1214 E 49th St · New York, NY 11234

$1,199,000

9 bd · 5.1 ba · 3,750 sqft · MultiFamily public records · 20 Days on market

Built 1935 2,500 sqft lot

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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 +13.2/30.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• DSCR +4.0/10.0
• Livability +3.8/5.0
• 1% rule +3.0/10.0
• 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

Welcome to 1214 East 49th Street — an oversized brick multi-family property located in a convenient Brooklyn residential neighborhood near Kings Highway and Avenue I. Built on a 25×100 lot with an impressive 25×50 building size, this property offers approximately 3,750 sq ft of interior space, providing exceptional flexibility for end users or investment purposes. The property features multiple spacious layouts including 3-bedroom and 3-bedroom configurations, along with a basement and private driveway parking for 2 vehicles. Additional highlights include hardwood, ceramic, and carpet flooring, front and rear outdoor space, and solid brick construction. Units are currently

Key facts

• Walk-in basement
• Outdoor space
• 2,500 sq ft lot

Tags

• MULTI-FAMILY PROPERTY
• PRIVATE DRIVEWAY PARKING
• WALK-IN BASEMENT
• OUTDOOR SPACE
• SOLID BRICK CONSTRUCTION

Property features AI

Finance

• Other: Zoning: R4; Three-unit multi-family (3 units); Total building area listed as 3,750 sq ft; Lot number 65
• Financial info: Financing available: bank mortgage or cash; Total utility expense listed

Exterior

• Parking: Private drive with 2 parking spaces
• Utilities: 220V electric service; Gas hot water; Gas heating
• Home design: Attached building; Residential property
• Construction: Brick construction; Rubber roof; Poured concrete foundation; Building footprint approximately 1,250 sq ft (building dimensions 50.00 x 25.00)
• Exterior features: Front yard; Back yard

Interior

• Bedrooms: Unit 1: 2 bedrooms (1st floor); Unit 2: 3 bedrooms (2nd floor); Unit 3: 3 bedrooms (3rd floor)
• Flooring: Carpeting; Ceramic floors; Hardwood floors
• Bathrooms: Four full bathrooms and two half bathrooms total; Unit 1: 2 full bathrooms; Unit 2: 1 full bathroom and 1 half bathroom; Unit 3: 1 full bathroom and 1 half bathroom
• Heating & cooling: Steam/radiator heat; 220V electric; Gas hot water and heating fuel; No central AC units
• Interior features: Walk-in basement

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1-bath units multifamily listed at $1.20M.

Deal economics

• At list price, monthly cash flow is $-30 ($-363/yr) — negative. Per door: $-10/mo.
• To cash-flow at today's rent, offer at most $1.19M (0.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $954k (20.5% below list).
• Recommended offer: $954k (20.5% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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 (+16.2%/yr); 461 active listings in the ZIP; solid renter incomes; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $9,536/mo this rent would consume 117% 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 $8k of loan paydown is wiped out by about $36k 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 20 days — a 2% lower offer ($1.18M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $200k; list at $1.20M implies a 500% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 64% 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 $953,600 (20.5% 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. 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 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
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: 0.80% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.11%
• DSCR: 1.00
• GRM: 10.5

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: -11.5%
• Equity multiple: 0.56×
• Total profit: $-146,119
• Equity at exit: $178,775

10-year hold

• IRR: 3.4%
• Equity multiple: 1.29×
• Total profit: $98,435
• Equity at exit: $103,668

Cash invested: $335,720 (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: 461
• Price-to-rent: 31.4×

Monthly cashflow live

• Estimated rent: $9,536 medium
• Mortgage (P&I): −$6,288
• Tax from tax record: −$776 /mo · $9,317/yr
• Insurance: −$500
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,003
• Net cashflow: $-30

Break-even live

Break-even rent $9,574

Max offer price $1,193,660

Occupancy floor 95%

Sensitivity live

Price	-10% $648	-5% $309	+0% $-30	+5% $-370	+10% $-709
Rent	-10% $-784	-5% $-407	+0% $-30	+5% $346	+10% $723
Rate	-1.0pp $574	-0.5pp $275	base $-30	+0.5pp $-341	+1.0pp $-657

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1	$9,537
Total (3 units)			$9,536

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: $299,750
• Closing costs: $35,970
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-21
   days on market $1,199,000 Active 20 DOM
2. 2026-06-18
   days on market $1,199,000 Active 17 DOM
3. 2026-06-17
   days on market $1,199,000 Active 16 DOM
4. 2026-06-16
   days on market $1,199,000 Active 15 DOM
5. 2026-06-15
   days on market $1,199,000 Active 14 DOM
6. 2026-06-13
   days on market $1,199,000 Active 12 DOM
7. 2026-06-09
   days on market $1,199,000 Active 8 DOM
8. 2026-06-08
   days on market $1,199,000 Active 7 DOM
9. 2026-06-08
   days on market $1,199,000 Active 6 DOM
10. 2026-06-04
    days on market $1,199,000 Active 3 DOM
11. 2026-06-03
    days on market $1,199,000 Active 2 DOM
12. 2026-06-02
    remarks 681-char remark
13. 2026-06-02
    listed $1,199,000 Active 1 DOM

ⓘ 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: $9,317 · $776/mo
• Projected year-2 tax: $14,790 · $1,232/mo
• Expected delta: +$5,473/yr (+$456/mo · 58.7%)

ⓘ 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 ≥97°F today · 16 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: $114,432
• − Mortgage interest: −$67,163
• − Property taxes: −$9,317
• − Insurance: −$5,995
• − Repairs & maintenance: −$9,155
• − Management: −$9,155
• − Depreciation: −$34,880
• Taxable loss: −$21,232
• Est. tax savings @ 24.0%: +$5,096
• After-tax cash flow: $4,733/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

+499.5% since first listed

7 events — show timeline

• 2026-06-01 Listed $1,199,000 BNYMLS
• 2024-09-04 Price Changed $1,230,000 BNYMLS
• 2024-08-24 Price Changed $1,260,000 BNYMLS
• 2024-08-22 Price Changed $2,260,000 BNYMLS
• 2024-08-20 Price Changed $1,199,999 BNYMLS
• 2024-08-08 Price Changed $1,300,000 BNYMLS
• 1995-07-27 Sold (Public Records) $200,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $9,317 · +3.4% YoY. Source: county tax records.