124 Hall St · New York, NY 11205

$2,395,000

4 bd · 5.0 ba · 2,800 sqft · MultiFamily public records · 174 Days on market

Built 1901 1,600 sqft lot Est $2556k · 6% under ↓ 16% since listing

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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).

• ARV discount +10.3/15.0
• Appreciation +10.0/10.0
• Cash flow +6.8/30.0
• Schools +5.0/10.0
• Rent growth +4.7/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• DSCR +1.0/10.0
• 1% rule +0.4/10.0

Multi-family units

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

Listing remarks MLS

Updated Brownstone in Prime Clinton Hill Welcome to this beautifully updated brownstone located in the highly sought-after Clinton Hill neighborhood of Brooklyn. Just minutes from Manhattan and within a short distance to shopping, dining, and public transportation, this property offers both convenience and classic Brooklyn charm. This impressive four-level brownstone features a spacious duplex on the first and second floors, offering an open-concept living room, dining room, and updated kitchen, along with a full bathroom and direct access to a generous backyard—ideal for entertaining or relaxing. The second floor includes three well-appointed bedrooms. The third floor features a one-bedroom apartment, perfect for rental income or extended family. The fourth floor offers owner's apartment complete with a summer kitchen, bedroom, and full bathroom. Additional highlights include three separate electric meters, making this an excellent investment or multi-generational living opportunity. Will be delivered vacant.

Key facts

• Summer kitchen
• Generous backyard
• 1,600 sq ft lot

Tags

• OPEN-CONCEPT LIVING ROOM
• GENEROUS BACKYARD
• ONE-BEDROOM APARTMENT
• SUMMER KITCHEN
• THREE SEPARATE ELECTRIC METERS

Property features AI

Finance

• Other: Property in excellent condition
• Financial info: Unit 1 current monthly rent: $3,500; Total units: 2

Exterior

• Parking: On-street parking
• Utilities: 220 volt electric
• Home design: Multi-family property with 2 units; 4-story building; Approximately built (year details approximate)
• Construction: Stone exterior
• Exterior features: Stone construction; R-5 zoning; Lot approx. 16 x 100

Interior

• Bedrooms: Unit 1: 3 bedrooms; Unit 2: 1 bedroom
• Bathrooms: Total of 5 bathrooms (3 full, 2 three-quarter)
• Heating & cooling: Natural gas heating; Hot water heating; Cooling provided via individual units
• Interior features: Central air conditioning (individual units)

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.5-bath units multifamily listed at $2.40M.

Deal economics

• At list price, monthly cash flow is $-4k ($-45k/yr) — negative. Per door: $-2k/mo.
• To cash-flow at today's rent, offer at most $1.73M (27.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.29M (46.0% below list).
• Recommended offer: $1.29M (46.0% below list) — sets the bar for 1% rule.
• Cap rate 4.4% 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 (+8.6%/yr); 88 active listings in the ZIP; solid renter incomes; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $12,930/mo this rent would consume 165% of the median local household income ($94k/yr) (locally 3544% 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 $256k of equity ($17k loan paydown + $240k appreciation (10.0% local appreciation)).
• Kings County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$412k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 174 days — a 12% lower offer ($2.11M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $455k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $1,293,000 (46.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 174 days. Have you received any prior offers? Is the seller open to a 46% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1901 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 0.54% ✗
• Cap rate: 4.40%
• Cash-on-cash: -6.76%
• DSCR: 0.70
• GRM: 15.4

CMA / ARV

• ARV (on-the-fly): $2,556,400
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
76 Clinton Ave	0.19mi	5/3.0 (+1)	2,410 (-14%)	20mo	$2,200,000	$913	38
73 Willoughby Ave Unit 2	0.26mi	3/2.5 (-1)	2,520 (-10%)	24mo	$475,000	$188	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 20.6%
• Equity multiple: 2.69×
• Total profit: $1,130,881
• Equity at exit: $2,157,606

10-year hold

• IRR: 19.6%
• Equity multiple: 6.50×
• Total profit: $3,685,890
• Equity at exit: $4,652,958

Cash invested: $670,600 (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 11205

• Home prices YoY: 2.1%
• Rents YoY: 8.6%
• Active inventory: 88
• Price-to-rent: 30.9×

Monthly cashflow live

• Estimated rent: $12,930 high
• Mortgage (P&I): −$12,560
• Tax from tax record: −$432 /mo · $5,190/yr
• Insurance: −$998
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,715
• Net cashflow: $-3,775

Break-even live

Break-even rent $17,709

Max offer price $1,728,074

Occupancy floor —

Sensitivity live

Price	-10% $-2,420	-5% $-3,097	+0% $-3,775	+5% $-4,453	+10% $-7,992
Rent	-10% $-4,797	-5% $-4,286	+0% $-3,775	+5% $-3,265	+10% $-2,754
Rate	-1.0pp $-2,569	-0.5pp $-3,166	base $-3,775	+0.5pp $-4,396	+1.0pp $-5,027

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	2.5	$12,930
Total (2 units)			$12,930

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: $598,750
• Closing costs: $71,850
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $2,395,000 Active 174 DOM
2. 2026-06-18
   days on market $2,395,000 Active 171 DOM
3. 2026-06-17
   days on market $2,395,000 Active 170 DOM
4. 2026-06-15
   days on market $2,395,000 Active 168 DOM
5. 2026-06-13
   days on market $2,395,000 Active 166 DOM
6. 2026-06-10
   days on market $2,395,000 Active 162 DOM
7. 2026-06-08
   days on market $2,395,000 Active 161 DOM
8. 2026-06-04
   days on market $2,395,000 Active 157 DOM
9. 2026-06-03
   days on market $2,395,000 Active 156 DOM
10. 2026-06-01
    days on market $2,395,000 Active 154 DOM
11. 2026-05-31
    days on market $2,395,000 Active 153 DOM
12. 2026-01-27
    price $2,395,000 1031-char remark

    Show marketing remark (1031 chars)

    Updated Brownstone in Prime Clinton Hill Welcome to this beautifully updated brownstone located in the highly sought-after Clinton Hill neighborhood of Brooklyn. Just minutes from Manhattan and within a short distance to shopping, dining, and public transportation, this property offers both convenience and classic Brooklyn charm. This impressive four-level brownstone features a spacious duplex on the first and second floors, offering an open-concept living room, dining room, and updated kitchen, along with a full bathroom and direct access to a generous backyard—ideal for entertaining or relaxing. The second floor includes three well-appointed bedrooms. The third floor features a one-bedroom apartment, perfect for rental income or extended family. The fourth floor offers owner's apartment complete with a summer kitchen, bedroom, and full bathroom. Additional highlights include three separate electric meters, making this an excellent investment or multi-generational living opportunity. Will be delivered vacant.

13. 2026-01-27
    price $2,395,000

    Show marketing remark (1031 chars)

    Updated Brownstone in Prime Clinton Hill Welcome to this beautifully updated brownstone located in the highly sought-after Clinton Hill neighborhood of Brooklyn. Just minutes from Manhattan and within a short distance to shopping, dining, and public transportation, this property offers both convenience and classic Brooklyn charm. This impressive four-level brownstone features a spacious duplex on the first and second floors, offering an open-concept living room, dining room, and updated kitchen, along with a full bathroom and direct access to a generous backyard—ideal for entertaining or relaxing. The second floor includes three well-appointed bedrooms. The third floor features a one-bedroom apartment, perfect for rental income or extended family. The fourth floor offers owner's apartment complete with a summer kitchen, bedroom, and full bathroom. Additional highlights include three separate electric meters, making this an excellent investment or multi-generational living opportunity. Will be delivered vacant.

14. 2026-01-14
    price $2,599,000 1031-char remark

    Show marketing remark (1031 chars)

    Updated Brownstone in Prime Clinton Hill Welcome to this beautifully updated brownstone located in the highly sought-after Clinton Hill neighborhood of Brooklyn. Just minutes from Manhattan and within a short distance to shopping, dining, and public transportation, this property offers both convenience and classic Brooklyn charm. This impressive four-level brownstone features a spacious duplex on the first and second floors, offering an open-concept living room, dining room, and updated kitchen, along with a full bathroom and direct access to a generous backyard—ideal for entertaining or relaxing. The second floor includes three well-appointed bedrooms. The third floor features a one-bedroom apartment, perfect for rental income or extended family. The fourth floor offers owner's apartment complete with a summer kitchen, bedroom, and full bathroom. Additional highlights include three separate electric meters, making this an excellent investment or multi-generational living opportunity. Will be delivered vacant.

15. 2026-01-14
    price $2,599,000

    Show marketing remark (1031 chars)

    Updated Brownstone in Prime Clinton Hill Welcome to this beautifully updated brownstone located in the highly sought-after Clinton Hill neighborhood of Brooklyn. Just minutes from Manhattan and within a short distance to shopping, dining, and public transportation, this property offers both convenience and classic Brooklyn charm. This impressive four-level brownstone features a spacious duplex on the first and second floors, offering an open-concept living room, dining room, and updated kitchen, along with a full bathroom and direct access to a generous backyard—ideal for entertaining or relaxing. The second floor includes three well-appointed bedrooms. The third floor features a one-bedroom apartment, perfect for rental income or extended family. The fourth floor offers owner's apartment complete with a summer kitchen, bedroom, and full bathroom. Additional highlights include three separate electric meters, making this an excellent investment or multi-generational living opportunity. Will be delivered vacant.

16. 2025-12-29
    listed $2,850,000 Active 1031-char remark

    Show marketing remark (1031 chars)

    Updated Brownstone in Prime Clinton Hill Welcome to this beautifully updated brownstone located in the highly sought-after Clinton Hill neighborhood of Brooklyn. Just minutes from Manhattan and within a short distance to shopping, dining, and public transportation, this property offers both convenience and classic Brooklyn charm. This impressive four-level brownstone features a spacious duplex on the first and second floors, offering an open-concept living room, dining room, and updated kitchen, along with a full bathroom and direct access to a generous backyard—ideal for entertaining or relaxing. The second floor includes three well-appointed bedrooms. The third floor features a one-bedroom apartment, perfect for rental income or extended family. The fourth floor offers owner's apartment complete with a summer kitchen, bedroom, and full bathroom. Additional highlights include three separate electric meters, making this an excellent investment or multi-generational living opportunity. Will be delivered vacant.

17. 2025-12-29
    listed $2,850,000 Active

    Show marketing remark (1031 chars)

    Updated Brownstone in Prime Clinton Hill Welcome to this beautifully updated brownstone located in the highly sought-after Clinton Hill neighborhood of Brooklyn. Just minutes from Manhattan and within a short distance to shopping, dining, and public transportation, this property offers both convenience and classic Brooklyn charm. This impressive four-level brownstone features a spacious duplex on the first and second floors, offering an open-concept living room, dining room, and updated kitchen, along with a full bathroom and direct access to a generous backyard—ideal for entertaining or relaxing. The second floor includes three well-appointed bedrooms. The third floor features a one-bedroom apartment, perfect for rental income or extended family. The fourth floor offers owner's apartment complete with a summer kitchen, bedroom, and full bathroom. Additional highlights include three separate electric meters, making this an excellent investment or multi-generational living opportunity. Will be delivered vacant.

ⓘ 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: $5,190 · $432/mo
• Projected year-2 tax: $22,833 · $1,903/mo
• Expected delta: +$17,643/yr (+$1,470/mo · 340.0%)

ⓘ 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 27% 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: $155,160
• − Mortgage interest: −$134,157
• − Property taxes: −$5,190
• − Insurance: −$11,975
• − Repairs & maintenance: −$12,413
• − Management: −$12,413
• − Depreciation: −$69,673
• Taxable loss: −$90,660
• Est. tax savings @ 24.0%: +$21,758
• After-tax cash flow: $-23,545/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): 51,676
• Household income: $93,887
• Rent vs Own: 71.9% rent · 28.1% own
• Severe rent burden: 3544.0

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: White 52% Black 20% Hispanic / Latino 15% Two or more races 10% Asian 7%
• Hispanic origin (detail): Mexican 3% Puerto Rican 5% Dominican 3%
• Common ancestry: Italian 4% Scandinavian 3% Romanian 2%
• Foreign-born: 16% · Canada, China, South Korea
• Languages at home: 57% English-only · German/W. Germanic 21% Spanish 11% Chinese 4%

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: ▲ 12.40%
• Current HPI: 605.3512
• Rent YoY: ▲ 8.61%
• 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

-16.0% since first listed

6 events — show timeline

• 2026-01-27 Price Changed $2,395,000 BNYMLS
• 2026-01-27 Price Changed $2,395,000 SIBORMLS
• 2026-01-14 Price Changed $2,599,000 BNYMLS
• 2026-01-14 Price Changed $2,599,000 SIBORMLS
• 2025-12-29 Listed $2,850,000 SIBORMLS
• 2025-12-29 Listed $2,850,000 BNYMLS

Property tax history

+4.8%/yr

Latest (2025): $5,190 · +0.0% YoY. Source: county tax records.