93rd St · New York, NY 11212

$1,050,000

28 bd · 24.0 ba · 3,520 sqft · MultiFamily · 105 Days on market

Built 1930 2,650 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 +26.2/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks

Prime investment opportunity—this semi-detached brick four-family property, zoned R6, is a true income-producing asset offering a substantial 20 x 80’ building with over 3,500 square feet of living space. Featuring a full finished basement with a separate front entrance, this well-maintained property provides added flexibility and potential for future enhancement consistent with R6 zoning. The layout includes three spacious two-bedroom apartments and one well-proportioned one-bedroom apartment, all currently leased, delivering immediate and steady rental income. A shared driveway and private yard further enhance tenant appeal. Ideally situated near the 3 train and convenient bus

Key facts

• Convenient bus lines
• Near the 3 train
• Private yard

Tags

• INCOME-PRODUCING ASSET
• FULL FINISHED BASEMENT
• SEPARATE FRONT ENTRANCE
• PRIVATE YARD
• NEAR THE 3 TRAIN
• CONVENIENT BUS LINES

Property features AI

Finance

• Other: Building footprint 1,760 (dimensions 80.00 x 22.00); Zoning: R6; Property type: Residential; Four total units (all currently leased); Unit 1: 1st floor, 2 bedrooms, 1 bath — leased ($1,600/mo); Unit 2: 1st floor, 1 bedroom, 1 bath — leased ($1,000/mo); Unit 3: 2nd floor, 2 bedrooms, 1 bath — leased ($2,000/mo); Unit 4: 2nd floor, 2 bedrooms, 1 bath — leased ($1,400/mo); Total rooms in building: 15; Utility expense listed (presumed monthly): 2100.00
• Financial info: Annual rental income listed as $72,000; Financing options: exchange considered, bank mortgage, or cash

Exterior

• Parking: Shared drive
• Utilities: Electric: circuit breakers; Hot water: gas; Heating fuel: gas; Heat delivery: steam/radiator
• Home design: Semi-detached residential building; Flat roof; Brick exterior
• Construction: Brick construction; Poured concrete foundation
• Exterior features: Back yard; Shared driveway

Interior

• Kitchen: Refrigerator; Stove
• Bedrooms: Four residential units: three 2-bedroom units and one 1-bedroom unit (unit-level floors noted below)
• Flooring: Hardwood floors
• Bathrooms: Four full bathrooms and two 3/4 bathrooms (total for building)
• Heating & cooling: Gas-fired hot water; Steam/radiator heat; Electric service with circuit breakers
• Interior features: Refrigerator; Stove; Hardwood floors; Full walk-in basement
• Laundry & utility: No central AC units listed

What this means for you Summary

Snapshot

• This is a 3×2bd/1.0ba + 1×1bd/1.0ba units multifamily listed at $1.05M.

Deal economics

• At list price, monthly cash flow is $3k ($32k/yr) — positive. Per door: $672/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($13k rent vs $1.05M).
• Recommended offer: $956k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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.
• Market conditions: Rents soft (-0.6%/yr); 65 active listings in the ZIP; lower-income renter base — watch delinquency; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $12,587/mo this rent would consume 365% of the median local household income ($41k/yr) (locally 9035% 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 $32k 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 105 days — a 9% lower offer ($956k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 64% 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 $955,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% 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 1930 — 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. 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.
10. 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.
11. 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: 1.20% ✓
• Cap rate: 9.36%
• Cash-on-cash: 10.97%
• DSCR: 1.49
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -3.3%
• Equity multiple: 0.88×
• Total profit: $-35,680
• Equity at exit: $156,558

10-year hold

• IRR: 2.6%
• Equity multiple: 1.16×
• Total profit: $47,546
• Equity at exit: $90,785

Cash invested: $294,000 (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 11212

• Home prices YoY: -34.3%
• Rents YoY: -0.6%
• Active inventory: 65
• Price-to-rent: 27.7×

Monthly cashflow live

• Estimated rent: $12,587 high
• Mortgage (P&I): −$5,506
• Tax est. 1.5%: −$1,312 /mo · $15,750/yr
• Insurance: −$438
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,643
• Net cashflow: $2,687

Break-even live

Break-even rent $9,185

Max offer price $1,050,000

Occupancy floor 74%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$9,489
1× unit	1	1	$3,099
Total (4 units)			$12,587

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: $262,500
• Closing costs: $31,500
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $1,050,000 Active 105 DOM
2. 2026-06-17
   days on market $1,050,000 Active 104 DOM
3. 2026-06-15
   days on market $1,050,000 Active 102 DOM
4. 2026-06-13
   days on market $1,050,000 Active 100 DOM
5. 2026-06-10
   days on market $1,050,000 Active 96 DOM
6. 2026-06-08
   days on market $1,050,000 Active 95 DOM
7. 2026-06-08
   days on market $1,050,000 Active 94 DOM
8. 2026-06-04
   days on market $1,050,000 Active 91 DOM
9. 2026-06-03
   days on market $1,050,000 Active 90 DOM
10. 2026-06-01
    days on market $1,050,000 Active 88 DOM
11. 2026-05-31
    days on market $1,050,000 Active 87 DOM
12. 2026-03-05
    listed $1,050,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 64% 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: $151,044
• − Mortgage interest: −$58,816
• − Property taxes: −$15,750
• − Insurance: −$5,250
• − Repairs & maintenance: −$12,084
• − Management: −$12,084
• − Depreciation: −$30,545
• Taxable income: $16,515
• Est. tax owed @ 24.0%: −$3,964
• After-tax cash flow: $28,285/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): 89,020
• Household income: $41,355
• Rent vs Own: 86.8% rent · 13.2% own
• Severe rent burden: 9035.0

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 (68%)
• Race & ethnicity: Black 68% Hispanic / Latino 20% Two or more races 12% White 4% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 6% Dominican 6%
• Common ancestry: Hispanic 3% Ukrainian 1%
• Foreign-born: 34% · Canada, Mexico, China
• Languages at home: 77% English-only · Spanish 14% French/Haitian/Cajun 4% Arabic 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: ▼ -140.90%
• Current HPI: 269.7955
• Rent YoY: ▼ -0.59%
• 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

1 event — show timeline

• 2026-03-05 Listed $1,050,000 BNYMLS