563 E 91st St · New York, NY 11236

$989,000

8 bd · 2.0 ba · 2,560 sqft · MultiFamily public records · 90 Days on market

Built 1920 3,000 sqft lot Est $1014k · at est.

---

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 +14.9/30.0
• ARV discount +8.6/15.0
• Schools +5.0/10.0
• DSCR +4.6/10.0
• Livability +3.8/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• 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: 2 units. confirmed

Listing remarks MLS

Large 2 Family Brick house, in Canarsie neighborhood. This property is well maintained. Offering 4 Bedrooms, 1 Bath over 3 Bedrooms, 1 Bath and a full Finished lower level with separate entrance. The property is 20.6' wide & 64' deep on a 30' x 100' Lot. Large bedrooms. There's interior stairs, for convenience. The lower level has two rooms, a bath write up and lots of closet space. High ceiling and large windows. Boiler is well maintained yearly. Driveway with a garage. Close to transportation, shopping, restaurants, and lots more. Don't miss this great opportunity!!!!

Key facts

• High ceiling
• Large windows
• Separate entrance

Tags

• FINISHED LOWER LEVEL
• SEPARATE ENTRANCE
• INTERIOR STAIRS
• LOTS OF CLOSET SPACE
• HIGH CEILING
• LARGE WINDOWS

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/1.0-bath units multifamily listed at $989k.

Deal economics

• At list price, monthly cash flow is $287 ($3k/yr) — positive. Per door: $143/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 $828k (16.2% below list).
• Recommended offer: $828k (16.2% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: 229 active listings in the ZIP; solid renter incomes; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $8,285/mo this rent would consume 122% of the median local household income ($81k/yr) (locally 4225% 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 $7k of loan paydown is wiped out by about $30k 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 90 days — a 6% lower offer ($930k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago; this cycle's ask has dropped $100k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $71k; list at $989k implies a 1295% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 65% 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 $828,500 (16.2% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 16% 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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
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: 0.84% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.24%
• DSCR: 1.06
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $1,013,760
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
317 E 49th St	0.69mi	7/2.0 (-1)	2,706 (+6%)	1mo	$1,102,000	$407	52
663 E 94th St	0.25mi	7/4.0 (-1)	2,800 (+9%)	10mo	$1,110,000	$396	51
2268 Strauss St	0.44mi	7/4.0 (-1)	2,920 (+14%)	21mo	$777,000	$266	25

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.3%
• Equity multiple: 0.49×
• Total profit: $-142,232
• Equity at exit: $147,463

10-year hold

• IRR: -5.6%
• Equity multiple: 0.63×
• Total profit: $-101,274
• Equity at exit: $85,511

Cash invested: $276,920 (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 11236

• Active inventory: 229
• Price-to-rent: 19.9×

Monthly cashflow live

• Estimated rent: $8,285 medium
• Mortgage (P&I): −$5,186
• Tax from tax record: −$660 /mo · $7,920/yr
• Insurance: −$412
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,740
• Net cashflow: $287

Break-even live

Break-even rent $7,922

Max offer price $989,000

Occupancy floor 92%

Sensitivity live

Price	-10% $847	-5% $567	+0% $287	+5% $7	+10% $-273
Rent	-10% $-368	-5% $-41	+0% $287	+5% $614	+10% $941
Rate	-1.0pp $785	-0.5pp $538	base $287	+0.5pp $30	+1.0pp $-230

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

Units	Beds	Baths	Est. rent
▸ 2× units	4	1	$8,284
Total (2 units)			$8,285

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: $247,250
• Closing costs: $29,670
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2025-10-23
   status Pending

   Show marketing remark (581 chars)

   Large 2 Family Brick house, in Canarsie neighborhood. This property is well maintained. Offering 4 Bedrooms, 1 Bath over 3 Bedrooms, 1 Bath and a full Finished lower level with separate entrance. The property is 20.6' wide & 64' deep on a 30' x 100' Lot. Large bedrooms. There's interior stairs, for convenience. The lower level has two rooms, a bath write up and lots of closet space. High ceiling and large windows. Boiler is well maintained yearly. Driveway with a garage. Close to transportation, shopping, restaurants, and lots more. Don't miss this great opportunity!!!!

2. 2025-10-23
   status Pending 581-char remark

   Show marketing remark (581 chars)

   Large 2 Family Brick house, in Canarsie neighborhood. This property is well maintained. Offering 4 Bedrooms, 1 Bath over 3 Bedrooms, 1 Bath and a full Finished lower level with separate entrance. The property is 20.6' wide & 64' deep on a 30' x 100' Lot. Large bedrooms. There's interior stairs, for convenience. The lower level has two rooms, a bath write up and lots of closet space. High ceiling and large windows. Boiler is well maintained yearly. Driveway with a garage. Close to transportation, shopping, restaurants, and lots more. Don't miss this great opportunity!!!!

3. 2025-09-10
   price $989,000 581-char remark

   Show marketing remark (581 chars)

   Large 2 Family Brick house, in Canarsie neighborhood. This property is well maintained. Offering 4 Bedrooms, 1 Bath over 3 Bedrooms, 1 Bath and a full Finished lower level with separate entrance. The property is 20.6' wide & 64' deep on a 30' x 100' Lot. Large bedrooms. There's interior stairs, for convenience. The lower level has two rooms, a bath write up and lots of closet space. High ceiling and large windows. Boiler is well maintained yearly. Driveway with a garage. Close to transportation, shopping, restaurants, and lots more. Don't miss this great opportunity!!!!

4. 2025-09-10
   price $989,000

   Show marketing remark (581 chars)

   Large 2 Family Brick house, in Canarsie neighborhood. This property is well maintained. Offering 4 Bedrooms, 1 Bath over 3 Bedrooms, 1 Bath and a full Finished lower level with separate entrance. The property is 20.6' wide & 64' deep on a 30' x 100' Lot. Large bedrooms. There's interior stairs, for convenience. The lower level has two rooms, a bath write up and lots of closet space. High ceiling and large windows. Boiler is well maintained yearly. Driveway with a garage. Close to transportation, shopping, restaurants, and lots more. Don't miss this great opportunity!!!!

5. 2025-07-25
   listed $1,089,000 Active

   Show marketing remark (581 chars)

   Large 2 Family Brick house, in Canarsie neighborhood. This property is well maintained. Offering 4 Bedrooms, 1 Bath over 3 Bedrooms, 1 Bath and a full Finished lower level with separate entrance. The property is 20.6' wide & 64' deep on a 30' x 100' Lot. Large bedrooms. There's interior stairs, for convenience. The lower level has two rooms, a bath write up and lots of closet space. High ceiling and large windows. Boiler is well maintained yearly. Driveway with a garage. Close to transportation, shopping, restaurants, and lots more. Don't miss this great opportunity!!!!

6. 2025-07-25
   listed $1,089,000 Active 581-char remark

   Show marketing remark (581 chars)

   Large 2 Family Brick house, in Canarsie neighborhood. This property is well maintained. Offering 4 Bedrooms, 1 Bath over 3 Bedrooms, 1 Bath and a full Finished lower level with separate entrance. The property is 20.6' wide & 64' deep on a 30' x 100' Lot. Large bedrooms. There's interior stairs, for convenience. The lower level has two rooms, a bath write up and lots of closet space. High ceiling and large windows. Boiler is well maintained yearly. Driveway with a garage. Close to transportation, shopping, restaurants, and lots more. Don't miss this great opportunity!!!!

7. 2015-03-03
   historical
8. 2014-03-03
   listed $750,000
9. 1981-05-01
   soldstatus $70,909

ⓘ 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: $7,920 · $660/mo
• Projected year-2 tax: $12,317 · $1,026/mo
• Expected delta: +$4,397/yr (+$366/mo · 55.5%)

ⓘ 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 6/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $99,420
• − Mortgage interest: −$55,399
• − Property taxes: −$7,920
• − Insurance: −$4,945
• − Repairs & maintenance: −$7,954
• − Management: −$7,954
• − Depreciation: −$28,771
• Taxable loss: −$13,522
• Est. tax savings @ 24.0%: +$3,245
• After-tax cash flow: $6,685/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): 88,051
• Household income: $81,464
• Rent vs Own: 48.4% rent · 51.6% own
• Severe rent burden: 4225.0

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: Predominantly Black (79%)
• Race & ethnicity: Black 79% Hispanic / Latino 8% Two or more races 8% White 4% Asian 2%
• Hispanic origin (detail): Puerto Rican 3% Dominican 2%
• Common ancestry: Hispanic 14%
• Foreign-born: 45% · Canada, Mexico, China
• Languages at home: 74% English-only · French/Haitian/Cajun 14% Spanish 6% Chinese 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: ▼ -375.21%
• Current HPI: 330.8367
• Rent YoY: —
• 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

+1294.7% since first listed

9 events — show timeline

• 2025-10-23 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-10-23 Pending — BNYMLS
• 2025-09-10 Price Changed $989,000 BNYMLS
• 2025-09-10 Price Changed $989,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-25 Listed $1,089,000 BNYMLS
• 2025-07-25 Listed $1,089,000 OneKey® MLS as Distributed by MLS Grid
• 2015-03-03 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2014-03-03 Listed $750,000 OneKey® MLS as Distributed by MLS Grid
• 1981-05-01 Sold (Public Records) $70,909 Public Records

Property tax history

+5.3%/yr

Latest (2025): $7,920 · +3.6% YoY. Source: county tax records.