48 Hausman St · New York, NY 11222

$1,899,000

5 bd · 2.0 ba · 1,940 sqft · MultiFamily public records · 59 Days on market

Built 1899 2,500 sqft lot Est $1515k · 25% over

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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 +20.9/30.0
• Appreciation +10.0/10.0
• DSCR +6.6/10.0
• Schools +5.0/10.0
• 1% rule +4.2/10.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

We are proud to present this Greenpoint Gem to the market for first time in over 30 years! This well maintained home sits on a Huge 25 by 100 foot lot and is on one of the friendliest tree lined blocks in all of Brooklyn. This lovingly taken care of property offers may options for the new owners to renovate for top rental income, remodel for live with rental, redevelop into one unit mansion or a building with multiple units ( lot allows for up to 5000 bsf. ) the possibilities are endless. Currently fully occupied but can be delivered vacant. Contact us today for your exclusive showing of this lovely home.

Key facts

• Multiple units
• Top rental income
• Tree lined blocks

Tags

• HUGE LOT
• TREE LINED BLOCKS
• TOP RENTAL INCOME
• MULTIPLE UNITS

Property features AI

Finance

• Other: Lot approximately 2,500 (dimensions ~100 x 25)
• Financial info: Annual taxes listed (not included per instructions)
• HOA & community: Pets allowed in building

Exterior

• Home design: One-story building; Entry level: 1
• Construction: Green building
• Exterior features: Private outdoor space (patio over 60 sqft); Patio

Interior

• Bedrooms: 12 total rooms (includes bedroom count and other rooms)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has cooling
• Interior features: Smoke-free property; Basement (other type)
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath multifamily listed at $1.90M.

Deal economics

• At list price, monthly cash flow is $3k ($32k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.75M (7.6% below list).
• Recommended offer: $1.75M (7.6% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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 (+1.0%/yr); 104 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 $17,549/mo this rent would consume 167% of the median local household income ($126k/yr) (locally 3139% 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 $203k of equity ($13k loan paydown + $190k 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 + 1.0% rent growth), your $532k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$326k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($1.84M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1899 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,754,900 (7.6% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1899 — 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: 0.92% ✗
• Cap rate: 7.96%
• Cash-on-cash: 5.94%
• DSCR: 1.26
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $1,515,140
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
239 Jackson St	0.56mi	5/2.0	1,920 (-1%)	15mo	$1,500,000	$781	60

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 · 1.02% rent growth · sell at horizon

5-year hold

• IRR: 27.9%
• Equity multiple: 3.19×
• Total profit: $1,166,614
• Equity at exit: $1,710,770

10-year hold

• IRR: 23.8%
• Equity multiple: 7.09×
• Total profit: $3,237,845
• Equity at exit: $3,689,339

Cash invested: $531,720 (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 11222

• Home prices YoY: 2.9%
• Rents YoY: 1.0%
• Active inventory: 104
• Price-to-rent: 27.1×

Monthly cashflow live

• Estimated rent: $17,549 high
• Mortgage (P&I): −$9,959
• Tax from tax record: −$483 /mo · $5,798/yr
• Insurance: −$791
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,685
• Net cashflow: $2,631

Break-even live

Break-even rent $14,219

Max offer price $1,899,000

Occupancy floor 80%

Sensitivity live

Price	-10% $3,706	-5% $3,168	+0% $2,631	+5% $2,093	+10% $1,556
Rent	-10% $1,244	-5% $1,938	+0% $2,631	+5% $3,324	+10% $4,017
Rate	-1.0pp $3,587	-0.5pp $3,114	base $2,631	+0.5pp $2,139	+1.0pp $1,638

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$17,550
Total (3 units)			$17,549

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: $474,750
• Closing costs: $56,970
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $1,899,000 Active 59 DOM
2. 2026-06-17
   days on market $1,899,000 Active 58 DOM
3. 2026-06-16
   days on market $1,899,000 Active 57 DOM
4. 2026-06-15
   days on market $1,899,000 Active 56 DOM
5. 2026-06-13
   days on market $1,899,000 Active 54 DOM
6. 2026-06-10
   days on market $1,899,000 Active 50 DOM
7. 2026-06-08
   days on market $1,899,000 Active 49 DOM
8. 2026-06-08
   days on market $1,899,000 Active 48 DOM
9. 2026-06-04
   days on market $1,899,000 Active 45 DOM
10. 2026-06-03
    days on market $1,899,000 Active 44 DOM
11. 2026-06-01
    days on market $1,899,000 Active 42 DOM
12. 2026-05-31
    days on market $1,899,000 Active 41 DOM
13. 2026-04-20
    listed $1,899,000 Active

ⓘ 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: $5,798 · $483/mo
• Projected year-2 tax: $18,946 · $1,579/mo
• Expected delta: +$13,147/yr (+$1,096/mo · 226.7%)

ⓘ 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 · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $210,588
• − Mortgage interest: −$106,374
• − Property taxes: −$5,798
• − Insurance: −$9,495
• − Repairs & maintenance: −$16,847
• − Management: −$16,847
• − Depreciation: −$55,244
• Taxable loss: −$17
• Est. tax savings @ 24.0%: +$4
• After-tax cash flow: $31,572/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): 42,853
• Household income: $125,734
• Rent vs Own: 81.9% rent · 18.1% own
• Severe rent burden: 3139.0

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 White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 15% Two or more races 13% Asian 6% Black 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Dominican 2%
• Common ancestry: Romanian 15% Slovak 3% Lithuanian 3%
• Foreign-born: 26% · Canada, China, South Korea
• Languages at home: 68% English-only · Russian/Polish/Slavic 12% Spanish 10% 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: ▲ 22.48%
• Current HPI: 787.4068
• Rent YoY: ▲ 1.02%
• 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

1 event — show timeline

• 2026-04-20 Listed $1,899,000 RLS at REBNY

Property tax history

+12.6%/yr

Latest (2025): $5,798 · +11.2% YoY. Source: county tax records.