19 Carroll St · New York, NY 11231

$2,400,000

25 bd · 25.0 ba · 4,440 sqft · MultiFamily public records · 176 Days on market

Built 1900

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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 +25.4/30.0
• Appreciation +10.0/10.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 5 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Investor’s Dream — 5-Unit Multi-Family in Carroll Gardens / Columbia Street Waterfront District. Don’t miss this rare opportunity to acquire a fully-leased, income-producing 5-unit multifamily building at 19 Carroll Street — approx. 4,440 SF. Situated in the sought-after Carroll Gardens / Columbia Waterfront area, this turnkey asset offers stable rental income and the upside of holding in a contextually zoned, historically low-rise neighborhood. The ground floor features a large one-bedroom with its own private access, perfect for an owner-occupied residence. This unit has recently been completely renovated and features a gigantic private garden. The second and third

Key facts

• Private garden
• Fully leased
• Income producing

Tags

• 5 UNIT MULTI FAMILY
• FULLY LEASED
• INCOME PRODUCING
• PRIVATE ACCESS
• COMPLETELY RENOVATED
• PRIVATE GARDEN

Property features AI

Finance

• Financial info: Annual tax amount reported as $8,220; Pets allowed: cats and dogs permitted; building allows pets
• HOA & community: Association fees billed monthly

Exterior

• Home design: 3 stories; Entry level is 1st floor
• Construction: Lot dimensions approximately 25 x 100
• Exterior features: Private outdoor space (over 60 sqft); Patio

Interior

• Bedrooms: 5 units (multi-unit property)
• Bathrooms: 5 full bathrooms
• Interior features: Unfurnished; Total of 15 rooms
• Laundry & utility: Laundry details: see remarks

What this means for you Summary

Snapshot

• This is a 5 × 1-bed/1.0-bath units multifamily listed at $2.40M.

Deal economics

• At list price, monthly cash flow is $6k ($66k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($25k rent vs $2.40M).
• Recommended offer: $2.11M (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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 (+12.0%/yr); 88 active listings in the ZIP; high-income renter base; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $25,032/mo this rent would consume 215% of the median local household income ($140k/yr) (locally 1542% 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 $257k 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.
• At projected returns (10.0% appreciation + 8.0% rent growth), your $672k cash investment doubles in ~2 years — after that, you're playing with house money.
• 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 176 days — a 12% lower offer ($2.11M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $200k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $1.40M; list at $2.40M implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $2,112,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 176 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 1900 — 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: 1.04% ✓
• Cap rate: 9.05%
• Cash-on-cash: 9.84%
• DSCR: 1.44
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 33.5%
• Equity multiple: 3.66×
• Total profit: $1,789,148
• Equity at exit: $2,162,110

10-year hold

• IRR: 30.4%
• Equity multiple: 8.91×
• Total profit: $5,318,521
• Equity at exit: $4,662,672

Cash invested: $672,000 (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 11231

• Home prices YoY: 2.2%
• Rents YoY: 12.0%
• Active inventory: 88
• Price-to-rent: 39.9×

Monthly cashflow live

• Estimated rent: $25,032 high
• Mortgage (P&I): −$12,586
• Tax from tax record: −$681 /mo · $8,178/yr
• Insurance: −$1,000
• HOA: −$0
• Vacancy / Maint / Mgmt: −$5,257
• Net cashflow: $5,508

Break-even live

Break-even rent $18,060

Max offer price $2,400,000

Occupancy floor 73%

Sensitivity live

Price	-10% $6,867	-5% $6,187	+0% $5,508	+5% $4,829	+10% $4,149
Rent	-10% $3,530	-5% $4,519	+0% $5,508	+5% $6,497	+10% $7,485
Rate	-1.0pp $6,717	-0.5pp $6,118	base $5,508	+0.5pp $4,886	+1.0pp $4,253

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

Units	Beds	Baths	Est. rent
▸ 5× units	1	1	$25,030
Total (5 units)			$25,032

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: $600,000
• Closing costs: $72,000
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $2,400,000 Active 176 DOM
2. 2026-06-17
   days on market $2,400,000 Active 175 DOM
3. 2026-06-15
   days on market $2,400,000 Active 173 DOM
4. 2026-06-13
   days on market $2,400,000 Active 171 DOM
5. 2026-06-10
   days on market $2,400,000 Active 167 DOM
6. 2026-06-08
   days on market $2,400,000 Active 166 DOM
7. 2026-06-04
   days on market $2,400,000 Active 162 DOM
8. 2026-06-03
   days on market $2,400,000 Active 161 DOM
9. 2026-06-01
   days on market $2,400,000 Active 159 DOM
10. 2026-05-31
    pricedays on market $2,400,000 Active 158 DOM
11. 2026-03-25
    status Active
12. 2025-12-11
    listed $2,600,000 Active
13. 2005-08-08
    soldstatus $1,400,000

ⓘ 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: $8,178 · $681/mo
• Projected year-2 tax: $24,369 · $2,031/mo
• Expected delta: +$16,191/yr (+$1,349/mo · 198.0%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 24% 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: $300,384
• − Mortgage interest: −$134,437
• − Property taxes: −$8,178
• − Insurance: −$12,000
• − Repairs & maintenance: −$24,031
• − Management: −$24,031
• − Depreciation: −$69,818
• Taxable income: $27,889
• Est. tax owed @ 24.0%: −$6,693
• After-tax cash flow: $59,402/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): 38,276
• Household income: $139,930
• Rent vs Own: 69.5% rent · 30.5% own
• Severe rent burden: 1542.0

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 0.59)
• Race & ethnicity: White 61% Hispanic / Latino 16% Black 11% Two or more races 11% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 7% Dominican 2%
• Common ancestry: Romanian 4% Scotch-Irish 3% Lithuanian 2%
• Foreign-born: 18% · Canada, China, Jamaica
• Languages at home: 77% English-only · Spanish 10% French/Haitian/Cajun 4% Other Indo-European 3%

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: ▲ 10.74%
• Current HPI: 494.094
• Rent YoY: ▲ 11.99%
• 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

+85.7% since first listed

3 events — show timeline

• 2026-03-25 Relisted — RLS at REBNY
• 2025-12-11 Listed $2,600,000 RLS at REBNY
• 2005-08-08 Sold (Public Records) $1,400,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $8,178 · +2.4% YoY. Source: county tax records.