126 Crystal St · New York, NY 11208

$300,000

4 bd · 2.0 ba · 1,356 sqft · MultiFamily public records · 531 Days on market

Built 1925 2,000 sqft lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• 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: 1 unit. estimate disagrees with records

Listing remarks

Introducing a single-family property located in East New York. This residence offers a total of four well-appointed bedrooms and a full finished basement. The property is being sold as is. Kindly note that the current tenants are not to be disturbed during the sale process.

Key facts

• 2,000 sq ft lot
• Built 1925
• Listed 531 days

Tags

• SINGLE-FAMILY PROPERTY
• FULL FINISHED BASEMENT

Property features AI

Finance

• Financial info: Financing options considered: exchange, bank mortgage, or cash

Exterior

• Parking: No parking
• Utilities: Electric: 110V with circuit breakers; Gas for heating and hot water
• Home design: Detached residential building; 2-story layout
• Construction: Asphalt/tar roof; Poured concrete foundation
• Exterior features: Front yard; Back yard; Vinyl siding

Interior

• Kitchen: Includes refrigerator and stove
• Bedrooms: One bedroom on the first floor; Three bedrooms on the second floor
• Flooring: Hardwood floors
• Bathrooms: Two full bathrooms (one on first floor, one on second floor)
• Heating & cooling: Steam/radiator heat; Gas hot water; No AC units reported
• Interior features: Finished basement; Refrigerator; Stove
• Laundry & utility: No central air conditioning

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $300k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $300k).
• Recommended offer: $264k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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 (+6.1%/yr); 193 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $3,914/mo this rent would consume 76% of the median local household income ($62k/yr) (locally 7574% 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 $2k of loan paydown is wiped out by about $9k 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.
• At projected returns (-3.0% appreciation + 6.1% rent growth), your $84k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 531 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $420k (58%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 49% 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 $264,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 531 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.30% ✓
• Cap rate: 11.07%
• Cash-on-cash: 17.05%
• DSCR: 1.76
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $653,592
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
125 Crystal St	0.03mi	5/2.0 (+1)	1,224 (-10%)	1mo	$650,000	$531	77
3344 Atlantic Ave	0.39mi	3/3.0 (-1)	1,400 (+3%)	12mo	$675,000	$482	58
477 Ridgewood Ave	0.73mi	4/2.0	1,416 (+4%)	3mo	$473,000	$334	56

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 · 6.14% rent growth · sell at horizon

5-year hold

• IRR: 11.6%
• Equity multiple: 1.48×
• Total profit: $40,106
• Equity at exit: $44,731

10-year hold

• IRR: 22.9%
• Equity multiple: 3.24×
• Total profit: $188,439
• Equity at exit: $25,939

Cash invested: $84,000 (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 11208

• Rents YoY: 6.1%
• Active inventory: 193
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $3,914 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$201 /mo · $2,409/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$822
• Net cashflow: $1,193

Break-even live

Break-even rent $2,404

Max offer price $300,000

Occupancy floor 65%

Sensitivity live

Price	-10% $1,363	-5% $1,278	+0% $1,193	+5% $1,109	+10% $1,024
Rent	-10% $884	-5% $1,039	+0% $1,193	+5% $1,348	+10% $1,503
Rate	-1.0pp $1,345	-0.5pp $1,270	base $1,193	+0.5pp $1,116	+1.0pp $1,037

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
294 Ridgewood Ave Brooklyn, NY	4.0	2.0	1200	$3,500	$2.92	26d	1	0.57mi
90-18 77th St Unit 2 Jamaica, NY	3.0	1.0	913	$3,295	$3.61	26d	1	0.96mi
8825 75th St Woodhaven, NY	4.0	1.5	1140	$4,000	$3.51	9d	1	1.00mi
8825 75th St Woodhaven, NY	4.0	1.5	1140	$4,000	$3.51	26d	1	1.00mi
13214 81st St Ozone Park, NY	3.0	1.0	1280	$4,100	$3.20	13d	1	1.02mi
8836 77th St Woodhaven, NY	4.0	2.0	1500	$4,200	$2.80	26d	1	1.03mi
132-13 81st St #1 Jamaica, NY	3.0	1.0	1280	$4,100	$3.20	4d	1	1.05mi
88-18 77th St Unit 2 Jamaica, NY	3.0	1.0	913	$3,295	$3.61	26d	1	1.06mi
76-09 88th Ave Unit 1 Woodhaven, NY	3.0	2.0	960	$3,700	$3.85	21d	1	1.09mi
14912 83rd St Howard Beach, NY	3.0	2.0	1250	$3,200	$2.56	26d	1	1.30mi
88-23 85th St Unit 1L Jamaica, NY	3.0	1.0	1000	$3,300	$3.30	26d	1	1.32mi
10541 90th St Ozone Park, NY	3.0	2.0	1264	$4,111	$3.25	26d	1	1.43mi
156-49 76th St Unit 2 Jamaica, NY	3.0	2.0	1250	$3,300	$2.64	18d	1	1.45mi

Listing history 17 events

1. 2026-05-14
   status Pending
2. 2026-05-12
   price $300,000
3. 2026-05-12
   status Active
4. 2025-12-15
   status Pending
5. 2024-12-02
   status Active
6. 2024-12-01
   historical
7. 2024-07-01
   listed $720,000 Active
8. 2010-06-18
   soldstatus $336,500
9. 2010-04-30
   soldstatus $136,890
10. 2006-09-05
    soldstatus $550,000
11. 2006-03-23
    soldstatus $435,000
12. 2005-05-06
    soldstatus $310,000
13. 2005-02-04
    soldstatus $265,000
14. 2001-07-02
    soldstatus $127,000
15. 1991-06-24
    soldstatus $129,000
16. 1989-10-11
    soldstatus $63,500
17. 1981-02-01
    soldstatus $12,727

ⓘ 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: $2,409 · $201/mo
• Projected year-2 tax: $3,739 · $312/mo
• Expected delta: +$1,331/yr (+$111/mo · 55.2%)

ⓘ 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 ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 49% 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: $46,973
• − Mortgage interest: −$16,805
• − Property taxes: −$2,409
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,758
• − Management: −$3,758
• − Depreciation: −$8,727
• Taxable income: $10,017
• Est. tax owed @ 24.0%: −$2,404
• After-tax cash flow: $11,917/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): 105,428
• Household income: $62,077
• Rent vs Own: 75.1% rent · 24.9% own
• Severe rent burden: 7574.0

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 0.66)
• Race & ethnicity: Black 42% Hispanic / Latino 39% Asian 10% Two or more races 8% White 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 9% Dominican 16%
• Common ancestry: Hispanic 1%
• Foreign-born: 40% · Canada, China, Mexico
• Languages at home: 48% English-only · Spanish 36% Other Indo-European 11% French/Haitian/Cajun 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: ▼ -546.38%
• Current HPI: 376.1489
• Rent YoY: ▲ 6.14%
• 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

+2257.2% since first listed

17 events — show timeline

• 2026-05-14 Pending — BNYMLS
• 2026-05-12 Price Changed $300,000 BNYMLS
• 2026-05-12 Relisted — BNYMLS
• 2025-12-15 Pending — BNYMLS
• 2024-12-02 Relisted — BNYMLS
• 2024-12-01 Delisted — BNYMLS
• 2024-07-01 Listed $720,000 BNYMLS
• 2010-06-18 Sold (Public Records) $336,500 Public Records
• 2010-04-30 Sold (Public Records) $136,890 Public Records
• 2006-09-05 Sold (Public Records) $550,000 Public Records
• 2006-03-23 Sold (Public Records) $435,000 Public Records
• 2005-05-06 Sold (Public Records) $310,000 Public Records
• 2005-02-04 Sold (Public Records) $265,000 Public Records
• 2001-07-02 Sold (Public Records) $127,000 Public Records
• 1991-06-24 Sold (Public Records) $129,000 Public Records
• 1989-10-11 Sold (Public Records) $63,500 Public Records
• 1981-02-01 Sold (Public Records) $12,727 Public Records

Property tax history

+5.1%/yr

Latest (2025): $2,409 · +3.3% YoY. Source: county tax records.