1052 E 102nd St · New York, NY 11236

$550,000

5 bd · 1.0 ba · 1,835 sqft · MultiFamily public records · 42 Days on market

Built 1955 2,000 sqft lot Est $912k · 40% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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: 1 unit. estimate disagrees with records

Listing remarks

Short sale, sold as is, subject to bank approval.

Key facts

• 2,000 sq ft lot
• Built 1955
• Listed 42 days

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath multifamily listed at $550k.

Deal economics

• At list price, monthly cash flow is $3k ($38k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $550k).
• Recommended offer: $534k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.3% 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: 229 active listings in the ZIP; solid renter incomes; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $8,655/mo this rent would consume 127% 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 ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($534k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $200k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $410k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $533,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.57% ✓
• Cap rate: 13.26%
• Cash-on-cash: 24.88%
• DSCR: 2.11
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $911,995
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1110 E 101 St	0.10mi	4/3.0 (-1)	1,800 (-2%)	5mo	$895,000	$497	75
1019 E 104th St	0.14mi	4/3.0 (-1)	1,760 (-4%)	8mo	$807,500	$459	67
1060 E 105th St	0.15mi	4/2.0 (-1)	1,635 (-11%)	2mo	$705,000	$431	64
1322 E 99th St	0.42mi	4/2.0 (-1)	1,760 (-4%)	2mo	$724,900	$412	62
1143 E 99th St	0.19mi	4/2.0 (-1)	1,642 (-10%)	10mo	$820,000	$499	57
1496 E 95th St	0.53mi	4/3.0 (-1)	1,846 (+1%)	6mo	$970,000	$525	56
1419 E 98th St	0.34mi	5/2.5	2,100 (+14%)	6mo	$955,000	$455	49
1044 E 96th St	0.52mi	4/2.5 (-1)	2,040 (+11%)	2mo	$725,000	$355	44
1017 E 92nd St	0.72mi	5/3.0	1,672 (-9%)	2mo	$925,000	$553	42
8916 Avenue L	0.68mi	6/4.0 (+1)	1,890 (+3%)	6mo	$772,500	$409	41
9801 Seaview Ave	0.66mi	5/3.0	1,625 (-11%)	6mo	$915,000	$563	37
991 E 93rd St	0.71mi	5/3.0	1,566 (-15%)	11mo	$850,000	$543	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: 18.3%
• Equity multiple: 1.74×
• Total profit: $114,299
• Equity at exit: $82,007

10-year hold

• IRR: 26.7%
• Equity multiple: 3.35×
• Total profit: $361,565
• Equity at exit: $47,554

Cash invested: $154,000 (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 11236

• Active inventory: 229
• Price-to-rent: 15.9×

Monthly cashflow live

• Estimated rent: $8,655 medium
• Mortgage (P&I): −$2,884
• Tax from tax record: −$531 /mo · $6,368/yr
• Insurance: −$229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,818
• Net cashflow: $3,193

Break-even live

Break-even rent $4,613

Max offer price $550,000

Occupancy floor 58%

Sensitivity live

Price	-10% $3,505	-5% $3,349	+0% $3,193	+5% $3,038	+10% $2,882
Rent	-10% $2,510	-5% $2,852	+0% $3,193	+5% $3,535	+10% $3,877
Rate	-1.0pp $3,470	-0.5pp $3,333	base $3,193	+0.5pp $3,051	+1.0pp $2,906

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$8,655
Total (3 units)			$8,655

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: $137,500
• Closing costs: $16,500
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-02-19
   historical
2. 2025-02-18
   listed $750,000 Active
3. 2023-04-19
   status Pending
4. 2023-03-08
   listed $550,000 Active
5. 2006-12-19
   soldstatus $410,000

ⓘ 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: $6,368 · $531/mo
• Projected year-2 tax: $7,831 · $653/mo
• Expected delta: +$1,464/yr (+$122/mo · 23.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 55% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥97°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: $103,860
• − Mortgage interest: −$30,809
• − Property taxes: −$6,368
• − Insurance: −$2,750
• − Repairs & maintenance: −$8,309
• − Management: −$8,309
• − Depreciation: −$16,000
• Taxable income: $31,316
• Est. tax owed @ 24.0%: −$7,516
• After-tax cash flow: $30,805/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

+82.9% since first listed

5 events — show timeline

• 2026-02-19 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-02-18 Listed $750,000 OneKey® MLS as Distributed by MLS Grid
• 2023-04-19 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-03-08 Listed $550,000 OneKey® MLS as Distributed by MLS Grid
• 2006-12-19 Sold (Public Records) $410,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $6,368 · -2.4% YoY. Source: county tax records.