145 Chestnut St · New York, NY 11208

$680,000

4 bd · 2.0 ba · 1,740 sqft · MultiFamily public records · 370 Days on market

Built 1920 3,750 sqft lot Est $879k · 23% under

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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 +19.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• Schools +5.0/10.0
• 1% rule +4.2/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• 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

Amazing two family investment opportunity in Brooklyn, NY. Enjoy urban living in the city. This two family home was built in 1920 and sits on approx. 3,750 sq. ft. lot with 150 land depth. This home is one block from the J/Z line and a 3 minute drive to Jackie Robinson Parkway. Do not wait on this one. Buyers check with City, County, Zoning, Tax, and other records to their satisfaction. AS-IS SALE property.

Key facts

• 3,750 sq ft lot
• Built 1920
• Listed 370 days

Property features AI

Exterior

• Parking: No carport
• Utilities: Public sewer; Utilities: see remarks
• Home design: Duplex
• Construction: Slab foundation
• Exterior features: Vinyl siding; Not waterfront

Interior

• Bedrooms: Two 2-bedroom units
• Bathrooms: Two full bathrooms
• Heating & cooling: Baseboard heating; Other heating; No central air conditioning
• Interior features: Other interior features

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $680k.

Deal economics

• At list price, monthly cash flow is $750 ($9k/yr) — positive. Per door: $375/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 $623k (8.4% below list).
• Recommended offer: $598k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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 (+6.1%/yr); 192 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $6,226/mo this rent would consume 120% of the median local household income ($62k/yr) (locally 7574% 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 $5k of loan paydown is wiped out by about $20k 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 370 days — a 12% lower offer ($598k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $242k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $572k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 39% 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 $598,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 370 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 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: 0.92% ✗
• Cap rate: 7.62%
• Cash-on-cash: 4.72%
• DSCR: 1.21
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $878,700
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
88 Nichols Ave	0.40mi	5/2.0 (+1)	1,720 (-1%)	7mo	$960,000	$558	68
74 Fountain Ave	0.42mi	5/3.0 (+1)	1,728 (-1%)	8mo	$910,000	$527	64
12 Danforth St	0.22mi	4/2.0	1,980 (+14%)	5mo	$800,000	$404	63
85 Autumn Ave	0.36mi	5/2.0 (+1)	1,904 (+9%)	4mo	$725,000	$381	59
361 Chestnut Ct	0.43mi	5/3.0 (+1)	1,680 (-3%)	10mo	$999,990	$595	57
9117 78th St	0.71mi	5/2.0 (+1)	1,696 (-2%)	6mo	$945,000	$557	53
9406 76th St	0.63mi	5/3.0 (+1)	1,814 (+4%)	4mo	$875,000	$482	51
119 Sheridan Ave	0.55mi	5/3.0 (+1)	1,663 (-4%)	12mo	$899,000	$541	48
92-45 75th St	0.57mi	3/2.0 (-1)	1,600 (-8%)	11mo	$765,000	$478	46
86-31 Dexter Ct	0.68mi	4/2.0	1,924 (+11%)	14mo	$812,000	$422	39
215 Warwick St	0.72mi	5/3.0 (+1)	1,964 (+13%)	10mo	$975,000	$496	28
88-15 78 St	0.74mi	5/2.0 (+1)	1,980 (+14%)	21mo	$999,000	$505	20

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 · 6.14% rent growth · sell at horizon

5-year hold

• IRR: -5.8%
• Equity multiple: 0.78×
• Total profit: $-42,385
• Equity at exit: $101,390

10-year hold

• IRR: 7.0%
• Equity multiple: 1.59×
• Total profit: $112,437
• Equity at exit: $58,794

Cash invested: $190,400 (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 11208

• Rents YoY: 6.1%
• Active inventory: 192
• Price-to-rent: 18.2×

Monthly cashflow live

• Estimated rent: $6,226 high
• Mortgage (P&I): −$3,566
• Tax from tax record: −$320 /mo · $3,834/yr
• Insurance: −$283
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,307
• Net cashflow: $750

Break-even live

Break-even rent $5,277

Max offer price $680,000

Occupancy floor 83%

Sensitivity live

Price	-10% $1,135	-5% $942	+0% $750	+5% $557	+10% $365
Rent	-10% $258	-5% $504	+0% $750	+5% $996	+10% $1,242
Rate	-1.0pp $1,092	-0.5pp $923	base $750	+0.5pp $573	+1.0pp $394

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$6,226
Total (2 units)			$6,226

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: $170,000
• Closing costs: $20,400
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
294 Ridgewood Ave Brooklyn, NY	4.0	2.0	1200	$3,500	$2.92	25d	1	0.10mi
8825 75th St Woodhaven, NY	4.0	1.5	1140	$4,000	$3.51	25d	1	0.63mi
8825 75th St Woodhaven, NY	4.0	1.5	1140	$4,000	$3.51	8d	1	0.63mi
8836 77th St Woodhaven, NY	4.0	2.0	1500	$4,200	$2.80	25d	1	0.69mi
8812 86th St Woodhaven, NY	3.0	2.0	2200	$3,000	$1.36	15d	1	1.06mi
85-20 85th Rd Unit 2nd Floor Jamaica, NY	3.0	1.0	1100	$3,200	$2.91	19d	1	1.18mi
7801 64th St Glendale, NY	4.0	1.0	1175	$3,200	$2.72	25d	1	1.21mi
13214 81st St Ozone Park, NY	3.0	1.0	1280	$4,100	$3.20	12d	1	1.25mi
132-13 81st St #1 Jamaica, NY	3.0	1.0	1280	$4,100	$3.20	3d	1	1.27mi
60-08 78th Ave Unit 2 Glendale, NY	3.0	1.0	2200	$3,099	$1.41	5d	1	1.34mi

Listing history 20 events

1. 2026-06-18
   days on market $680,000 Active 370 DOM
2. 2026-06-17
   days on market $680,000 Active 369 DOM
3. 2026-06-15
   days on market $680,000 Active 367 DOM
4. 2026-06-13
   days on market $680,000 Active 365 DOM
5. 2026-06-10
   days on market $680,000 Active 361 DOM
6. 2026-06-08
   days on market $680,000 Active 360 DOM
7. 2026-06-03
   days on market $680,000 Active 355 DOM
8. 2026-06-01
   days on market $680,000 Active 353 DOM
9. 2026-05-31
   pricedays on market $680,000 Active 352 DOM
10. 2026-03-02
    price $710,000
11. 2026-02-13
    price $750,000
12. 2025-09-11
    price $790,700
13. 2025-08-13
    price $832,300
14. 2025-07-15
    price $876,100
15. 2025-06-13
    listed $922,200 Active
16. 2025-06-12
    historical
17. 2025-06-09
    listed $922,200 Active
18. 2006-02-17
    soldstatus $572,400
19. 2000-11-28
    soldstatus $190,000
20. 1989-01-13
    soldstatus $136,000

ⓘ 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: $3,834 · $320/mo
• Projected year-2 tax: $7,663 · $639/mo
• Expected delta: +$3,829/yr (+$319/mo · 99.9%)

ⓘ 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 39% 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: $74,712
• − Mortgage interest: −$38,091
• − Property taxes: −$3,834
• − Insurance: −$3,400
• − Repairs & maintenance: −$5,977
• − Management: −$5,977
• − Depreciation: −$19,782
• Taxable loss: −$2,349
• Est. tax savings @ 24.0%: +$564
• After-tax cash flow: $9,560/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): 105,428
• Household income: $62,077
• Rent vs Own: 75.1% rent · 24.9% own
• Severe rent burden: 7574.0

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: Black 42% Hispanic / Latino 39% Asian 10% Two or more races 8% White 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 9% Dominican 16%
• Common ancestry: Hispanic 1%
• Foreign-born: 40% · Canada, China, Mexico
• Languages at home: 48% English-only · Spanish 36% Other Indo-European 11% French/Haitian/Cajun 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: ▼ -546.38%
• Current HPI: 376.1489
• Rent YoY: ▲ 6.14%
• 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

+422.1% since first listed

11 events — show timeline

• 2026-03-02 Price Changed $710,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-13 Price Changed $750,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-11 Price Changed $790,700 OneKey® MLS as Distributed by MLS Grid
• 2025-08-13 Price Changed $832,300 OneKey® MLS as Distributed by MLS Grid
• 2025-07-15 Price Changed $876,100 OneKey® MLS as Distributed by MLS Grid
• 2025-06-13 Listed $922,200 OneKey® MLS as Distributed by MLS Grid
• 2025-06-12 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-06-09 Listed $922,200 OneKey® MLS as Distributed by MLS Grid
• 2006-02-17 Sold (Public Records) $572,400 Public Records
• 2000-11-28 Sold (Public Records) $190,000 Public Records
• 1989-01-13 Sold (Public Records) $136,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $3,834 · -1.3% YoY. Source: county tax records.