330 Herzl St · New York, NY 11212

$1,399,999

9 bd · 3.0 ba · 3,240 sqft · MultiFamily public records · 216 Days on market

Built 2005

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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 +10.4/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• 1% rule +2.1/10.0
• 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

This is a great 3 Family investment corner property located in Brooklyn. 1st floor 2 bedroom 2 bath vacant 2nd floor 3 bedroom 2 baths (rental income $3800) 3 floor 3 bedroom 2 baths Basement I(full)

Key facts

• Built 2005
• Listed 215 days

Property features AI

Exterior

• Parking: No carport; No dedicated parking
• Utilities: Electric service provided by Con-Edison; Public sewer; Electricity available
• Home design: Triplex
• Construction: Brick construction
• Exterior features: Brick exterior; Not waterfront

Interior

• Bedrooms: One 4-bedroom unit
• Bathrooms: 3 full bathrooms
• Heating & cooling: Electric heating; No central cooling
• Interior features: First floor bedroom; Full basement

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1.0-bath units multifamily listed at $1.40M.

Deal economics

• At list price, monthly cash flow is $-743 ($-9k/yr) — negative. Per door: $-248/mo.
• To cash-flow at today's rent, offer at most $1.27M (9.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $999k (28.6% below list).
• Recommended offer: $999k (28.6% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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); 66 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 $9,990/mo this rent would consume 290% 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 $10k of loan paydown is wiped out by about $42k 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 216 days — a 12% lower offer ($1.23M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; major wind risk, 68% 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 $999,000 (28.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 216 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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: 0.71% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.27%
• DSCR: 0.90
• GRM: 11.7

CMA / ARV

• ARV (on-the-fly): $13,099,320
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
432 E 98th St #4	0.28mi	8/4.0 (-1)	3,198 (-1%)	18mo	$657,500	$206	61
93 E 57th St	0.75mi	9/6.0	3,240 (0%)	7mo	$13,100,000	$4,043	48

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -23.1%
• Equity multiple: 0.22×
• Total profit: $-303,955
• Equity at exit: $208,744

10-year hold

• IRR: -26.8%
• Equity multiple: -0.12×
• Total profit: $-440,751
• Equity at exit: $121,046

Cash invested: $392,000 (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: 66
• Price-to-rent: 35.0×

Monthly cashflow live

• Estimated rent: $9,990 high
• Mortgage (P&I): −$7,342
• Tax from tax record: −$710 /mo · $8,522/yr
• Insurance: −$583
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,098
• Net cashflow: $-743

Break-even live

Break-even rent $10,931

Max offer price $1,268,723

Occupancy floor —

Sensitivity live

Price	-10% $49	-5% $-347	+0% $-743	+5% $-1,139	+10% $-1,536
Rent	-10% $-1,532	-5% $-1,138	+0% $-743	+5% $-349	+10% $46
Rate	-1.0pp $-38	-0.5pp $-387	base $-743	+0.5pp $-1,106	+1.0pp $-1,475

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1	$9,990
Total (3 units)			$9,990

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: $350,000
• Closing costs: $42,000
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $1,399,999 Active 216 DOM
2. 2026-06-18
   days on market $1,399,999 Active 213 DOM
3. 2026-06-17
   days on market $1,399,999 Active 212 DOM
4. 2026-06-15
   days on market $1,399,999 Active 210 DOM
5. 2026-06-13
   days on market $1,399,999 Active 208 DOM
6. 2026-06-10
   days on market $1,399,999 Active 204 DOM
7. 2026-06-08
   days on market $1,399,999 Active 203 DOM
8. 2026-06-04
   days on market $1,399,999 Active 199 DOM
9. 2026-06-03
   days on market $1,399,999 Active 198 DOM
10. 2026-06-01
    days on market $1,399,999 Active 196 DOM
11. 2026-05-31
    days on market $1,399,999 Active 195 DOM
12. 2025-11-17
    listed $1,399,999 Active
13. 2020-06-25
    price $499,000
14. 2020-05-14
    price $550,000
15. 2020-03-26
    status Pending
16. 2020-02-25
    historical
17. 2020-02-24
    status Pending Bank Approval (Short Sale)
18. 2020-02-24
    historical
19. 2020-02-24
    status Pending Bank Approval (Short Sale)
20. 2020-02-24
    historical
21. 2020-02-15
    listed $700,000 New

ⓘ 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: $8,522 · $710/mo
• Projected year-2 tax: $16,091 · $1,341/mo
• Expected delta: +$7,569/yr (+$631/mo · 88.8%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% 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 68% 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: $119,880
• − Mortgage interest: −$78,422
• − Property taxes: −$8,522
• − Insurance: −$7,000
• − Repairs & maintenance: −$9,590
• − Management: −$9,590
• − Depreciation: −$40,727
• Taxable loss: −$33,972
• Est. tax savings @ 24.0%: +$8,153
• After-tax cash flow: $-764/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

+100.0% since first listed

10 events — show timeline

• 2025-11-17 Listed $1,399,999 OneKey® MLS as Distributed by MLS Grid
• 2020-06-25 Price Changed $499,000 OneKey® MLS as Distributed by MLS Grid
• 2020-05-14 Price Changed $550,000 OneKey® MLS as Distributed by MLS Grid
• 2020-03-26 Pending — OneKey® MLS as Distributed by MLS Grid
• 2020-02-25 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-02-24 Pending — OneKey® MLS as Distributed by MLS Grid
• 2020-02-24 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-02-24 Pending — OneKey® MLS as Distributed by MLS Grid
• 2020-02-24 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-02-15 Listed $700,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+3.4%/yr

Latest (2025): $8,522 · +3.4% YoY. Source: county tax records.