463 52nd St · New York, NY 11220

$1,250,000

18 bd · 6.6 ba · 4,710 sqft · MultiFamily public records · 1372 Days on market

Built 1906 2,500 sqft lot

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Why this score? — see what drove the A- 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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Appreciation +7.8/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 6 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

Truly an opportunity to own this large brick, 6 Family building in EXCELLENT condition! This property is 25ft wide x 75 ft deep with (6) 3 Bedroom/ 1 Bathroom units with a full finished basement in a prime sunset park location! IDEAL FOR END USER OR INVESTOR! Seller maintained the building throughout the years so low maintenance for new buyers. Updates include new electric meters, gas meters, furnace, water tank & more! conveniently compete those errands in a fraction of the time with the abundance of stores, shops, restaurants & parks located on 5th , 4th and 8th Avenues, just minutes away from multiple [R & N] subway stations and bus stations. an easy commute to NYC.

Key facts

• 2,500 sq ft lot
• Listed 1372 days

Property features AI

Finance

• Other: Zoning: R6B
• Financial info: Financing options include cash, bank mortgage, and exchange considered; Six rental units with current/provided rents for each unit (rents vary by unit; one unit shows projected rent of $2,200)

Exterior

• Parking: Other parking (no designated parking attributes)
• Utilities: Electric: Other; Hot water: Other; Heating fuel: Other; Heat delivery: Other
• Home design: Attached building; Residential property; Three stories
• Construction: Brick construction; Other roof (see remarks); Other foundation; Building footprint approximately 1,750 sq ft; Building dimensions about 70.00 x 25.00
• Exterior features: Rooftop deck; Bike rooms; Yard (see remarks); Exterior details described as 'Other' (see remarks)

Interior

• Bedrooms: Six 3-bedroom units (two units per floor across three floors)
• Flooring: Other flooring (see remarks)
• Bathrooms: Six full bathrooms and one half bathroom total; Each unit has one full bathroom
• Heating & cooling: Multiple air conditioning units (5+)
• Interior features: Finished basement with a separate entrance; Multiple AC units (5+)

What this means for you Summary

Snapshot

• This is a 6 × 3-bed/1.1-bath units multifamily listed at $1.25M.

Deal economics

• At list price, monthly cash flow is $5k ($65k/yr) — positive. Per door: $899/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($18k rent vs $1.25M).
• Recommended offer: $1.10M (12.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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 (+11.0%/yr); 271 active listings in the ZIP; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $17,764/mo this rent would consume 305% of the median local household income ($70k/yr) (locally 6563% 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 $79k of equity ($9k loan paydown + $70k appreciation (5.6% local appreciation)).
• Kings County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (5.6% appreciation + 8.0% rent growth), your $350k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$127k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 1372 days — a 12% lower offer ($1.10M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $100k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 62% 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 $1,100,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 1372 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 1906 — 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. 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.
10. 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.
11. 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: 1.42% ✓
• Cap rate: 11.47%
• Cash-on-cash: 18.50%
• DSCR: 1.82
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.63% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 33.3%
• Equity multiple: 3.20×
• Total profit: $771,594
• Equity at exit: $757,001

10-year hold

• IRR: 33.7%
• Equity multiple: 7.40×
• Total profit: $2,241,727
• Equity at exit: $1,348,589

Cash invested: $350,000 (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 11220

• Home prices YoY: 2.5%
• Rents YoY: 11.0%
• Active inventory: 271
• Price-to-rent: 35.2×

Monthly cashflow live

• Estimated rent: $17,764 medium
• Mortgage (P&I): −$6,555
• Tax est. 1.5%: −$1,562 /mo · $18,750/yr
• Insurance: −$521
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,730
• Net cashflow: $5,395

Break-even live

Break-even rent $10,935

Max offer price $1,250,000

Occupancy floor 65%

Sensitivity live

Price	-10% $6,259	-5% $5,827	+0% $5,395	+5% $4,963	+10% $4,531
Rent	-10% $3,992	-5% $4,693	+0% $5,395	+5% $6,097	+10% $6,798
Rate	-1.0pp $6,025	-0.5pp $5,713	base $5,395	+0.5pp $5,071	+1.0pp $4,742

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

Units	Beds	Baths	Est. rent
▸ 6× units	3	1.1	$17,766
Total (6 units)			$17,764

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: $312,500
• Closing costs: $37,500
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $1,250,000 Active 1372 DOM
2. 2026-06-17
   days on market $1,250,000 Active 1371 DOM
3. 2026-06-15
   days on market $1,250,000 Active 1369 DOM
4. 2026-06-13
   days on market $1,250,000 Active 1367 DOM
5. 2026-06-10
   days on market $1,250,000 Active 1363 DOM
6. 2026-06-08
   days on market $1,250,000 Active 1362 DOM
7. 2026-06-03
   days on market $1,250,000 Active 1357 DOM
8. 2026-06-01
   days on market $1,250,000 Active 1355 DOM
9. 2026-05-31
   days on market $1,250,000 Active 1354 DOM
10. 2023-05-10
    price $1,250,000
11. 2023-05-03
    price $1,280,000
12. 2023-03-22
    price $1,350,000
13. 2023-02-05
    price $999,999
14. 2022-12-01
    price $1,299,999
15. 2022-10-21
    status Active
16. 2022-09-26
    historical
17. 2022-08-21
    listed $1,350,000 Active
18. 2018-04-23
    price $1,360,000
19. 2018-03-02
    price $1,390,000
20. 2014-09-16
    soldstatus $1,175,000
21. 2012-08-27
    soldstatus $660,000
22. 2005-01-11
    soldstatus $550,000
23. 1994-10-05
    soldstatus $150,000
24. 1992-11-24
    soldstatus $169,000
25. 1990-03-23
    soldstatus $150,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% 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: $213,168
• − Mortgage interest: −$70,019
• − Property taxes: −$18,750
• − Insurance: −$6,250
• − Repairs & maintenance: −$17,053
• − Management: −$17,053
• − Depreciation: −$36,364
• Taxable income: $47,678
• Est. tax owed @ 24.0%: −$11,443
• After-tax cash flow: $53,298/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): 90,652
• Household income: $69,883
• Rent vs Own: 73.3% rent · 26.7% own
• Severe rent burden: 6563.0

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 0.65)
• Race & ethnicity: Asian 40% Hispanic / Latino 40% White 16% Two or more races 7% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 17% Puerto Rican 8% Dominican 5%
• Common ancestry: Romanian 1% Scotch-Irish 1% Subsaharan African 1%
• Foreign-born: 52% · China, Canada, Jamaica
• Languages at home: 20% English-only · Spanish 35% Chinese 35% Arabic 3%

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: ▲ 5.63%
• Current HPI: 226.624
• Rent YoY: ▲ 11.02%
• 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

+733.3% since first listed

16 events — show timeline

• 2023-05-10 Price Changed $1,250,000 BNYMLS
• 2023-05-03 Price Changed $1,280,000 BNYMLS
• 2023-03-22 Price Changed $1,350,000 BNYMLS
• 2023-02-05 Price Changed $999,999 BNYMLS
• 2022-12-01 Price Changed $1,299,999 BNYMLS
• 2022-10-21 Relisted — BNYMLS
• 2022-09-26 Delisted — BNYMLS
• 2022-08-21 Listed $1,350,000 BNYMLS
• 2018-04-23 Price Changed $1,360,000 BNYMLS
• 2018-03-02 Price Changed $1,390,000 BNYMLS
• 2014-09-16 Sold (Public Records) $1,175,000 Public Records
• 2012-08-27 Sold (Public Records) $660,000 Public Records
• 2005-01-11 Sold (Public Records) $550,000 Public Records
• 1994-10-05 Sold (Public Records) $150,000 Public Records
• 1992-11-24 Sold (Public Records) $169,000 Public Records
• 1990-03-23 Sold (Public Records) $150,000 Public Records

Property tax history

-6.2%/yr

Latest (2025): $2,312 · -81.4% YoY. Source: county tax records.