1564 Bay Ridge Ave · New York, NY 11219

$1,489,000

66 bd · 36.0 ba · 5,280 sqft · MultiFamily public records · 34 Days on market

Built 1925 3,000 sqft lot

---

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 +23.5/30.0
• Appreciation +10.0/10.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 6 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Located in one of Brooklyn’s most desirable neighborhoods, this rare semi-detached 6-family brick property offers strong investment potential and long-term appreciation . the six-unit residential building is equipped with a total of 7 gas meters ; the basement has independent gas and electricity supplies , Includes a private driveway — a highly rare feature in Brooklyn. Excellent location with easy access to D and N subway lines, just minutes away. ? Highlights: ? Fully occupied with stable rental income ? Annual income approx. $98,018 ? Finished basement with separate entrance for added value ? Semi-detached with great natural light ? Private driveway A solid income-pr

Key facts

• Private driveway
• Stable rental income
• Finished basement

Tags

• PRIVATE DRIVEWAY
• FINISHED BASEMENT
• STABLE RENTAL INCOME
• STRONG INVESTMENT POTENTIAL
• EASY ACCESS TO SUBWAY

Property features AI

Finance

• Other: Zoning: R5; Property type: Residential; Six-unit multi-family property with individual unit rents reported
• Financial info: Financing available: bank mortgage or cash; Utility expense listed

Exterior

• Parking: Private drive; Three parking spaces
• Utilities: 110V electric service; Gas hot water; Gas fuel for heating
• Home design: Semi-detached residential building; Flat roof; Facing and entry level not specified
• Construction: Brick construction; Poured concrete foundation; Building footprint approximately 1,760 (dimensions 80.00 x 22.00)
• Exterior features: Back yard

Interior

• Kitchen: Refrigerator included
• Bedrooms: Six residential units total: one 1-bedroom unit and five 2-bedroom units
• Flooring: Hardwood floors; Tile floors; Other flooring (see remarks)
• Bathrooms: Six full bathrooms (one per unit)
• Heating & cooling: Hot water heat delivery; Gas heating fuel; Four AC units
• Interior features: Refrigerator; Other interior features noted
• Laundry & utility: Utility expense reported (monthly figure provided)

What this means for you Summary

Snapshot

• This is a 6 × 11-bed/6.0-bath units multifamily listed at $1.49M.

Deal economics

• At list price, monthly cash flow is $3k ($33k/yr) — positive. Per door: $463/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($17k rent vs $1.49M).
• Recommended offer: $1.44M (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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 227 Edward B Shallow (math 45% / reading 52%, grade C-, #300 of 729 statewide, top 41%, 1,367 students, 88% FRL); Midwood High School (math 94% / reading 96%, grade A+, #83 of 1,100 statewide, top 8%, 4,062 students, 73% FRL).
• Market conditions: 123 active listings in the ZIP; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $16,547/mo this rent would consume 340% of the median local household income ($58k/yr) (locally 6849% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $159k of equity ($10k loan paydown + $149k appreciation (10.0% local appreciation)).
• Kings County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $417k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$256k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($1.44M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $1.17M; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% 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 $1,444,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% 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 1925 — 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. 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.
9. 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.
10. 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: 8.53%
• Cash-on-cash: 8.00%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.1%
• Equity multiple: 3.37×
• Total profit: $988,208
• Equity at exit: $1,341,409

10-year hold

• IRR: 26.1%
• Equity multiple: 7.65×
• Total profit: $2,771,412
• Equity at exit: $2,892,800

Cash invested: $416,920 (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 11219

• Home prices YoY: 4.9%
• Active inventory: 123
• Price-to-rent: 45.0×

Monthly cashflow live

• Estimated rent: $16,547 medium
• Mortgage (P&I): −$7,808
• Tax from tax record: −$1,864 /mo · $22,369/yr
• Insurance: −$620
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,475
• Net cashflow: $2,779

Break-even live

Break-even rent $13,029

Max offer price $1,489,000

Occupancy floor 78%

Sensitivity live

Price	-10% $3,622	-5% $3,201	+0% $2,779	+5% $2,358	+10% $1,936
Rent	-10% $1,472	-5% $2,126	+0% $2,779	+5% $3,433	+10% $4,086
Rate	-1.0pp $3,529	-0.5pp $3,158	base $2,779	+0.5pp $2,393	+1.0pp $2,001

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

Units	Beds	Baths	Est. rent
▸ 6× units	11	6	$16,548
Total (6 units)			$16,547

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: $372,250
• Closing costs: $44,670
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $1,489,000 Active 34 DOM
2. 2026-06-18
   days on market $1,489,000 Active 31 DOM
3. 2026-06-17
   days on market $1,489,000 Active 30 DOM
4. 2026-06-16
   days on market $1,489,000 Active 29 DOM
5. 2026-06-15
   days on market $1,489,000 Active 28 DOM
6. 2026-06-13
   remarks 687-char remark
7. 2026-06-13
   days on market $1,489,000 Active 26 DOM
8. 2026-06-10
   days on market $1,489,000 Active 22 DOM
9. 2026-06-08
   days on market $1,489,000 Active 21 DOM
10. 2026-06-08
    days on market $1,489,000 Active 20 DOM
11. 2026-06-04
    days on market $1,489,000 Active 17 DOM
12. 2026-06-03
    days on market $1,489,000 Active 16 DOM
13. 2026-06-02
    days on market $1,489,000 Active 15 DOM
14. 2026-06-01
    days on market $1,489,000 Active 14 DOM
15. 2026-05-31
    days on market $1,489,000 Active 13 DOM
16. 2026-05-18
    listed $1,489,000 Active
17. 2025-10-02
    price $1,490,000
18. 2025-02-24
    price $1,550,000
19. 2024-12-11
    price $1,499,000
20. 2024-11-14
    price $1,550,000
21. 2024-07-09
    price $1,499,000
22. 2024-06-19
    price $1,525,000
23. 2015-04-10
    soldstatus $1,170,000
24. 2004-07-08
    soldstatus $848,000

ⓘ 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: $22,369 · $1,864/mo
• Projected year-2 tax: $23,766 · $1,981/mo
• Expected delta: +$1,398/yr (+$116/mo · 6.2%)

ⓘ 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 68% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $198,564
• − Mortgage interest: −$83,407
• − Property taxes: −$22,369
• − Insurance: −$7,445
• − Repairs & maintenance: −$15,885
• − Management: −$15,885
• − Depreciation: −$43,316
• Taxable income: $10,257
• Est. tax owed @ 24.0%: −$2,462
• After-tax cash flow: $30,889/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): 94,196
• Household income: $58,347
• Rent vs Own: 75.0% rent · 25.0% own
• Severe rent burden: 6849.0

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 0.58)
• Race & ethnicity: White 60% Asian 21% Hispanic / Latino 13% Two or more races 3% Black 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Romanian 4% Italian 2% Scotch-Irish 1%
• Foreign-born: 30% · China, Canada, Jamaica
• Languages at home: 18% English-only · German/W. Germanic 39% Chinese 19% Spanish 13%

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: ▲ 14.87%
• Current HPI: 315.9088
• 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

+75.6% since first listed

9 events — show timeline

• 2026-05-18 Listed $1,489,000 BNYMLS
• 2025-10-02 Price Changed $1,490,000 BNYMLS
• 2025-02-24 Price Changed $1,550,000 BNYMLS
• 2024-12-11 Price Changed $1,499,000 BNYMLS
• 2024-11-14 Price Changed $1,550,000 BNYMLS
• 2024-07-09 Price Changed $1,499,000 BNYMLS
• 2024-06-19 Price Changed $1,525,000 BNYMLS
• 2015-04-10 Sold (Public Records) $1,170,000 Public Records
• 2004-07-08 Sold (Public Records) $848,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $22,369 · +6.9% YoY. Source: county tax records.