285 Lincoln Ave · New York, NY 11208

$849,000

4 bd · 3.0 ba · 2,080 sqft · MultiFamily public records · 84 Days on market

Built 1910 1,750 sqft lot Est $957k · 11% under

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Why this score? — see what drove the D+ 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 +12.9/30.0
• ARV discount +12.6/15.0
• Schools +5.0/10.0
• Rent growth +4.0/5.0
• DSCR +3.9/10.0
• Livability +3.8/5.0
• 1% rule +2.9/10.0
• 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

Welcome to 285 Lincoln Avenue, a beautifully updated legal two-family home thoughtfully laid out as a three-unit residence. This versatile property was fully updated in 2020 and offers an excellent blend of modern comfort and rental income potential. On the lower level, you’ll find a spacious two-bedroom unit with direct walkouts to both the front and the backyard, offering easy outdoor access and a comfortable living arrangement. The first floor features a two- to three-bedroom apartment that is currently rented at $2,000 per month, providing a stable income stream. On the second floor, you’ll discover a roomy three- to four-bedroom unit, also updated with modern amenities. Bot

Key facts

• 1,750 sq ft lot
• Built 1910
• Listed 84 days

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.5-bath units multifamily listed at $849k.

Deal economics

• At list price, monthly cash flow is $-56 ($-670/yr) — negative. Per door: $-28/mo.
• To cash-flow at today's rent, offer at most $839k (1.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $675k (20.5% below list).
• Recommended offer: $675k (20.5% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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); 193 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $6,747/mo this rent would consume 130% 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 $6k of loan paydown is wiped out by about $25k 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 84 days — a 6% lower offer ($798k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $849k implies a 3296% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 50% 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 $674,700 (20.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
11. 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.
12. 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.
13. 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: 0.79% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.28%
• DSCR: 0.99
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $956,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
197 Nichols Ave	0.19mi	5/3.0 (+1)	2,160 (+4%)	4mo	$995,000	$461	76
12 Danforth St	0.30mi	4/2.0	1,980 (-5%)	5mo	$800,000	$404	70
132 Euclid Ave	0.35mi	5/2.0 (+1)	2,080 (0%)	7mo	$860,000	$413	69
404 Logan St	0.63mi	4/—	2,128 (+2%)	3mo	$1,030,000	$484	64
502 Chestnut St	0.64mi	4/3.0	2,119 (+2%)	5mo	$775,000	$366	63
7812 95th Ave	0.45mi	5/3.0 (+1)	2,216 (+6%)	2mo	$1,020,000	$460	62
8615 75th St	0.55mi	5/3.0 (+1)	2,160 (+4%)	5mo	$955,000	$442	58
9406 76th St	0.29mi	5/3.0 (+1)	1,814 (-13%)	4mo	$875,000	$482	57
97-31 81st St	0.58mi	3/— (-1)	2,036 (-2%)	9mo	$880,000	$432	57
85 Autumn Ave	0.37mi	5/2.0 (+1)	1,904 (-8%)	4mo	$725,000	$381	56
106-35 79th St	0.73mi	4/2.0	1,932 (-7%)	1mo	$960,000	$497	49
80-60 90 Ave	0.63mi	5/2.0 (+1)	1,848 (-11%)	2mo	$875,000	$473	42

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: -13.6%
• Equity multiple: 0.50×
• Total profit: $-119,339
• Equity at exit: $126,589

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-13,049
• Equity at exit: $73,406

Cash invested: $237,720 (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 11208

• Rents YoY: 6.1%
• Active inventory: 193
• Price-to-rent: 21.0×

Monthly cashflow live

• Estimated rent: $6,747 high
• Mortgage (P&I): −$4,452
• Tax from tax record: −$580 /mo · $6,960/yr
• Insurance: −$354
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,417
• Net cashflow: $-56

Break-even live

Break-even rent $6,818

Max offer price $839,137

Occupancy floor 96%

Sensitivity live

Price	-10% $425	-5% $184	+0% $-56	+5% $-296	+10% $-536
Rent	-10% $-589	-5% $-322	+0% $-56	+5% $211	+10% $477
Rate	-1.0pp $372	-0.5pp $160	base $-56	+0.5pp $-276	+1.0pp $-500

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$6,746
Total (2 units)			$6,747

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: $212,250
• Closing costs: $25,470
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8836 77th St Woodhaven, NY	4.0	2.0	1500	$4,200	$2.80	25d	1	0.46mi
10124 78th St Ozone Park, NY	3.0	1.0	2299	$3,500	$1.52	25d	1	0.54mi
8812 86th St Woodhaven, NY	3.0	2.0	2200	$3,000	$1.36	15d	1	0.79mi
88-16 Jamaica Ave Unit 2 Jamaica, NY	4.0	1.0	2280	$2,600	$1.14	25d	1	0.96mi
9309 103rd Ave Ozone Park, NY	3.0	1.5	1892	$3,000	$1.59	25d	1	1.19mi
10144 98th St Ozone Park, NY	3.0	1.0	2112	$3,450	$1.63	25d	1	1.37mi

Listing history 5 events

1. 2025-12-19
   status Pending
2. 2025-11-05
   price $849,000
3. 2025-09-26
   listed $899,000 Active
4. 2025-09-26
   historical $899,000
5. 1985-12-13
   soldstatus $25,000

ⓘ 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: $6,960 · $580/mo
• Projected year-2 tax: $10,654 · $888/mo
• Expected delta: +$3,694/yr (+$308/mo · 53.1%)

ⓘ 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 7/10 Severe 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 50% 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: $80,964
• − Mortgage interest: −$47,557
• − Property taxes: −$6,960
• − Insurance: −$4,245
• − Repairs & maintenance: −$6,477
• − Management: −$6,477
• − Depreciation: −$24,698
• Taxable loss: −$15,450
• Est. tax savings @ 24.0%: +$3,708
• After-tax cash flow: $3,038/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

+3296.0% since first listed

5 events — show timeline

• 2025-12-19 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-11-05 Price Changed $849,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-26 Listed $899,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-26 Coming Soon $899,000 OneKey® MLS as Distributed by MLS Grid
• 1985-12-13 Sold (Public Records) $25,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $6,960 · +3.3% YoY. Source: county tax records.