342 Wyona St · New York, NY 11207

$550,000

6 bd · 3.0 ba · 2,000 sqft · MultiFamily public records · 5 Days on market

Built 1910 2,000 sqft lot Est $946k · 42% under

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Why this score? — see what drove the B+ 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 +28.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.0/10.0
• Schools +5.0/10.0
• Rent growth +3.8/5.0
• 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: 1 unit. estimate disagrees with records

Key facts

• 2,000 sq ft lot
• Built 1910
• Listed 5 days

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath multifamily listed at $550k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $550k).
• Cap rate 10.3% 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.
• Zoned schools: Elm Tree Elementary School (math 27% / reading 52%, grade F, #1,444 of 2,108 statewide, top 71%, 806 students, 94% FRL); Jhs 383 Philippa Schuyler (math 32% / reading 67%, grade C, #280 of 729 statewide, top 40%, 822 students, 85% FRL); Midwood High School (math 94% / reading 96%, grade A+, #83 of 1,100 statewide, top 8%, 4,062 students, 73% FRL).
• Market conditions: Rents rising fast (+5.3%/yr); 254 active listings in the ZIP; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $6,580/mo this rent would consume 140% of the median local household income ($57k/yr) (locally 7510% 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 $4k of loan paydown is wiped out by about $16k 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 + 5.3% rent growth), your $154k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 13y 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 $289k; list at $550k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 65% 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 $550,000

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 10.34%
• Cash-on-cash: 14.47%
• DSCR: 1.64
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $946,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
560 Jerome St	0.43mi	6/2.0	1,920 (-4%)	4mo	$908,000	$473	66
733 Warwick St	0.63mi	5/2.0 (-1)	2,000 (0%)	9mo	$720,000	$360	55
673 Ashford St	0.63mi	6/2.0	2,050 (+2%)	11mo	$995,000	$485	53
215 Warwick St	0.66mi	5/3.0 (-1)	1,964 (-2%)	10mo	$975,000	$496	53
307 Berriman St	0.73mi	6/4.0	2,112 (+6%)	1mo	$880,000	$417	52
434 Warwick St	0.40mi	7/2.0 (+1)	2,108 (+5%)	15mo	$950,000	$451	51
610 Sheffield Ave	0.58mi	6/4.0	2,120 (+6%)	10mo	$1,180,000	$557	51
623 Ashford St	0.56mi	7/3.0 (+1)	1,786 (-11%)	1mo	$1,120,000	$627	50
780 Hendrix St	0.66mi	5/3.0 (-1)	1,848 (-8%)	2mo	$889,000	$481	50
472 Sutter Ave	0.48mi	6/4.0	2,280 (+14%)	2mo	$999,000	$438	48
717 Hendrix St	0.54mi	6/2.0	2,200 (+10%)	7mo	$529,000	$240	48
357 Elton St	0.57mi	6/3.0	1,748 (-13%)	10mo	$810,000	$463	44

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 · 5.29% rent growth · sell at horizon

5-year hold

• IRR: 7.2%
• Equity multiple: 1.29×
• Total profit: $44,444
• Equity at exit: $82,007

10-year hold

• IRR: 18.3%
• Equity multiple: 2.67×
• Total profit: $256,905
• Equity at exit: $47,554

Cash invested: $154,000 (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 11207

• Home prices YoY: -26.3%
• Rents YoY: 5.3%
• Active inventory: 254
• Price-to-rent: 13.9×

Monthly cashflow live

• Estimated rent: $6,580 medium
• Mortgage (P&I): −$2,884
• Tax from tax record: −$228 /mo · $2,739/yr
• Insurance: −$229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,382
• Net cashflow: $1,857

Break-even live

Break-even rent $4,230

Max offer price $550,000

Occupancy floor 67%

Sensitivity live

Price	-10% $2,168	-5% $2,012	+0% $1,857	+5% $1,701	+10% $1,545
Rent	-10% $1,337	-5% $1,597	+0% $1,857	+5% $2,116	+10% $2,376
Rate	-1.0pp $2,134	-0.5pp $1,996	base $1,857	+0.5pp $1,714	+1.0pp $1,569

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$6,580
Total (2 units)			$6,580

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: $137,500
• Closing costs: $16,500
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2023-01-30
   status Pending
2. 2023-01-25
   listed $550,000 Active
3. 2020-03-27
   status Pending
4. 2018-10-19
   historical
5. 2018-10-18
   status Pending Bank Approval (Short Sale)
6. 2018-10-18
   historical
7. 2018-08-24
   listed $550,000 New
8. 2015-12-10
   historical
9. 2015-12-09
   listed $350,000 New
10. 2015-02-10
    historical
11. 2013-08-07
    status Under Contract
12. 2013-08-02
    listed $275,000 New
13. 2004-01-16
    soldstatus $289,000
14. 1992-12-07
    soldstatus $61,000
15. 1983-06-01
    soldstatus $14,000

ⓘ 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: $2,739 · $228/mo
• Projected year-2 tax: $6,017 · $501/mo
• Expected delta: +$3,278/yr (+$273/mo · 119.7%)

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

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 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: $78,960
• − Mortgage interest: −$30,809
• − Property taxes: −$2,739
• − Insurance: −$2,750
• − Repairs & maintenance: −$6,317
• − Management: −$6,317
• − Depreciation: −$16,000
• Taxable income: $14,029
• Est. tax owed @ 24.0%: −$3,367
• After-tax cash flow: $18,911/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): 93,198
• Household income: $56,523
• Rent vs Own: 74.1% rent · 25.9% own
• Severe rent burden: 7510.0

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 0.59)
• Race & ethnicity: Black 54% Hispanic / Latino 33% Two or more races 10% White 5% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 11% Dominican 11%
• Common ancestry: Hispanic 1% Swiss 1%
• Foreign-born: 31% · Canada, Mexico, Jamaica
• Languages at home: 67% English-only · Spanish 27% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -138.76%
• Current HPI: 388.434
• Rent YoY: ▲ 5.29%
• 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

+3828.6% since first listed

15 events — show timeline

• 2023-01-30 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-01-25 Listed $550,000 OneKey® MLS as Distributed by MLS Grid
• 2020-03-27 Pending — OneKey® MLS as Distributed by MLS Grid
• 2018-10-19 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2018-10-18 Pending — OneKey® MLS as Distributed by MLS Grid
• 2018-10-18 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2018-08-24 Listed $550,000 OneKey® MLS as Distributed by MLS Grid
• 2015-12-10 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2015-12-09 Listed $350,000 OneKey® MLS as Distributed by MLS Grid
• 2015-02-10 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2013-08-07 Pending — OneKey® MLS as Distributed by MLS Grid
• 2013-08-02 Listed $275,000 OneKey® MLS as Distributed by MLS Grid
• 2004-01-16 Sold (Public Records) $289,000 Public Records
• 1992-12-07 Sold (Public Records) $61,000 Public Records
• 1983-06-01 Sold (Public Records) $14,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $2,739 · -1.1% YoY. Source: county tax records.