2630 Harway Ave · New York, NY 11214

$1,750,000

None bd · 16.0 ba · 2,352 sqft · MultiFamily public records · 25 Days on market

Built 1931 2,100 sqft lot Est $1484k · 18% over

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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 +20.6/30.0
• DSCR +6.6/10.0
• Schools +5.0/10.0
• 1% rule +4.4/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

Hot hot solid brick 4 family house located in Bath Beach. It is 21x56 with lot size of 21x118 and R5 zoning with possibilities of extending another 20ft!! 3 stories. 1st floor - 3 bedrooms, living room, dining area, eat in kitchen, full bathroom. 2nd floor - 3 bedrooms, living room, dining area, eat in kitchen, full bathroom. 3rd floor front / rear are 2 x 1 bedrooms, living room, eat in kitchen full, bathroom.

Key facts

• Solid brick
• R5 zoning
• 2,100 sq ft lot

Tags

• SOLID BRICK
• R5 ZONING
• POSSIBILITIES OF EXTENDING

Property features AI

Finance

• Other: Estimated total square footage: 3500; Lot number 31
• Financial info: Financing options: exchange considered, assumption, bank mortgage, or cash

Exterior

• Parking: Street parking
• Utilities: 220V electric; Gas hot water; Gas heating; Hot water heat delivery
• Home design: Residential property; Flat roof; Block foundation
• Construction: Brick construction; Flat roof; Block foundation; Building footprint approximately 1,176; Building dimensions approximately 56.00 x 21.00
• Exterior features: Back yard; Attached building; Brick exterior

Interior

• Bedrooms: 2 bedrooms on level 1; 3 bedrooms on level 2; 2 bedrooms on level 3
• Flooring: Hardwood floors
• Bathrooms: 1 full bath on level 1; 1 full bath on level 2; 2 full baths on level 3; 4 full baths total
• Heating & cooling: Hot water heat (gas-fired); 220V electric service; 4 AC units
• Interior features: Hardwood floors; 4 AC units

What this means for you Summary

Snapshot

• This is a 2×3bd/1ba + 2×2bd/1ba units multifamily listed at $1.75M.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive. Per door: $571/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 $1.65M (5.6% below list).
• Recommended offer: $1.65M (5.6% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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 (+5.9%/yr); 334 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $16,527/mo this rent would consume 301% of the median local household income ($66k/yr) (locally 6028% 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 $12k of loan paydown is wiped out by about $52k 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 25 days — a 2% lower offer ($1.72M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $750k; list at $1.75M implies a 133% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1931 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 68% 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 $1,652,700 (5.6% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1931 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
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: 0.94% ✗
• Cap rate: 7.90%
• Cash-on-cash: 5.76%
• DSCR: 1.26
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $1,484,112
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Bay 38th St	0.37mi	6/3.0	2,256 (-4%)	2mo	$1,400,000	$621	54
2045 W 11th St	0.59mi	6/4.0	2,280 (-3%)	1mo	$1,799,000	$789	47
32 Bay 34th St	0.62mi	5/4.0	2,320 (-1%)	5mo	$1,290,000	$556	44
2535 Bath Ave	0.22mi	4/2.5	2,012 (-14%)	5mo	$1,270,000	$631	42
8666 24th Ave	0.52mi	8/3.0	2,268 (-4%)	10mo	$1,880,000	$829	41
2301 W 7th St	0.64mi	6/3.0	2,271 (-3%)	4mo	$950,000	$418	41
1962 W 10th St	0.71mi	7/4.0	2,340 (-0%)	11mo	$1,638,000	$700	37
58 Bay 41 St	0.39mi	5/4.0	2,646 (+12%)	6mo	$1,580,000	$597	36
2165 Cropsey Ave	0.70mi	7/3.0	2,362 (+0%)	14mo	$1,390,000	$588	35
1933 W 12th St	0.69mi	6/2.0	2,200 (-6%)	4mo	$1,600,000	$727	34
70 Bay 34th St	0.59mi	8/4.0	2,490 (+6%)	11mo	$1,570,000	$631	34
60 Lake Pl	0.59mi	4/3.0	2,142 (-9%)	7mo	$990,000	$462	32

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 · 5.87% rent growth · sell at horizon

5-year hold

• IRR: -4.8%
• Equity multiple: 0.82×
• Total profit: $-89,562
• Equity at exit: $260,931

10-year hold

• IRR: 7.7%
• Equity multiple: 1.65×
• Total profit: $320,741
• Equity at exit: $151,308

Cash invested: $490,000 (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 11214

• Rents YoY: 5.9%
• Active inventory: 334
• Price-to-rent: 32.3×

Monthly cashflow live

• Estimated rent: $16,527 medium
• Mortgage (P&I): −$9,177
• Tax from tax record: −$799 /mo · $9,592/yr
• Insurance: −$729
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,471
• Net cashflow: $2,284

Break-even live

Break-even rent $13,636

Max offer price $1,750,000

Occupancy floor 81%

Sensitivity live

Price	-10% $3,275	-5% $2,780	+0% $2,284	+5% $1,789	+10% $1,294
Rent	-10% $979	-5% $1,631	+0% $2,284	+5% $2,937	+10% $3,590
Rate	-1.0pp $3,166	-0.5pp $2,729	base $2,284	+0.5pp $1,831	+1.0pp $1,369

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$9,042
▸ 2× units	2	1	$7,486
Total (4 units)			$16,527

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: $437,500
• Closing costs: $52,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
187 Bay 31st St #1 Brooklyn, NY	3.0	3.0	1800	$5,200	$2.89	20d	1	0.58mi

Listing history 17 events

1. 2026-06-21
   days on market $1,750,000 Active 25 DOM
2. 2026-06-18
   days on market $1,750,000 Active 22 DOM
3. 2026-06-17
   days on market $1,750,000 Active 21 DOM
4. 2026-06-16
   days on market $1,750,000 Active 20 DOM
5. 2026-06-15
   days on market $1,750,000 Active 19 DOM
6. 2026-06-13
   days on market $1,750,000 Active 17 DOM
7. 2026-06-10
   days on market $1,750,000 Active 13 DOM
8. 2026-06-08
   days on market $1,750,000 Active 12 DOM
9. 2026-06-08
   days on market $1,750,000 Active 11 DOM
10. 2026-06-04
    days on market $1,750,000 Active 8 DOM
11. 2026-06-03
    days on market $1,750,000 Active 7 DOM
12. 2026-06-02
    days on market $1,750,000 Active 6 DOM
13. 2026-06-01
    days on market $1,750,000 Active 5 DOM
14. 2026-05-31
    days on market $1,750,000 Active 4 DOM
15. 2026-05-27
    listed $1,750,000 Active
16. 2005-11-01
    soldstatus $750,000
17. 2004-09-13
    soldstatus $499,000

ⓘ 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: $9,592 · $799/mo
• Projected year-2 tax: $19,583 · $1,632/mo
• Expected delta: +$9,992/yr (+$833/mo · 104.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 78% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $198,324
• − Mortgage interest: −$98,027
• − Property taxes: −$9,592
• − Insurance: −$9,548
• − Repairs & maintenance: −$15,866
• − Management: −$15,866
• − Depreciation: −$50,909
• Taxable loss: −$1,483
• Est. tax savings @ 24.0%: +$356
• After-tax cash flow: $27,766/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): 89,397
• Household income: $65,895
• Rent vs Own: 65.4% rent · 34.6% own
• Severe rent burden: 6028.0

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 0.67)
• Race & ethnicity: White 40% Asian 38% Hispanic / Latino 17% Two or more races 6% Black 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 3% Dominican 2%
• Common ancestry: Scotch-Irish 4% Subsaharan African 3% Romanian 2%
• Foreign-born: 56% · China, Canada, Vietnam
• Languages at home: 26% English-only · Chinese 28% Russian/Polish/Slavic 15% Spanish 13%

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: ▼ -184.55%
• Current HPI: 276.0804
• Rent YoY: ▲ 5.87%
• 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

+250.7% since first listed

3 events — show timeline

• 2026-05-27 Listed $1,750,000 BNYMLS
• 2005-11-01 Sold (Public Records) $750,000 Public Records
• 2004-09-13 Sold (Public Records) $499,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $9,592 · +2.2% YoY. Source: county tax records.