81 Oak St · New York, NY 14004

$82,000

3 bd · 2.0 ba · 1,058 sqft · SingleFamily · 31 Days on market

Built 1977 435 sqft lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT OPEN LIVING ROOM WITH TRAY CEILING LEADS TO OPEN KITCHEN 20'. 8 X 18'. 3 ~ RECESS LIGHTING THRUOUT ~ NEW DOOR AND SLIDING DOOR LEADING TO NEWER LARGE DECK WITH NEW LIGHTS ~ GREAT PLACE FOR RELAXING ~ 2 FULL UPDATED BATHS & ROOF ~ LAUNDRY ROOM ~ WASHER & DRYER STAY ~ 16 X 8 SHED ~ BEAUTIFULLY LANDSCAPED ISLAND GARDENS ~ HOME IS 44' X 24' ~ CROSSLAND MFG SERIAL #K655 MODEL KGSS ~ SHELF IN OFFICE DOES NOT STAY ~ TAXES INCLUDED IN LOT RENT~

Key facts

• Parking
• Built 1977
• Listed 31 days

Property features AI

Finance

• HOA & community: Land lease: $405

Exterior

• Parking: No garage; Driveway parking
• Utilities: Water connected to public supply; Septic tank sewer; Electric with circuit breakers
• Home design: Single-story (1 story); Double-wide mobile home (Crossland); Resale condition; Private road frontage; Rectangular, rural/agricultural lot (50 x 100)
• Construction: Vinyl siding; Metal roof; Block foundation; Existing (pre-owned) structure
• Exterior features: Concrete driveway; Patio; Shed(s) and storage

Interior

• Kitchen: Gas range; Gas oven; Microwave; Refrigerator
• Bedrooms: 3 main-level bedrooms
• Flooring: Hardwood; Tile; Varied flooring
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Breakfast bar; Ceiling fan(s); Eat-in kitchen; Separate/formal living room; Sliding glass door(s); Bath in primary bedroom; Sliding doors
• Laundry & utility: Main-level laundry; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $6k ($72k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $82k).
• Recommended offer: $80k (3.0% below list) — sets the bar for market timing.
• Cap rate 93.7% 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: 51 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $567 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 13y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $27k; list at $82k implies a 204% gain — meaningful room to come down on a strong offer.

Recommended offer $79,540 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 10.09% ✓
• Cap rate: 93.66%
• Cash-on-cash: 312.02%
• DSCR: 14.88
• GRM: 0.8

CMA / ARV

• ARV (on-the-fly): $235,934
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
128 Wythe Ave Unit PH	0.51mi	4/2.0 (+1)	1,100 (+4%)	21mo	$245,000	$223	47

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: —
• Equity multiple: 16.99×
• Total profit: $367,066
• Equity at exit: $12,226

10-year hold

• IRR: —
• Equity multiple: 36.27×
• Total profit: $809,746
• Equity at exit: $7,090

Cash invested: $22,960 (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 14004

• Home prices YoY: -17.1%
• Active inventory: 51
• Price-to-rent: 0.8×

Monthly cashflow live

• Estimated rent: $8,274 high
• Mortgage (P&I): −$430
• Tax est. 1.5%: −$102 /mo · $1,230/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,738
• Net cashflow: $5,970

Break-even live

Break-even rent $717

Max offer price $82,000

Occupancy floor 23%

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: $20,500
• Closing costs: $2,460
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 Blue Slip Brooklyn, NY	2.0	1.0–2.0	819	$8,221	$10.04	2d	7	0.59mi
1 Blue Slip Brooklyn, NY	2.0	1.0–2.0	834	$7,548	$9.04	2d	13	0.60mi
1 Bell Slip Brooklyn, NY	2.0	1.0–2.0	766	$7,462	$9.74	2d	7	0.65mi
285 Kingsland Ave #2078 Brooklyn, NY	1.0–2.0	1.0–2.0	725	$6,380	$8.80	24d	2	0.85mi
30 Waterside Plz New York, NY	2.0	1.0–2.0	743	$6,598	$8.88	1d	33	1.04mi
475 48th Ave Long Island City, NY	3.0	1.0–3.0	1293	$8,971	$6.94	1d	1	1.18mi
360 E 16th St Unit 3A New York, NY	4.0	1.0	1200	$8,890	$7.41	24d	1	1.29mi
401 E 34th St New York, NY	3.0	1.0–2.0	887	$9,147	$10.31	1d	55	1.32mi
360 E 14th St Unit 2A New York, NY	4.0	1.0	1200	$9,295	$7.75	22d	1	1.34mi
460 2nd Ave Unit 3A New York, NY	4.0	2.0	1300	$11,685	$8.99	22d	1	1.38mi
490 2nd Ave Unit 10A New York, NY	4.0	2.0	1400	$10,900	$7.79	24d	1	1.39mi
415 E 37th St Unit 36A New York, NY	2.0	2.0	1210	$8,700	$7.19	24d	1	1.41mi
250 Union Ave #2119 Brooklyn, NY	1.0–2.0	1.0	590	$4,900	$8.31	24d	2	1.45mi
166 2nd Ave Unit 9KK New York, NY	2.0	1.5	950	$8,100	$8.53	7d	1	1.49mi
171 Suffolk St #1265 New York, NY	1.0–2.0	1.0	650	$8,710	$13.40	7d	2	1.50mi

Listing history 13 events

1. 2026-05-18
   status Pending
2. 2026-04-30
   status Active
3. 2026-04-28
   status Pending
4. 2026-04-22
   status Active
5. 2026-04-06
   status Pending
6. 2026-03-30
   listed $82,000 Active
7. 2019-08-09
   soldstatus $27,000 Closed Sale or Rented 459-char remark

   Show marketing remark (459 chars)

   GREAT OPEN LIVING ROOM WITH TRAY CEILING LEADS TO OPEN KITCHEN 20'. 8 X 18'. 3 ~ RECESS LIGHTING THRUOUT ~ NEW DOOR AND SLIDING DOOR LEADING TO NEWER LARGE DECK WITH NEW LIGHTS ~ GREAT PLACE FOR RELAXING ~ 2 FULL UPDATED BATHS & ROOF ~ LAUNDRY ROOM ~ WASHER & DRYER STAY ~ 16 X 8 SHED ~ BEAUTIFULLY LANDSCAPED ISLAND GARDENS ~ HOME IS 44' X 24' ~ CROSSLAND MFG SERIAL #K655 MODEL KGSS ~ SHELF IN OFFICE DOES NOT STAY ~ TAXES INCLUDED IN LOT RENT~

8. 2019-05-09
   status Pending Sale 459-char remark

   Show marketing remark (459 chars)

   GREAT OPEN LIVING ROOM WITH TRAY CEILING LEADS TO OPEN KITCHEN 20'. 8 X 18'. 3 ~ RECESS LIGHTING THRUOUT ~ NEW DOOR AND SLIDING DOOR LEADING TO NEWER LARGE DECK WITH NEW LIGHTS ~ GREAT PLACE FOR RELAXING ~ 2 FULL UPDATED BATHS & ROOF ~ LAUNDRY ROOM ~ WASHER & DRYER STAY ~ 16 X 8 SHED ~ BEAUTIFULLY LANDSCAPED ISLAND GARDENS ~ HOME IS 44' X 24' ~ CROSSLAND MFG SERIAL #K655 MODEL KGSS ~ SHELF IN OFFICE DOES NOT STAY ~ TAXES INCLUDED IN LOT RENT~

9. 2019-04-24
   listed $29,900 Active 459-char remark

   Show marketing remark (459 chars)

   GREAT OPEN LIVING ROOM WITH TRAY CEILING LEADS TO OPEN KITCHEN 20'. 8 X 18'. 3 ~ RECESS LIGHTING THRUOUT ~ NEW DOOR AND SLIDING DOOR LEADING TO NEWER LARGE DECK WITH NEW LIGHTS ~ GREAT PLACE FOR RELAXING ~ 2 FULL UPDATED BATHS & ROOF ~ LAUNDRY ROOM ~ WASHER & DRYER STAY ~ 16 X 8 SHED ~ BEAUTIFULLY LANDSCAPED ISLAND GARDENS ~ HOME IS 44' X 24' ~ CROSSLAND MFG SERIAL #K655 MODEL KGSS ~ SHELF IN OFFICE DOES NOT STAY ~ TAXES INCLUDED IN LOT RENT~

10. 2014-07-31
    soldstatus $32,000 17-char remark

    Show marketing remark (17 chars)

    Sold Before Print

11. 2014-06-20
    listed $31,900 17-char remark

    Show marketing remark (17 chars)

    Sold Before Print

12. 2013-12-19
    listed $31,900
13. 2013-06-19
    listed $34,900

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

Taxation est. · year 1

• Rental income: $99,290
• − Mortgage interest: −$4,593
• − Property taxes: −$1,230
• − Insurance: −$410
• − Repairs & maintenance: −$7,943
• − Management: −$7,943
• − Depreciation: −$2,385
• Taxable income: $74,785
• Est. tax owed @ 24.0%: −$17,948
• After-tax cash flow: $53,691/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
• City population: 7,731,280
• Population (ZIP): 11,312

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 White (90%)
• Race & ethnicity: White 90% Black 6% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Romanian 22% Lithuanian 3% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -70.62%
• Current HPI: 342.0461
• Rent YoY: —
• Metro: —
• 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

+135.0% since first listed

13 events — show timeline

• 2026-05-18 Pending — WNYREIS
• 2026-04-30 Relisted — WNYREIS
• 2026-04-28 Pending — WNYREIS
• 2026-04-22 Relisted — WNYREIS
• 2026-04-06 Pending — WNYREIS
• 2026-03-30 Listed $82,000 WNYREIS
• 2019-08-09 Sold (MLS) $27,000 WNYREIS
• 2019-05-09 Pending — WNYREIS
• 2019-04-24 Listed $29,900 WNYREIS
• 2014-07-31 Sold (MLS) $32,000 WNYREIS
• 2014-06-20 Listed $31,900 WNYREIS
• 2013-12-19 Listed $31,900 WNYREIS
• 2013-06-19 Listed $34,900 WNYREIS