1125 E 104th St · New York, NY 11236

$699,000

6 bd · 4.0 ba · 1,585 sqft · MultiFamily public records · 71 Days on market

Built 1960 2,000 sqft lot Est $829k · 16% 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 +25.8/30.0
• ARV discount +14.6/15.0
• DSCR +8.6/10.0
• 1% rule +6.1/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• 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: 2 units. confirmed

Listing remarks MLS

Two Family Brick in the heart of Canarsie, 3 bedrooms, 2 baths with backyard space. Top floor consists of 2 bedrooms, 1 bath and a front patio. First floor has 1 bedroom, 1 bath, and living room . Hardwood floors, and lots of windows giving you that natural sunlight. No Basement. Parking garage, and nice backyard space for you to entertain.

Key facts

• Front patio
• Parking garage
• Natural sunlight

Tags

• BACKYARD SPACE
• FRONT PATIO
• HARDWOOD FLOORS
• NATURAL SUNLIGHT
• PARKING GARAGE

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $699k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive. Per door: $846/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $699k).
• Recommended offer: $657k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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.
• Market conditions: 228 active listings in the ZIP; solid renter incomes; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $7,734/mo this rent would consume 114% of the median local household income ($81k/yr) (locally 4225% 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 $5k of loan paydown is wiped out by about $21k 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 71 days — a 6% lower offer ($657k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $193k; list at $699k implies a 262% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major 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 $657,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% 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 1960 — 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: 1.11% ✓
• Cap rate: 9.20%
• Cash-on-cash: 10.38%
• DSCR: 1.46
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $828,955
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9801 Seaview Ave	0.61mi	5/3.0 (-1)	1,625 (+2%)	6mo	$915,000	$563	53
1514 E 95th St	0.58mi	6/2.0	1,520 (-4%)	21mo	$725,000	$477	41
1170 E 95th St	0.59mi	7/3.0 (+1)	1,760 (+11%)	8mo	$920,000	$523	39

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.8%
• Equity multiple: 0.97×
• Total profit: $-5,583
• Equity at exit: $104,223

10-year hold

• IRR: 8.9%
• Equity multiple: 1.68×
• Total profit: $133,418
• Equity at exit: $60,437

Cash invested: $195,720 (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 11236

• Active inventory: 228
• Price-to-rent: 15.1×

Monthly cashflow live

• Estimated rent: $7,734 medium
• Mortgage (P&I): −$3,666
• Tax from tax record: −$460 /mo · $5,521/yr
• Insurance: −$291
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,624
• Net cashflow: $1,693

Break-even live

Break-even rent $5,591

Max offer price $699,000

Occupancy floor 73%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$7,734
Total (2 units)			$7,734

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: $174,750
• Closing costs: $20,970
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-01-06
   status Pending

   Show marketing remark (344 chars)

   Two Family Brick in the heart of Canarsie, 3 bedrooms, 2 baths with backyard space. Top floor consists of 2 bedrooms, 1 bath and a front patio. First floor has 1 bedroom, 1 bath, and living room . Hardwood floors, and lots of windows giving you that natural sunlight. No Basement. Parking garage, and nice backyard space for you to entertain.

2. 2026-01-06
   status Pending 344-char remark

   Show marketing remark (344 chars)

   Two Family Brick in the heart of Canarsie, 3 bedrooms, 2 baths with backyard space. Top floor consists of 2 bedrooms, 1 bath and a front patio. First floor has 1 bedroom, 1 bath, and living room . Hardwood floors, and lots of windows giving you that natural sunlight. No Basement. Parking garage, and nice backyard space for you to entertain.

3. 2025-10-27
   listed $699,000 Active

   Show marketing remark (344 chars)

   Two Family Brick in the heart of Canarsie, 3 bedrooms, 2 baths with backyard space. Top floor consists of 2 bedrooms, 1 bath and a front patio. First floor has 1 bedroom, 1 bath, and living room . Hardwood floors, and lots of windows giving you that natural sunlight. No Basement. Parking garage, and nice backyard space for you to entertain.

4. 2025-10-27
   listed $699,000 Active 344-char remark

   Show marketing remark (344 chars)

   Two Family Brick in the heart of Canarsie, 3 bedrooms, 2 baths with backyard space. Top floor consists of 2 bedrooms, 1 bath and a front patio. First floor has 1 bedroom, 1 bath, and living room . Hardwood floors, and lots of windows giving you that natural sunlight. No Basement. Parking garage, and nice backyard space for you to entertain.

5. 2001-09-18
   soldstatus $193,000

ⓘ 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: $5,521 · $460/mo
• Projected year-2 tax: $8,667 · $722/mo
• Expected delta: +$3,146/yr (+$262/mo · 57.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 69% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥96°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: $92,808
• − Mortgage interest: −$39,155
• − Property taxes: −$5,521
• − Insurance: −$3,495
• − Repairs & maintenance: −$7,425
• − Management: −$7,425
• − Depreciation: −$20,335
• Taxable income: $9,453
• Est. tax owed @ 24.0%: −$2,269
• After-tax cash flow: $18,046/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): 88,051
• Household income: $81,464
• Rent vs Own: 48.4% rent · 51.6% own
• Severe rent burden: 4225.0

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 (79%)
• Race & ethnicity: Black 79% Hispanic / Latino 8% Two or more races 8% White 4% Asian 2%
• Hispanic origin (detail): Puerto Rican 3% Dominican 2%
• Common ancestry: Hispanic 14%
• Foreign-born: 45% · Canada, Mexico, China
• Languages at home: 74% English-only · French/Haitian/Cajun 14% Spanish 6% Chinese 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: ▼ -375.21%
• Current HPI: 330.8367
• Rent YoY: —
• 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

+262.2% since first listed

5 events — show timeline

• 2026-01-06 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-01-06 Pending — BNYMLS
• 2025-10-27 Listed $699,000 BNYMLS
• 2025-10-27 Listed $699,000 OneKey® MLS as Distributed by MLS Grid
• 2001-09-18 Sold (Public Records) $193,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $5,521 · -2.4% YoY. Source: county tax records.