1708 W 12th St · New York, NY 11223

$1,990,000

8 bd · 4.0 ba · 3,000 sqft · MultiFamily public records · 750 Days on market

Built 1930 2,500 sqft lot Est $1635k · 22% 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 +13.2/30.0
• 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
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

LARGE SOLID BRICK SEMI-DETACHED 4 FAMILY HOME (FOUR (2) BEDROOM UNITS) + FULL FINISHED BASEMENT WITH SEPARATE ENTRANCES- IN A DESIRABLE & CONVENIENT GRAVESEND/BENSONHURST LOCATION; ONLY MINUTES AWAY TO KINGS HIGHWAY & BAY PARKWAY (SURROUNDED BY ALL TRANSPORTATION & SHOPPING) . .. DON'T MISS OUT ON THIS OUTSTANDING OPPORTUNITY TO OWN A PRIZED PIECE OF REAL ESTATE IN ONE OF BROOKLYN'S MOST SOUGHT-AFTER NEIGBORHOODS. .. A PERFECT PROPERTY FOR INVESTORS OR END-USERS. ..

Key facts

• Brick home
• Separate entrances
• 2,500 sq ft lot

Tags

• BRICK HOME
• SEPARATE ENTRANCES

Property features AI

Finance

• Other: Four-unit multi-family property (four 2-bedroom units); Some units include heat and refrigerator; heat is listed as included for units; Units on first floor: two 2-bedroom/1-bath units (no lease listed for Units 1 and 2); Units on second floor: two 2-bedroom/1-bath units
• Financial info: Financing options may include cash, bank mortgage, or exchange

Exterior

• Parking: Street parking
• Utilities: 110V electric; Gas hot water; Gas heating
• Home design: Semi-detached residential building; Flat roof; Facing information not provided; 2 stories
• Construction: Brick construction; Block foundation; Building footprint approximately 1,500; Building dimensions approximately 75.00 x 20.00
• Exterior features: Back yard

Interior

• Kitchen: Oven/Range; Refrigerator
• Bedrooms: Four bedrooms on the first level; Four bedrooms on the second level; Total of 8 bedrooms
• Flooring: Hardwood floors; Tile floors
• Bathrooms: Two full bathrooms on the first level; Two full bathrooms on the second level; Total of 4 full bathrooms
• Heating & cooling: Gas-fired heating fuel; Steam/radiator heat
• Interior features: Finished full basement; Refrigerator; Stove
• Laundry & utility: No central air conditioning units; Steam/radiator heat

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $1.99M.

Deal economics

• At list price, monthly cash flow is $-92 ($-1k/yr) — negative. Per door: $-23/mo.
• To cash-flow at today's rent, offer at most $1.97M (0.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.58M (20.4% below list).
• Recommended offer: $1.58M (20.4% 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: Ps 97 Highlawn (The) (math 67% / reading 67%, grade B+, #525 of 2,108 statewide, top 27%, 849 students, 69% FRL); Is 98 Bay Academy (math 96% / reading 96%, grade A+, #2 of 729 statewide, top 0%, 1,488 students, 63% 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 (+13.1%/yr); 219 active listings in the ZIP; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $15,835/mo this rent would consume 300% of the median local household income ($63k/yr) (locally 6011% 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 $14k of loan paydown is wiped out by about $60k 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 750 days — a 12% lower offer ($1.75M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $685k; list at $1.99M implies a 191% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $1,583,500 (20.4% 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. It's been on market 750 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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?
11. 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?
12. 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.
13. 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.
14. 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: 6.28%
• Cash-on-cash: -0.06%
• DSCR: 1.00
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $1,635,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2049 71st St	0.54mi	7/4.5 (-1)	3,080 (+3%)	4mo	$1,850,000	$601	60
1880 W 6th St	0.41mi	7/4.0 (-1)	2,700 (-10%)	2mo	$1,459,000	$540	58
8309 20th Ave	0.60mi	8/4.0	3,276 (+9%)	4mo	$1,540,000	$470	53
7005 19th Ave	0.74mi	7/4.0 (-1)	3,120 (+4%)	2mo	$2,060,000	$660	53
2041 85th St	0.59mi	7/4.0 (-1)	3,280 (+9%)	1mo	$1,580,000	$482	51
62 Bay 26th St	0.70mi	7/3.0 (-1)	2,880 (-4%)	5mo	$1,370,000	$476	47
1864 W 6th St	0.39mi	7/3.0 (-1)	2,560 (-15%)	2mo	$1,052,000	$411	47
2144 82nd St	0.40mi	7/6.0 (-1)	3,395 (+13%)	1mo	$1,850,000	$545	46
1945 W 6th St	0.51mi	7/6.0 (-1)	2,706 (-10%)	6mo	$1,910,000	$706	41
125 Bay 40th St	0.73mi	7/3.0 (-1)	3,245 (+8%)	2mo	$1,250,000	$385	41
8309 19th Ave	0.73mi	8/6.5	2,648 (-12%)	7mo	$1,850,000	$699	31
1959 73rd St	0.61mi	7/2.5 (-1)	2,560 (-15%)	7mo	$1,810,000	$707	30

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: $-245,124
• Equity at exit: $296,715

10-year hold

• IRR: 3.3%
• Equity multiple: 1.28×
• Total profit: $157,966
• Equity at exit: $172,059

Cash invested: $557,200 (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 11223

• Rents YoY: 13.1%
• Active inventory: 219
• Price-to-rent: 41.9×

Monthly cashflow live

• Estimated rent: $15,835 high
• Mortgage (P&I): −$10,436
• Tax from tax record: −$1,270 /mo · $15,246/yr
• Insurance: −$829
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,325
• Net cashflow: $-92

Break-even live

Break-even rent $15,952

Max offer price $1,973,706

Occupancy floor 96%

Sensitivity live

Price	-10% $1,034	-5% $471	+0% $-92	+5% $-655	+10% $-1,219
Rent	-10% $-1,343	-5% $-718	+0% $-92	+5% $533	+10% $1,159
Rate	-1.0pp $910	-0.5pp $414	base $-92	+0.5pp $-608	+1.0pp $-1,132

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$15,836
Total (4 units)			$15,835

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: $497,500
• Closing costs: $59,700
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-21
   days on market $1,990,000 Active 750 DOM
2. 2026-06-18
   days on market $1,990,000 Active 747 DOM
3. 2026-06-17
   days on market $1,990,000 Active 746 DOM
4. 2026-06-15
   days on market $1,990,000 Active 744 DOM
5. 2026-06-13
   days on market $1,990,000 Active 742 DOM
6. 2026-06-10
   days on market $1,990,000 Active 738 DOM
7. 2026-06-08
   days on market $1,990,000 Active 737 DOM
8. 2026-06-03
   days on market $1,990,000 Active 732 DOM
9. 2026-06-01
   days on market $1,990,000 Active 730 DOM
10. 2026-05-31
    days on market $1,990,000 Active 729 DOM
11. 2024-05-31
    listed $1,990,000 Active
12. 2007-06-20
    soldstatus $685,000

ⓘ 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: $15,246 · $1,270/mo
• Projected year-2 tax: $24,438 · $2,037/mo
• Expected delta: +$9,193/yr (+$766/mo · 60.3%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 77% 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: $190,020
• − Mortgage interest: −$111,471
• − Property taxes: −$15,246
• − Insurance: −$10,748
• − Repairs & maintenance: −$15,202
• − Management: −$15,202
• − Depreciation: −$57,891
• Taxable loss: −$35,738
• Est. tax savings @ 24.0%: +$8,577
• After-tax cash flow: $7,470/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): 78,093
• Household income: $63,368
• Rent vs Own: 63.9% rent · 36.1% own
• Severe rent burden: 6011.0

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: White 51% Asian 26% Hispanic / Latino 13% Black 5% Two or more races 4%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2% Dominican 1%
• Common ancestry: Scotch-Irish 4% Subsaharan African 4% Romanian 1%
• Foreign-born: 46% · China, Canada, Philippines
• Languages at home: 41% English-only · Chinese 17% Russian/Polish/Slavic 15% Spanish 9%

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: ▼ -286.92%
• Current HPI: 430.9891
• Rent YoY: ▲ 13.09%
• 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

+190.5% since first listed

2 events — show timeline

• 2024-05-31 Listed $1,990,000 BNYMLS
• 2007-06-20 Sold (Public Records) $685,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $15,246 · +6.8% YoY. Source: county tax records.