1644 E 96th St · New York, NY 11236

$549,000

6 bd · 2.0 ba · 1,920 sqft · MultiFamily public records · 512 Days on market

Built 1930 2,016 sqft lot Est $845k · 35% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• 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

Multi-family units

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

Listing remarks

Investment opportunity in Brooklyn, NY!! Property appears to be a duplex each with three bedrooms and 1 bathroom. Appears to have a full basement but maybe unfinished. Property was built in 1930. Cloud in title being cleared up from recent foreclosure that requires a strict foreclosure to be completed. Can take up to 12 months or sooner to resolve. The buyer will receive letter from Foreclosure attorney that they will clear title and Buyer will take the property subject to the title issue, the issue will be listed under exception in the policy that is being issued. Once the issue is resolved based on given ETA the underwriter will issue an elimination endorsement eliminating the title issue

Key facts

• 2,016 sq ft lot
• Built 1930
• Listed 512 days

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $549k.

Deal economics

• At list price, monthly cash flow is $2k ($28k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $549k).
• Recommended offer: $483k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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: 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 $7,748/mo this rent would consume 114% 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 $4k of loan paydown is wiped out by about $16k 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 $154k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 512 days — a 12% lower offer ($483k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $148k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1930 — 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→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $483,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 512 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 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
11. 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.
12. 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: 1.41% ✓
• Cap rate: 11.63%
• Cash-on-cash: 19.05%
• DSCR: 1.85
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $844,800
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1462 E 92nd St	0.40mi	7/2.0 (+1)	1,908 (-1%)	10mo	$860,000	$451	67
8916 Avenue L	0.52mi	6/4.0	1,890 (-2%)	6mo	$772,500	$409	60
1419 E 98th St	0.37mi	5/2.5 (-1)	2,100 (+9%)	5mo	$955,000	$455	56
1467 EAST 101 St	0.29mi	5/3.0 (-1)	2,151 (+12%)	5mo	$850,000	$395	53
1142 E 89th St	0.62mi	6/4.0	1,840 (-4%)	13mo	$950,000	$516	45
10103 Seaview Ave	0.29mi	5/3.5 (-1)	2,160 (+12%)	18mo	$900,000	$417	39
9 Holmes Ln	0.53mi	6/5.0	2,122 (+10%)	8mo	$975,000	$459	39
1327 E 94th St	0.59mi	6/2.5	2,184 (+14%)	14mo	$960,000	$440	36
10529 Flatlands 4th St	0.72mi	5/3.0 (-1)	2,200 (+15%)	10mo	$950,000	$432	25

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: 10.3%
• Equity multiple: 1.41×
• Total profit: $62,310
• Equity at exit: $81,858

10-year hold

• IRR: 19.4%
• Equity multiple: 2.62×
• Total profit: $249,290
• Equity at exit: $47,467

Cash invested: $153,720 (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: 11.8×

Monthly cashflow live

• Estimated rent: $7,748 medium
• Mortgage (P&I): −$2,879
• Tax from tax record: −$573 /mo · $6,876/yr
• Insurance: −$229
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,627
• Net cashflow: $2,374

Break-even live

Break-even rent $4,743

Max offer price $549,000

Occupancy floor 64%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$7,748
Total (2 units)			$7,748

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: $137,250
• Closing costs: $16,470
• Reserves months: —
• Total cash needed: —

Listing history 45 events

1. 2026-02-19
   status Pending
2. 2026-02-07
   price $549,000
3. 2026-01-16
   status Active
4. 2026-01-15
   historical
5. 2026-01-14
   price $553,400
6. 2025-12-23
   price $556,200
7. 2025-12-04
   price $559,000
8. 2025-11-12
   price $563,200
9. 2025-10-22
   price $566,100
10. 2025-10-01
    price $569,000
11. 2025-09-09
    price $573,200
12. 2025-08-25
    price $576,100
13. 2025-08-06
    price $579,000
14. 2025-07-21
    price $583,000
15. 2025-07-01
    price $586,000
16. 2025-06-16
    price $589,000
17. 2025-05-28
    price $593,700
18. 2025-05-09
    price $596,700
19. 2025-04-22
    price $599,700
20. 2025-04-01
    price $602,800
21. 2025-03-12
    price $605,900
22. 2025-02-20
    price $609,000
23. 2025-02-05
    price $612,100
24. 2025-01-21
    price $646,100
25. 2025-01-02
    price $649,400
26. 2024-12-18
    price $652,700
27. 2024-11-28
    price $668,200
28. 2024-11-12
    price $671,600
29. 2024-10-28
    price $675,000
30. 2024-10-01
    historical
31. 2024-09-24
    listed $697,400 Active
32. 2024-09-24
    historical
33. 2024-09-24
    listed $697,400 Active
34. 2024-09-24
    listed $697,400 Active
35. 2024-09-13
    historical
36. 2024-08-01
    price $697,400
37. 2024-07-17
    price $764,500
38. 2024-07-02
    price $824,000
39. 2024-06-17
    price $894,700
40. 2024-05-28
    price $958,500
41. 2024-05-10
    price $963,400
42. 2024-04-25
    price $1,054,700
43. 2024-04-10
    listed $1,060,000 Active
44. 2005-11-07
    soldstatus $530,000
45. 1991-09-11
    soldstatus $180,000

ⓘ 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: $6,876 · $573/mo
• Projected year-2 tax: $8,077 · $673/mo
• Expected delta: +$1,201/yr (+$100/mo · 17.5%)

ⓘ 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 (unshaded) · 59% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $92,976
• − Mortgage interest: −$30,753
• − Property taxes: −$6,876
• − Insurance: −$3,542
• − Repairs & maintenance: −$7,438
• − Management: −$7,438
• − Depreciation: −$15,971
• Taxable income: $20,958
• Est. tax owed @ 24.0%: −$5,030
• After-tax cash flow: $23,455/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

+205.0% since first listed

45 events — show timeline

• 2026-02-19 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-02-07 Price Changed $549,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-16 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-01-15 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-01-14 Price Changed $553,400 OneKey® MLS as Distributed by MLS Grid
• 2025-12-23 Price Changed $556,200 OneKey® MLS as Distributed by MLS Grid
• 2025-12-04 Price Changed $559,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-12 Price Changed $563,200 OneKey® MLS as Distributed by MLS Grid
• 2025-10-22 Price Changed $566,100 OneKey® MLS as Distributed by MLS Grid
• 2025-10-01 Price Changed $569,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-09 Price Changed $573,200 OneKey® MLS as Distributed by MLS Grid
• 2025-08-25 Price Changed $576,100 OneKey® MLS as Distributed by MLS Grid
• 2025-08-06 Price Changed $579,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-21 Price Changed $583,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-01 Price Changed $586,000 OneKey® MLS as Distributed by MLS Grid
• 2025-06-16 Price Changed $589,000 OneKey® MLS as Distributed by MLS Grid
• 2025-05-28 Price Changed $593,700 OneKey® MLS as Distributed by MLS Grid
• 2025-05-09 Price Changed $596,700 OneKey® MLS as Distributed by MLS Grid
• 2025-04-22 Price Changed $599,700 OneKey® MLS as Distributed by MLS Grid
• 2025-04-01 Price Changed $602,800 OneKey® MLS as Distributed by MLS Grid
• 2025-03-12 Price Changed $605,900 OneKey® MLS as Distributed by MLS Grid
• 2025-02-20 Price Changed $609,000 OneKey® MLS as Distributed by MLS Grid
• 2025-02-05 Price Changed $612,100 OneKey® MLS as Distributed by MLS Grid
• 2025-01-21 Price Changed $646,100 OneKey® MLS as Distributed by MLS Grid
• 2025-01-02 Price Changed $649,400 OneKey® MLS as Distributed by MLS Grid
• 2024-12-18 Price Changed $652,700 OneKey® MLS as Distributed by MLS Grid
• 2024-11-28 Price Changed $668,200 OneKey® MLS as Distributed by MLS Grid
• 2024-11-12 Price Changed $671,600 OneKey® MLS as Distributed by MLS Grid
• 2024-10-28 Price Changed $675,000 OneKey® MLS as Distributed by MLS Grid
• 2024-10-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-09-24 Listed $697,400 OneKey® MLS as Distributed by MLS Grid
• 2024-09-24 Listed $697,400 OneKey® MLS as Distributed by MLS Grid
• 2024-09-24 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-09-24 Listed $697,400 OneKey® MLS as Distributed by MLS Grid
• 2024-09-13 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-08-01 Price Changed $697,400 OneKey® MLS as Distributed by MLS Grid
• 2024-07-17 Price Changed $764,500 OneKey® MLS as Distributed by MLS Grid
• 2024-07-02 Price Changed $824,000 OneKey® MLS as Distributed by MLS Grid
• 2024-06-17 Price Changed $894,700 OneKey® MLS as Distributed by MLS Grid
• 2024-05-28 Price Changed $958,500 OneKey® MLS as Distributed by MLS Grid
• 2024-05-10 Price Changed $963,400 OneKey® MLS as Distributed by MLS Grid
• 2024-04-25 Price Changed $1,054,700 OneKey® MLS as Distributed by MLS Grid
• 2024-04-10 Listed $1,060,000 OneKey® MLS as Distributed by MLS Grid
• 2005-11-07 Sold (Public Records) $530,000 Public Records
• 1991-09-11 Sold (Public Records) $180,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $6,876 · -0.3% YoY. Source: county tax records.