622 Marlborough Rd · New York, NY 11226

$1,399,000

88 bd · 64.0 ba · 5,750 sqft · MultiFamily public records · 583 Days on market

Built 1931 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.4/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 8 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

Rare-Find Excellent Investment Opportunity for this 8-Family Brick Building is located is the center of the prime commercial. It is right across from B/Q subway Newkirk Plaza and surrounded by ALL major public transportation, shopping, restaurant, convenience stores, national chains and much more to mention. This building features 3 two-bedroom and 5 one-bedroom apartments, total of 11 bedrooms and 8 full bathrooms, building size is 20x84' with 5750 square feet and sitting on 20x100' lot. Rent roll is upon request. Won't Last!

Key facts

• 2,000 sq ft lot
• Built 1931
• Listed 583 days

Property features AI

Finance

• Other: Annual utility expense listed (agent-provided figure)
• Financial info: Financing considered: exchange, bank mortgage, or cash

Exterior

• Parking: No parking on site
• Utilities: Electric service: 110V and 220V; Hot water: Gas; Heating delivery: Steam/Radiator
• Home design: Attached building; Residential property; Flat roof; Building footprint approximately 1,680; Building dimensions about 84.00 x 20.00; Zoning: R6A
• Construction: Brick construction; Poured concrete foundation
• Exterior features: Back yard; Side yard

Interior

• Kitchen: Refrigerator; Stove
• Bedrooms: Total rooms: 27
• Flooring: Hardwood; Laminate; Tile
• Bathrooms: 8 full bathrooms
• Heating & cooling: Steam/radiator heat; Gas hot water; Heating fuel: Gas; Electrical: 110V and 220V
• Interior features: Refrigerator; Stove; Hardwood floors; Laminate floors; Tile floors; Separate entrance basement; Unfinished basement
• Laundry & utility: No central air conditioning units

What this means for you Summary

Snapshot

• This is a 8 × 11-bed/8.0-bath units multifamily listed at $1.40M.

Deal economics

• At list price, monthly cash flow is $13k ($150k/yr) — positive. Per door: $2k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($28k rent vs $1.40M).
• Recommended offer: $1.23M (12.0% below list) — sets the bar for market timing.
• Cap rate 17.1% 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.
• Market conditions: Rents rising fast (+4.0%/yr); 151 active listings in the ZIP; solid renter incomes; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $28,366/mo this rent would consume 420% of the median local household income ($81k/yr) (locally 8485% 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 $50k of equity ($10k loan paydown + $40k appreciation (2.9% local appreciation)).
• Kings County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (2.9% appreciation + 4.0% rent growth), your $392k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$81k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 583 days — a 12% lower offer ($1.23M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $430k; list at $1.40M implies a 225% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1931 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; major wind risk, 64% 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 $1,231,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 583 days. Have you received any prior offers? Is the seller open to a 12% 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 1931 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 2.03% ✓
• Cap rate: 17.08%
• Cash-on-cash: 38.54%
• DSCR: 2.71
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.87% appreciation · 4.0% rent growth · sell at horizon

5-year hold

• IRR: 44.6%
• Equity multiple: 3.52×
• Total profit: $985,695
• Equity at exit: $619,132

10-year hold

• IRR: 45.0%
• Equity multiple: 7.25×
• Total profit: $2,447,714
• Equity at exit: $946,515

Cash invested: $391,720 (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 11226

• Home prices YoY: 0.9%
• Rents YoY: 4.0%
• Active inventory: 151
• Price-to-rent: 32.9×

Monthly cashflow live

• Estimated rent: $28,366 medium
• Mortgage (P&I): −$7,337
• Tax from tax record: −$1,908 /mo · $22,897/yr
• Insurance: −$583
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$5,957
• Net cashflow: $12,515

Break-even live

Break-even rent $12,524

Max offer price $1,399,000

Occupancy floor 51%

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

Units	Beds	Baths	Est. rent
▸ 8× units	11	8	$28,368
Total (8 units)			$28,366

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: $349,750
• Closing costs: $41,970
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $1,399,000 Active 583 DOM
2. 2026-06-17
   days on market $1,399,000 Active 582 DOM
3. 2026-06-15
   days on market $1,399,000 Active 580 DOM
4. 2026-06-13
   days on market $1,399,000 Active 578 DOM
5. 2026-06-10
   days on market $1,399,000 Active 574 DOM
6. 2026-06-08
   days on market $1,399,000 Active 573 DOM
7. 2026-06-03
   days on market $1,399,000 Active 568 DOM
8. 2026-06-01
   days on market $1,399,000 Active 566 DOM
9. 2026-05-31
   days on market $1,399,000 Active 565 DOM
10. 2024-11-12
    listed $1,399,000 Active
11. 2004-08-10
    soldstatus $430,000
12. 1988-08-15
    soldstatus $135,000

ⓘ 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: $22,897 · $1,908/mo
• Projected year-2 tax: $23,270 · $1,939/mo
• Expected delta: +$373/yr (+$31/mo · 1.6%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% 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: $340,392
• − Mortgage interest: −$78,366
• − Property taxes: −$22,897
• − Insurance: −$7,792
• − Repairs & maintenance: −$27,231
• − Management: −$27,231
• − Depreciation: −$40,698
• Taxable income: $136,176
• Est. tax owed @ 24.0%: −$32,682
• After-tax cash flow: $117,500/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): 95,144
• Household income: $81,014
• Rent vs Own: 86.0% rent · 14.0% own
• Severe rent burden: 8485.0

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 0.60)
• Race & ethnicity: Black 59% Hispanic / Latino 16% White 14% Two or more races 9% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 3% Dominican 2%
• Common ancestry: Hispanic 12% Romanian 1% Italian 1%
• Foreign-born: 43% · Canada, China, Mexico
• Languages at home: 65% English-only · French/Haitian/Cajun 14% Spanish 13% Other Indo-European 2%

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: ▲ 2.87%
• Current HPI: 331.4138
• Rent YoY: ▲ 4.00%
• 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

+936.3% since first listed

3 events — show timeline

• 2024-11-12 Listed $1,399,000 BNYMLS
• 2004-08-10 Sold (Public Records) $430,000 Public Records
• 1988-08-15 Sold (Public Records) $135,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $22,897 · +6.9% YoY. Source: county tax records.