719 41 St · New York, NY 11232

$1,960,000

12 bd · 6.0 ba · 4,620 sqft · MultiFamily public records · 451 Days on market

Built 1926 2,504 sqft lot Est $2569k · 24% under

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Why this score? — see what drove the C+ 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 +15.9/30.0
• ARV discount +15.0/15.0
• Appreciation +9.2/10.0
• Schools +5.0/10.0
• DSCR +4.9/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• 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

Free market!!!(3 unit's Free market!) Cap rate over 6%! 8th AVE SUNSET PARK Most Desirable Location. Where You Will Find This Incredible Investment Opportunity - A Semi-Detached Solid Brick 6 Family Building In Excellent Condition + Fully Finished Basement with Separate F Front Entrance, 1 apartment 1 bedroom, 4 apartments 2 bedrooms, 1 apartment 3 bedrooms. Just minutes to 8th Avenue shopping and transit. This amazing investment property; too good to be true. .. don't miss out on this amazing opportunity for a prized piece of real estate in one of the most sought after and most desirable neighborhoods in small town Brooklyn. ..

Key facts

• 2,504 sq ft lot
• Built 1926
• Listed 451 days

Tags

• SEMI-DETACHED SOLID BRICK
• FULLY FINISHED BASEMENT
• SEPARATE F FRONT ENTRANCE
• MINUTES TO 8TH AVENUE SHOPPING

Property features AI

Finance

• Other: Property type: Residential; Zoning: R6B; Building footprint and dimensions noted
• Financial info: Financing options include bank mortgage and cash; Current rents by unit: $1,500; $1,890; $1,800; $2,310; $2,000; $1,860

Exterior

• Parking: Other parking type
• Utilities: Electric: 110V; Gas for heating and hot water
• Home design: Semi-detached residential building; Flat roof; Brick exterior
• Construction: Built with brick construction materials; Poured concrete foundation
• Exterior features: Back yard

Interior

• Kitchen: Refrigerator; Stove
• Bedrooms: Unit 1: 1 bedroom (1st floor); Unit 2: 2 bedrooms (1st floor); Unit 3: 3 bedrooms (2nd floor); Unit 4: 2 bedrooms (2nd floor); Unit 5: 2 bedrooms (3rd floor); Unit 6: 2 bedrooms (3rd floor)
• Flooring: Hardwood floors; Tile floors; Other flooring (see remarks)
• Bathrooms: Six full bathrooms total; Each unit has 1 full bath
• Heating & cooling: Gas heating (hot water); Multiple AC units (5+)
• Interior features: Refrigerator; Stove; Other appliances; Finished full basement with separate entrance; More than 5 AC units
• Laundry & utility: Utilities include gas hot water and gas heating; Hot water provided by gas; Heat delivered via hot water system

What this means for you Summary

Snapshot

• This is a 5×2bd/1.0ba + 1×3bd/1.0ba units multifamily listed at $1.96M.

Deal economics

• At list price, monthly cash flow is $916 ($11k/yr) — positive. Per door: $153/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.70M (13.5% below list).
• Recommended offer: $1.70M (13.5% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: Rents rising fast (+6.3%/yr); 87 active listings in the ZIP; solid renter incomes; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $16,961/mo this rent would consume 224% of the median local household income ($91k/yr) (locally 1713% 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 $177k of equity ($14k loan paydown + $164k appreciation (8.3% local appreciation)).
• Kings County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (8.3% appreciation + 6.3% rent growth), your $549k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$284k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 451 days — a 12% lower offer ($1.72M) 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 $1.47M; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 62% chance of damaging wind over 30y; extreme-heat days projected 7→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,696,100 (13.5% below list)

Questions for the listing agent

1. It's been on market 451 days. Have you received any prior offers? Is the seller open to a 13% 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 1926 — 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: 0.87% ✗
• Cap rate: 6.85%
• Cash-on-cash: 2.00%
• DSCR: 1.09
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $2,568,720
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
719 55th St	0.69mi	11/6.0 (-1)	4,374 (-5%)	10mo	$1,770,000	$405	46
429 43rd St	0.44mi	11/8.5 (-1)	4,000 (-13%)	16mo	$2,225,000	$556	28

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.35% appreciation · 6.26% rent growth · sell at horizon

5-year hold

• IRR: 23.4%
• Equity multiple: 2.76×
• Total profit: $966,488
• Equity at exit: $1,535,556

10-year hold

• IRR: 22.2%
• Equity multiple: 6.28×
• Total profit: $2,898,088
• Equity at exit: $3,093,505

Cash invested: $548,800 (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 11232

• Home prices YoY: 2.0%
• Rents YoY: 6.3%
• Active inventory: 87
• Price-to-rent: 59.7×

Monthly cashflow live

• Estimated rent: $16,961 medium
• Mortgage (P&I): −$10,278
• Tax from tax record: −$1,388 /mo · $16,660/yr
• Insurance: −$817
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,562
• Net cashflow: $916

Break-even live

Break-even rent $15,802

Max offer price $1,960,000

Occupancy floor 90%

Sensitivity live

Price	-10% $2,025	-5% $1,471	+0% $916	+5% $361	+10% $-194
Rent	-10% $-424	-5% $246	+0% $916	+5% $1,586	+10% $2,256
Rate	-1.0pp $1,903	-0.5pp $1,414	base $916	+0.5pp $408	+1.0pp $-109

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

Units	Beds	Baths	Est. rent
▸ 5× units	2	1	$13,675
1× unit	3	1	$3,286
Total (6 units)			$16,961

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: $490,000
• Closing costs: $58,800
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $1,960,000 Active 451 DOM
2. 2026-06-17
   days on market $1,960,000 Active 450 DOM
3. 2026-06-15
   days on market $1,960,000 Active 448 DOM
4. 2026-06-13
   days on market $1,960,000 Active 446 DOM
5. 2026-06-10
   days on market $1,960,000 Active 442 DOM
6. 2026-06-08
   days on market $1,960,000 Active 441 DOM
7. 2026-06-03
   days on market $1,960,000 Active 436 DOM
8. 2026-06-01
   days on market $1,960,000 Active 434 DOM
9. 2026-05-31
   days on market $1,960,000 Active 433 DOM
10. 2025-12-04
    historical
11. 2025-11-25
    listed $1,980,000 Active
12. 2025-05-25
    price $1,960,000
13. 2025-03-24
    listed $1,980,000 Active
14. 2022-12-30
    price $2,100,000
15. 2015-06-29
    soldstatus $1,465,000
16. 2005-08-31
    soldstatus $350,000
17. 1990-07-09
    soldstatus $271,000
18. 1990-07-09
    soldstatus $271,000

ⓘ 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: $16,660 · $1,388/mo
• Projected year-2 tax: $24,892 · $2,074/mo
• Expected delta: +$8,232/yr (+$686/mo · 49.4%)

ⓘ 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 6/10 Major 7 d/yr ≥97°F today · 13 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% 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: $203,532
• − Mortgage interest: −$109,790
• − Property taxes: −$16,660
• − Insurance: −$9,800
• − Repairs & maintenance: −$16,283
• − Management: −$16,283
• − Depreciation: −$57,018
• Taxable loss: −$22,302
• Est. tax savings @ 24.0%: +$5,352
• After-tax cash flow: $16,341/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): 27,816
• Household income: $90,891
• Rent vs Own: 73.3% rent · 26.7% own
• Severe rent burden: 1713.0

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 0.65)
• Race & ethnicity: Hispanic / Latino 52% White 23% Asian 15% Two or more races 12% Black 6% Native American 4%
• Hispanic origin (detail): Mexican 20% Puerto Rican 9% Dominican 7%
• Common ancestry: Romanian 3% Scotch-Irish 1% Lithuanian 1%
• Foreign-born: 38% · Canada, China, Jamaica
• Languages at home: 40% English-only · Spanish 44% Chinese 9% Other Asian/Pacific 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: ▲ 8.35%
• Current HPI: 422.0849
• Rent YoY: ▲ 6.26%
• 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

+630.6% since first listed

9 events — show timeline

• 2025-12-04 Listing Removed — SIBORMLS
• 2025-11-25 Listed $1,980,000 SIBORMLS
• 2025-05-25 Price Changed $1,960,000 BNYMLS
• 2025-03-24 Listed $1,980,000 BNYMLS
• 2022-12-30 Price Changed $2,100,000 BNYMLS
• 2015-06-29 Sold (Public Records) $1,465,000 Public Records
• 2005-08-31 Sold (Public Records) $350,000 Public Records
• 1990-07-09 Sold (Public Records) $271,000 Public Records
• 1990-07-09 Sold (Public Records) $271,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $16,660 · -1.0% YoY. Source: county tax records.