125 Crystal St · New York, NY 11208

$685,000

4 bd · 2.0 ba · 1,224 sqft · MultiFamily public records · 13 Days on market

Built 1899 2,000 sqft lot Est $650k · 5% 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 +18.0/30.0
• DSCR +5.7/10.0
• ARV discount +5.1/15.0
• Schools +5.0/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• 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

This well-maintained two-family property in Cypress Hills offers a versatile layout ideal for both investors and end-users seeking additional income potential. The first floor features a comfortable 2-bedroom, 1-bathroom unit, while the second floor offers a spacious 3-bedroom, 1-bathroom layout with ample natural light. A fully finished basement provides additional usable space, perfect for recreation, storage, or extended living needs. The property also boasts a generous backyard, ideal for outdoor entertaining or relaxation. Conveniently located within walking distance to Pitkin Avenue shopping and the vibrant Liberty Avenue “City Line” retail corridor, this home offers easy

Key facts

• Versatile layout
• Two-family property
• Generous backyard

Tags

• TWO-FAMILY PROPERTY
• VERSATILE LAYOUT
• FULLY FINISHED BASEMENT
• GENEROUS BACKYARD
• WALKING DISTANCE TO SHOPPING
• PROXIMITY TO TRAIN SERVICE

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public sewer; Electricity connected; Natural gas connected; Public water connected; Trash collection service
• Home design: Duplex
• Construction: Frame construction
• Exterior features: Frame construction; Not waterfront

Interior

• Bedrooms: One 2-bedroom unit; One 3-bedroom unit
• Bathrooms: Two full bathrooms (total)
• Heating & cooling: Steam heating; No central cooling
• Interior features: First-floor bedroom; First-floor full bathroom; Finished basement

What this means for you Summary

Snapshot

• This is a 1×2bd/1.0ba + 1×3bd/1.0ba units multifamily listed at $685k.

Deal economics

• At list price, monthly cash flow is $594 ($7k/yr) — positive. Per door: $297/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 $593k (13.5% below list).
• Recommended offer: $593k (13.5% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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.
• Market conditions: Rents rising fast (+6.1%/yr); 192 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $5,926/mo this rent would consume 115% 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 $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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 11y ago 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 $108k; list at $685k implies a 534% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1899 — 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 $592,600 (13.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1899 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.87% ✗
• Cap rate: 7.33%
• Cash-on-cash: 3.72%
• DSCR: 1.17
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $649,944
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
125 Crystal St	0.00mi	5/2.0 (+1)	1,224 (0%)	1mo	$650,000	$531	94
3344 Atlantic Ave	0.38mi	3/3.0 (-1)	1,400 (+14%)	11mo	$675,000	$482	40

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: -7.4%
• Equity multiple: 0.72×
• Total profit: $-54,139
• Equity at exit: $102,136

10-year hold

• IRR: 5.3%
• Equity multiple: 1.44×
• Total profit: $84,879
• Equity at exit: $59,226

Cash invested: $191,800 (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 11208

• Rents YoY: 6.1%
• Active inventory: 192
• Price-to-rent: 22.3×

Monthly cashflow live

• Estimated rent: $5,926 medium
• Mortgage (P&I): −$3,592
• Tax from tax record: −$210 /mo · $2,514/yr
• Insurance: −$285
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,244
• Net cashflow: $594

Break-even live

Break-even rent $5,174

Max offer price $685,000

Occupancy floor 85%

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

Units	Beds	Baths	Est. rent
1× unit	2	1	$2,558
1× unit	3	1	$3,368
Total (2 units)			$5,926

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: $171,250
• Closing costs: $20,550
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
294 Ridgewood Ave Brooklyn, NY	4.0	2.0	1200	$3,500	$2.92	24d	1	0.58mi
91-04 75th St Unit 2 Jamaica, NY	3.0	1.0	800	$3,700	$4.62	24d	1	0.80mi
90-18 77th St Unit 2 Jamaica, NY	3.0	1.0	913	$3,295	$3.61	24d	1	0.93mi
13214 81st St Ozone Park, NY	3.0	1.0	1280	$4,100	$3.20	11d	1	0.97mi
8825 75th St Woodhaven, NY	4.0	1.5	1140	$4,000	$3.51	24d	1	0.98mi
8825 75th St Woodhaven, NY	4.0	1.5	1140	$4,000	$3.51	7d	1	0.98mi
132-13 81st St #1 Jamaica, NY	3.0	1.0	1280	$4,100	$3.20	3d	1	0.99mi
8836 77th St Woodhaven, NY	4.0	2.0	1500	$4,200	$2.80	24d	1	1.01mi
88-18 77th St Unit 2 Jamaica, NY	3.0	1.0	913	$3,295	$3.61	24d	1	1.03mi
76-09 88th Ave Unit 1 Woodhaven, NY	3.0	2.0	960	$3,700	$3.85	20d	1	1.06mi
14912 83rd St Howard Beach, NY	3.0	2.0	1250	$3,200	$2.56	24d	1	1.25mi
88-23 85th St Unit 1L Jamaica, NY	3.0	1.0	1000	$3,300	$3.30	24d	1	1.28mi
149-09 84th St Unit 2 Howard Beach, NY	3.0	1.5	750	$3,200	$4.27	24d	1	1.31mi
10541 90th St Ozone Park, NY	3.0	2.0	1264	$4,111	$3.25	24d	1	1.38mi
156-49 76th St Unit 2 Jamaica, NY	3.0	2.0	1250	$3,300	$2.64	17d	1	1.41mi

Listing history 12 events

1. 2026-04-30
   status Pending
2. 2026-04-16
   listed $685,000 Active
3. 2018-11-07
   historical
4. 2018-04-13
   price $499,900
5. 2018-04-11
   status Back On Market
6. 2018-04-11
   price $499,000
7. 2018-03-17
   historical
8. 2018-03-17
   price $429,000
9. 2017-11-29
   listed $599,000 New
10. 2015-05-08
    historical
11. 2015-05-07
    listed $289,000 New
12. 1993-01-27
    soldstatus $108,000

ⓘ 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: $2,514 · $210/mo
• Projected year-2 tax: $7,045 · $587/mo
• Expected delta: +$4,531/yr (+$378/mo · 180.2%)

ⓘ 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: $71,112
• − Mortgage interest: −$38,371
• − Property taxes: −$2,514
• − Insurance: −$3,425
• − Repairs & maintenance: −$5,689
• − Management: −$5,689
• − Depreciation: −$19,927
• Taxable loss: −$4,503
• Est. tax savings @ 24.0%: +$1,081
• After-tax cash flow: $8,214/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

+534.3% since first listed

12 events — show timeline

• 2026-04-30 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-16 Listed $685,000 OneKey® MLS as Distributed by MLS Grid
• 2018-11-07 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2018-04-13 Price Changed $499,900 OneKey® MLS as Distributed by MLS Grid
• 2018-04-11 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2018-04-11 Price Changed $499,000 OneKey® MLS as Distributed by MLS Grid
• 2018-03-17 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2018-03-17 Price Changed $429,000 OneKey® MLS as Distributed by MLS Grid
• 2017-11-29 Listed $599,000 OneKey® MLS as Distributed by MLS Grid
• 2015-05-08 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2015-05-07 Listed $289,000 OneKey® MLS as Distributed by MLS Grid
• 1993-01-27 Sold (Public Records) $108,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $2,514 · -1.3% YoY. Source: county tax records.