1250 E 69th St · New York, NY 11234

$1,299,000

8 bd · 4.0 ba · 3,562 sqft · MultiFamily public records · 18 Days on market

Built 1065 4,475 sqft lot Est $1140k · 14% over

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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 +13.0/30.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• DSCR +3.9/10.0
• Livability +3.8/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• ARV discount +1.2/15.0
• 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

Listing remarks

CAN BE DELIVERED VACANT! This exceptional all-brick, semi-detached multi-family split-level home is located in the desirable Georgetown area of Brooklyn, set on an oversized 30x150 lot. With a spacious 6½ over 6½ layout plus a separate 2-bedroom hospitality suite, the property offers incredible flexibility for multi-generational living or investment potential. Each apartment features three generously sized bedrooms, a large living room, formal dining room, and one and a half baths—perfect for comfortable everyday living and entertaining. The fully finished basement adds even more usable space, ideal for recreation. Outside, enjoy a spacious backyard oasis and private pa

Key facts

• Spacious backyard
• Private parking
• Oversized lot

Tags

• OVERSIZED LOT
• FULLY FINISHED BASEMENT
• SPACIOUS BACKYARD
• PRIVATE PARKING

Property features AI

Finance

• Other: Property type: Residential; Three-unit building (all units listed as leased); Utility expense listed (approx. $600)
• Financial info: Financing considered: bank mortgage, cash, exchange considered; Reported rent income: $69,600

Exterior

• Parking: Private drive; Parking area
• Utilities: 220V electric; Gas hot water; Hot water coil in boiler; Gas heating (baseboard)
• Home design: Semi-detached residential building; Flat roof; Poured concrete foundation; Building dimensions approximately 57.00 x 22.00; Building footprint about 1,254 sq ft; Zoning R3-2
• Construction: Brick exterior and construction; Flat roof; Poured concrete foundation; Built as a multi-unit (3 units)
• Exterior features: Front yard and back yard

Interior

• Kitchen: Oven/Range; Refrigerator; Dishwasher; Microwave
• Bedrooms: Two bedrooms on level 1; Three bedrooms on level 2; Three bedrooms on level 3
• Flooring: Hardwood floors
• Bathrooms: Three full bathrooms; Two half bathrooms; One bath on level 1; Two baths on level 2; Two baths on level 3
• Heating & cooling: Gas-fired heating with baseboard heat delivery; Hot water coil in boiler; 220V electric service; Wall and window A/C units (5+)
• Interior features: Wall and window A/C units (5+ units); Dishwasher; Microwave; Refrigerator; Stove / Oven/Range; Washer and Dryer; Garage door opener(s); Laundry area; Window treatments; Porch, terrace and patio/garden; Finished full basement; Hardwood floors; Other
• Laundry & utility: Washer and Dryer; Laundry area; Garage door opener(s)

What this means for you Summary

Snapshot

• This is a 8-bed/4.0-bath multifamily listed at $1.30M.

Deal economics

• At list price, monthly cash flow is $-76 ($-910/yr) — negative.
• To cash-flow at today's rent, offer at most $1.29M (1.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.05M (19.1% below list).
• Recommended offer: $1.05M (19.1% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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 $10,506/mo this rent would consume 129% 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 $9k of loan paydown is wiped out by about $39k 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 18 days — a 2% lower offer ($1.28M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $995k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1065 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 75% 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 $1,050,600 (19.1% 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. Built in 1065 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.81% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.25%
• DSCR: 0.99
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $1,139,840
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1229 E 66th St	0.10mi	8/4.5	3,248 (-9%)	2mo	$1,350,000	$416	77
7224 Avenue M	0.22mi	8/5.0	3,870 (+9%)	12mo	$1,240,000	$320	62
1268 E 73rd St	0.20mi	7/4.0 (-1)	3,265 (-8%)	16mo	$1,040,000	$319	59

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -11.6%
• Equity multiple: 0.56×
• Total profit: $-160,013
• Equity at exit: $193,685

10-year hold

• IRR: 3.3%
• Equity multiple: 1.29×
• Total profit: $106,289
• Equity at exit: $112,314

Cash invested: $363,720 (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: 30.9×

Monthly cashflow live

• Estimated rent: $10,506 medium
• Mortgage (P&I): −$6,812
• Tax from tax record: −$1,022 /mo · $12,267/yr
• Insurance: −$541
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,206
• Net cashflow: $-76

Break-even live

Break-even rent $10,602

Max offer price $1,285,604

Occupancy floor 96%

Sensitivity live

Price	-10% $660	-5% $292	+0% $-76	+5% $-444	+10% $-811
Rent	-10% $-906	-5% $-491	+0% $-76	+5% $339	+10% $754
Rate	-1.0pp $578	-0.5pp $255	base $-76	+0.5pp $-412	+1.0pp $-755

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1.5	$10,506
Total (3 units)			$10,506

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: $324,750
• Closing costs: $38,970
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-31
   days on market $1,299,000 Active 18 DOM
2. 2026-05-13
   listed $1,299,000 Active
3. 2026-01-08
   price $1,299,000
4. 2024-02-14
   soldstatus $995,000
5. 1994-03-29
   soldstatus $330,000
6. 1993-06-11
   soldstatus $265,000

ⓘ 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: $12,267 · $1,022/mo
• Projected year-2 tax: $17,110 · $1,426/mo
• Expected delta: +$4,843/yr (+$404/mo · 39.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 75% 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: $126,072
• − Mortgage interest: −$72,764
• − Property taxes: −$12,267
• − Insurance: −$6,495
• − Repairs & maintenance: −$10,086
• − Management: −$10,086
• − Depreciation: −$37,789
• Taxable loss: −$23,415
• Est. tax savings @ 24.0%: +$5,619
• After-tax cash flow: $4,709/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

+390.2% since first listed

5 events — show timeline

• 2026-05-13 Listed $1,299,000 BNYMLS
• 2026-01-08 Price Changed $1,299,000 BNYMLS
• 2024-02-14 Sold (Public Records) $995,000 Public Records
• 1994-03-29 Sold (Public Records) $330,000 Public Records
• 1993-06-11 Sold (Public Records) $265,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $12,267 · +3.4% YoY. Source: county tax records.