2415 Benson Ave · New York, NY 11214

$1,790,000

12 bd · 4.0 ba · 3,075 sqft · MultiFamily public records · 13 Days on market

Built 1930 2,518 sqft lot

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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 +18.7/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• Schools +5.0/10.0
• 1% rule +4.2/10.0
• 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: 4 units. confirmed

Listing remarks

Location, Location, Location! Introducing this well-maintained semi-detached solid brick 4-family home located in the highly desirable Bath Beach/Bensonhurst neighborhood of Brooklyn. Building size 21' x 75' on a 27' x 95' lot. The property features one spacious 2-bedroom apartment and three well-proportioned 3-bedroom apartments, all currently occupied on a month-to-month basis, providing flexibility for investors and end users alike. Each unit has separate heating and hot water systems, and tenants pay their own utilities, helping to minimize operating expenses. The home also offers an unfinished basement with ample storage space and potential for future use. The roof was freshly coated l

Key facts

• Ample storage space
• Unfinished basement
• Hot water systems

Tags

• UNFINISHED BASEMENT
• AMPLE STORAGE SPACE
• SEPARATE HEATING SYSTEMS
• HOT WATER SYSTEMS

Property features AI

Finance

• Other: No tenant leases currently (all units listed as no lease); Current rents by unit: $1,460; $1,560; $1,865; $1,650
• Financial info: Financing available: bank mortgage or cash
• HOA & community: No building amenities or HOA details

Exterior

• Parking: Other parking
• Security: No building amenities listed
• Utilities: 110V electric; Gas hot water; Gas heating
• Home design: Semi-detached residential building; Flat roof; Brick exterior; Building footprint approximately 1,575 (dimensions 75.00 x 21.00); Zoning: R5
• Construction: Brick construction; Poured concrete foundation
• Exterior features: Back yard

Interior

• Kitchen: Stove
• Bedrooms: Four-unit building with unit breakdown: two 2-bedroom units and two 3-bedroom units
• Flooring: Hardwood floors; Tile floors; Other flooring types
• Bathrooms: Four full bathrooms (one per unit)
• Heating & cooling: Hot water heating; Gas heating fuel; Five or more AC units
• Interior features: Stove; Other interior features; Five or more AC units; Hardwood and tile flooring, plus other flooring types
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 3×3bd/1.0ba + 1×2bd/1.0ba units multifamily listed at $1.79M.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive. Per door: $446/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 $1.65M (8.0% below list).
• Recommended offer: $1.65M (8.0% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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.
• Market conditions: Rents rising fast (+5.9%/yr); 330 active listings in the ZIP; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $16,469/mo this rent would consume 300% of the median local household income ($66k/yr) (locally 6028% 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 $12k of loan paydown is wiped out by about $54k 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.
• Current owner paid $900k; list at $1.79M implies a 99% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: 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 $1,646,900 (8.0% 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 1930 — 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. 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: 0.92% ✗
• Cap rate: 7.49%
• Cash-on-cash: 4.27%
• DSCR: 1.19
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.87% rent growth · sell at horizon

5-year hold

• IRR: -6.7%
• Equity multiple: 0.74×
• Total profit: $-127,972
• Equity at exit: $266,895

10-year hold

• IRR: 5.9%
• Equity multiple: 1.49×
• Total profit: $245,955
• Equity at exit: $154,766

Cash invested: $501,200 (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 11214

• Rents YoY: 5.9%
• Active inventory: 330
• Price-to-rent: 35.8×

Monthly cashflow live

• Estimated rent: $16,469 high
• Mortgage (P&I): −$9,387
• Tax from tax record: −$1,094 /mo · $13,126/yr
• Insurance: −$746
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,458
• Net cashflow: $1,784

Break-even live

Break-even rent $14,211

Max offer price $1,790,000

Occupancy floor 84%

Sensitivity live

Price	-10% $2,797	-5% $2,291	+0% $1,784	+5% $1,277	+10% $771
Rent	-10% $483	-5% $1,133	+0% $1,784	+5% $2,434	+10% $3,085
Rate	-1.0pp $2,685	-0.5pp $2,239	base $1,784	+0.5pp $1,320	+1.0pp $848

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1	$12,510
1× unit	2	1	$3,959
Total (4 units)			$16,469

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: $447,500
• Closing costs: $53,700
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-18
   days on market $1,790,000 Active 13 DOM
2. 2026-06-17
   days on market $1,790,000 Active 12 DOM
3. 2026-06-16
   days on market $1,790,000 Active 11 DOM
4. 2026-06-15
   days on market $1,790,000 Active 10 DOM
5. 2026-06-13
   days on market $1,790,000 Active 8 DOM
6. 2026-06-09
   days on market $1,790,000 Active 4 DOM
7. 2026-06-08
   days on market $1,790,000 Active 3 DOM
8. 2026-06-07
   remarks 699-char remark
9. 2026-06-07
   listed $1,790,000 Active 2 DOM

ⓘ 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: $13,126 · $1,094/mo
• Projected year-2 tax: $21,688 · $1,807/mo
• Expected delta: +$8,563/yr (+$714/mo · 65.2%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 65% 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: $197,628
• − Mortgage interest: −$100,268
• − Property taxes: −$13,126
• − Insurance: −$8,950
• − Repairs & maintenance: −$15,810
• − Management: −$15,810
• − Depreciation: −$52,073
• Taxable loss: −$8,409
• Est. tax savings @ 24.0%: +$2,018
• After-tax cash flow: $23,425/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): 89,397
• Household income: $65,895
• Rent vs Own: 65.4% rent · 34.6% own
• Severe rent burden: 6028.0

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 0.67)
• Race & ethnicity: White 40% Asian 38% Hispanic / Latino 17% Two or more races 6% Black 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 3% Dominican 2%
• Common ancestry: Scotch-Irish 4% Subsaharan African 3% Romanian 2%
• Foreign-born: 56% · China, Canada, Vietnam
• Languages at home: 26% English-only · Chinese 28% Russian/Polish/Slavic 15% 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: ▼ -184.55%
• Current HPI: 276.0804
• Rent YoY: ▲ 5.87%
• 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

+261.6% since first listed

4 events — show timeline

• 2026-06-05 Listed $1,790,000 BNYMLS
• 2024-05-30 Price Changed $1,800,000 RLS at REBNY
• 2007-07-24 Sold (Public Records) $900,000 Public Records
• 2002-09-18 Sold (Public Records) $495,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $13,126 · +4.1% YoY. Source: county tax records.