229 Nichols Ave · New York, NY 11208

$890,000

6 bd · None ba · 2,160 sqft · MultiFamily public records · 121 Days on market

Built 1899 2,500 sqft lot Est $996k · 11% under

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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 +14.6/30.0
• ARV discount +12.3/15.0
• Schools +5.0/10.0
• DSCR +4.4/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• 1% rule +3.3/10.0
• 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

Look no further, this is what you have been looking for! Welcome to 229 Nichols Avenue in the Cypress Hills neighborhood of Brooklyn. This multi-family is set up like a 2-family townhouse and is ready for you to customize to suit your needs. The property measures 20ft X 54ft on a 20ft X 125ft lot and is set up as: Floor 2: Four-bedroom, one-bathroom over Floor 1: Three-bedroom, one-bathroom over Basement: two-rooms, one bathroom each with living room and kitchen. Major upgrades include a new boiler, updated roof, upgraded electrical and plumbing, and solar panels. The oversized backyard is excellent for gardening, as there is a deck off the kitchen on the first floor. Whether you want to

Key facts

• 2,500 sq ft lot
• Built 1899
• Listed 121 days

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/?-bath units multifamily listed at $890k.

Deal economics

• At list price, monthly cash flow is $207 ($2k/yr) — positive. Per door: $103/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 $737k (17.2% below list).
• Recommended offer: $737k (17.2% 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: Rents rising fast (+6.1%/yr); 193 active listings in the ZIP; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $7,366/mo this rent would consume 142% 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 $6k of loan paydown is wiped out by about $27k 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 121 days — a 12% lower offer ($783k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask is 8% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $175k; list at $890k implies a 409% 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, 50% 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 $736,600 (17.2% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 17% 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 1899 — 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: 0.83% ✗
• Cap rate: 6.57%
• Cash-on-cash: 1.00%
• DSCR: 1.04
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $995,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
255 Lincoln Ave	0.10mi	6/3.0	2,128 (-2%)	1mo	$999,000	$469	92
197 Nichols Ave	0.05mi	5/3.0 (-1)	2,160 (0%)	4mo	$995,000	$461	89
451 Ridgewood Ave	0.19mi	6/5.0	2,056 (-5%)	5mo	$945,000	$460	79
7812 95th Ave	0.45mi	5/3.0 (-1)	2,216 (+3%)	2mo	$1,020,000	$460	68
68 Norwood Ave	0.60mi	6/3.0	2,185 (+1%)	2mo	$975,000	$446	68
91-49 86th St	0.68mi	6/3.0	2,160 (0%)	2mo	$1,170,000	$542	66
7832 87th Ave	0.52mi	7/4.0 (+1)	2,196 (+2%)	5mo	$1,250,000	$569	64
85 Autumn Ave	0.25mi	5/2.0 (-1)	1,904 (-12%)	4mo	$725,000	$381	60
80-21 86 Ave	0.68mi	6/2.0	2,064 (-4%)	4mo	$850,000	$412	58
80-60 90 Ave	0.54mi	5/2.0 (-1)	1,848 (-14%)	2mo	$875,000	$473	44
86-17 88 Ave	0.74mi	7/2.0 (+1)	2,376 (+10%)	2mo	$1,120,000	$471	42
145 Highland Pl	0.69mi	7/3.0 (+1)	2,460 (+14%)	3mo	$990,000	$402	37

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: 0.57×
• Total profit: $-107,273
• Equity at exit: $132,702

10-year hold

• IRR: 1.4%
• Equity multiple: 1.11×
• Total profit: $27,710
• Equity at exit: $76,951

Cash invested: $249,200 (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 11208

• Rents YoY: 6.1%
• Active inventory: 193
• Price-to-rent: 20.1×

Monthly cashflow live

• Estimated rent: $7,366 high
• Mortgage (P&I): −$4,667
• Tax from tax record: −$574 /mo · $6,893/yr
• Insurance: −$371
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,547
• Net cashflow: $207

Break-even live

Break-even rent $7,104

Max offer price $890,000

Occupancy floor 92%

Sensitivity live

Price	-10% $710	-5% $459	+0% $207	+5% $-45	+10% $-297
Rent	-10% $-375	-5% $-84	+0% $207	+5% $498	+10% $789
Rate	-1.0pp $655	-0.5pp $433	base $207	+0.5pp $-24	+1.0pp $-259

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	—	$7,366
Total (2 units)			$7,366

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: $222,500
• Closing costs: $26,700
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-02-22
   status Pending
2. 2026-01-18
   status Active
3. 2026-01-18
   price $890,000
4. 2025-08-16
   status Pending
5. 2025-06-26
   price $850,000
6. 2025-06-26
   price $850,000
7. 2025-06-11
   status Active
8. 2024-11-30
   status Pending
9. 2024-11-13
   listed $825,000 Active
10. 1996-09-16
    soldstatus $175,000
11. 1990-05-15
    soldstatus $140,000

ⓘ 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: $6,893 · $574/mo
• Projected year-2 tax: $10,967 · $914/mo
• Expected delta: +$4,074/yr (+$340/mo · 59.1%)

ⓘ 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 50% 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: $88,392
• − Mortgage interest: −$49,854
• − Property taxes: −$6,893
• − Insurance: −$4,450
• − Repairs & maintenance: −$7,071
• − Management: −$7,071
• − Depreciation: −$25,891
• Taxable loss: −$12,838
• Est. tax savings @ 24.0%: +$3,081
• After-tax cash flow: $5,561/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

+535.7% since first listed

11 events — show timeline

• 2026-02-22 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-01-18 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-01-18 Price Changed $890,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-16 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-06-26 Price Changed $850,000 RLS at REBNY
• 2025-06-26 Price Changed $850,000 OneKey® MLS as Distributed by MLS Grid
• 2025-06-11 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2024-11-30 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-11-13 Listed $825,000 OneKey® MLS as Distributed by MLS Grid
• 1996-09-16 Sold (Public Records) $175,000 Public Records
• 1990-05-15 Sold (Public Records) $140,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $6,893 · +50.8% YoY. Source: county tax records.