8811 Bedell Ln · New York, NY 11236

$800,000

6 bd · 4.0 ba · 2,520 sqft · MultiFamily public records · 111 Days on market

Built 1920 Est $1056k · 24% under

---

Why this score? — see what drove the C 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 +17.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• Schools +5.0/10.0
• 1% rule +3.9/10.0
• Livability +3.8/5.0
• 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

CoAgent: JEFFREY FERRETTI Ofc: 1722 - EXECUTRIX: MARGIE ESPOSITO. VERY LARGE 1 FAMILY USED AS 2 FAMILY WITH FULL LARGE FINISHED BASEMENT. BRAND NEW ROOF, THERMAL WINDOWS, BASEBOARDS, GAS GRILL, HUGE YARD W/FULL CABAINA AND SHED.,Water/Plumbing: CITY,Condition: ABOVE AVG

Key facts

• Built 1920
• Listed 111 days

Property features AI

Finance

• Financial info: Property accepts bank mortgage or cash financing; Current tenant monthly rent reported as $1,500

Exterior

• Parking: Community driveway
• Utilities: 220V electric; Gas service; Public water and sewer (standard utilities implied)
• Home design: Semi-detached residential building; Flat roof; Brick exterior
• Construction: Brick construction; Poured concrete foundation; Building footprint approximately 840 sq ft; Building dimensions about 42.00 x 20.00
• Exterior features: Back yard; Lot is irregular

Interior

• Bedrooms: 3 bedrooms total — 1 bedroom on first level, 2 bedrooms on second level
• Flooring: Hardwood floors
• Bathrooms: 2 bathrooms total — 1 bathroom on first level, 1 bathroom on second level
• Heating & cooling: Gas heating; Baseboard heat; Hot water coil in boiler
• Interior features: Finished basement; Hardwood floors; No central air conditioning (0 AC units)

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $800k.

Deal economics

• At list price, monthly cash flow is $554 ($7k/yr) — positive. Per door: $277/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 $713k (10.8% below list).
• Recommended offer: $713k (10.8% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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: 228 active listings in the ZIP; solid renter incomes; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $7,133/mo this rent would consume 105% 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 $6k of loan paydown is wiped out by about $24k 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 111 days — a 9% lower offer ($728k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 28y 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 $177k; list at $800k implies a 352% 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 $713,300 (10.8% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 11% 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. 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: 0.89% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.97%
• DSCR: 1.13
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $1,055,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
732 E 82nd St	0.42mi	6/3.5	2,760 (+10%)	0mo	$1,075,000	$389	62
1140 Remsen Ave	0.25mi	6/2.0	2,400 (-5%)	13mo	$980,000	$408	61
683 E 59th St	0.61mi	6/4.5	2,700 (+7%)	4mo	$990,000	$367	54
9015 Bayview Pl	0.17mi	7/2.0 (+1)	2,208 (-12%)	5mo	$925,000	$419	54
567 E 81 St	0.36mi	5/2.5 (-1)	2,304 (-9%)	15mo	$1,050,000	$456	46
602 E 81 St	0.39mi	5/3.5 (-1)	2,250 (-11%)	14mo	$840,000	$373	45
8011 Avenue K	0.75mi	5/2.5 (-1)	2,440 (-3%)	9mo	$970,000	$398	41
663 E 94th St	0.61mi	7/4.0 (+1)	2,800 (+11%)	10mo	$1,110,000	$396	39
9508 Avenue B	0.59mi	5/3.0 (-1)	2,250 (-11%)	8mo	$985,000	$438	39
5531 Kings Hwy	0.70mi	5/3.0 (-1)	2,214 (-12%)	4mo	$965,000	$436	35
747 E 78th St	0.59mi	5/2.5 (-1)	2,214 (-12%)	12mo	$975,000	$440	31
1327 E 94th St	0.70mi	6/2.5	2,184 (-13%)	14mo	$960,000	$440	28

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: -11.6%
• Equity multiple: 0.58×
• Total profit: $-94,489
• Equity at exit: $119,283

10-year hold

• IRR: -2.5%
• Equity multiple: 0.83×
• Total profit: $-37,489
• Equity at exit: $69,169

Cash invested: $224,000 (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 11236

• Active inventory: 228
• Price-to-rent: 18.7×

Monthly cashflow live

• Estimated rent: $7,133 high
• Mortgage (P&I): −$4,195
• Tax from tax record: −$552 /mo · $6,624/yr
• Insurance: −$333
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,498
• Net cashflow: $554

Break-even live

Break-even rent $6,431

Max offer price $800,000

Occupancy floor 87%

Sensitivity live

Price	-10% $1,007	-5% $781	+0% $554	+5% $328	+10% $102
Rent	-10% $-9	-5% $273	+0% $554	+5% $836	+10% $1,118
Rate	-1.0pp $957	-0.5pp $758	base $554	+0.5pp $347	+1.0pp $136

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$7,134
Total (2 units)			$7,133

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: $200,000
• Closing costs: $24,000
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $800,000 Active 111 DOM
2. 2026-06-17
   days on market $800,000 Active 110 DOM
3. 2026-06-15
   days on market $800,000 Active 108 DOM
4. 2026-06-13
   days on market $800,000 Active 106 DOM
5. 2026-06-10
   days on market $800,000 Active 102 DOM
6. 2026-06-08
   days on market $800,000 Active 101 DOM
7. 2026-06-08
   days on market $800,000 Active 100 DOM
8. 2026-06-04
   days on market $800,000 Active 97 DOM
9. 2026-06-03
   days on market $800,000 Active 96 DOM
10. 2026-06-01
    days on market $800,000 Active 94 DOM
11. 2026-05-31
    days on market $800,000 Active 93 DOM
12. 2026-02-27
    listed $800,000 Active
13. 1998-12-18
    soldstatus $177,000
14. 1998-02-03
    listed $184,000 270-char remark

    Show marketing remark (270 chars)

    CoAgent: JEFFREY FERRETTI Ofc: 1722 - EXECUTRIX: MARGIE ESPOSITO. VERY LARGE 1 FAMILY USED AS 2 FAMILY WITH FULL LARGE FINISHED BASEMENT. BRAND NEW ROOF, THERMAL WINDOWS, BASEBOARDS, GAS GRILL, HUGE YARD W/FULL CABAINA AND SHED.,Water/Plumbing: CITY,Condition: ABOVE AVG

15. 1983-09-01
    soldstatus $71,000

ⓘ 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: $6,624 · $552/mo
• Projected year-2 tax: $10,072 · $839/mo
• Expected delta: +$3,448/yr (+$287/mo · 52.1%)

ⓘ 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 7/10 Severe 7 d/yr ≥97°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: $85,596
• − Mortgage interest: −$44,812
• − Property taxes: −$6,624
• − Insurance: −$4,000
• − Repairs & maintenance: −$6,848
• − Management: −$6,848
• − Depreciation: −$23,273
• Taxable loss: −$6,809
• Est. tax savings @ 24.0%: +$1,634
• After-tax cash flow: $8,287/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

+1026.8% since first listed

4 events — show timeline

• 2026-02-27 Listed $800,000 BNYMLS
• 1998-12-18 Sold (Public Records) $177,000 Public Records
• 1998-02-03 Listed $184,000 BNYMLS
• 1983-09-01 Sold (Public Records) $71,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $6,624 · +3.4% YoY. Source: county tax records.