1222 Decatur St · New York, NY 11207

$1,350,000

6 bd · 3.0 ba · 2,775 sqft · MultiFamily public records · 65 Days on market

Built 1899 1,800 sqft lot Est $1193k · 13% over

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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 +18.8/30.0
• DSCR +5.9/10.0
• Schools +5.0/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• Condition / age +2.5/5.0
• ARV discount +1.6/15.0
• 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

Introducing 1222 Decatur Street — a rare and distinguished townhouse offering in the heart of Bushwick, where architectural scale, design flexibility, and investment potential converge. Encompassing approximately 2,963 square feet across four full levels plus a finished basement, this residence presents a unique opportunity to craft a truly bespoke living experience—whether envisioned as a grand single-family home, a high-yield investment, or a sophisticated live-plus-income property. The owner’s duplex is a study in understated elegance and livability. A sun-drenched living room anchors the main level, seamlessly connecting to an expansive eat-in kitchen designed for both

Key facts

• 1,800 sq ft lot
• Built 1899
• Listed 65 days

Property features AI

Finance

• Financial info: Annual tax amount listed
• HOA & community: Pets allowed in building

Exterior

• Utilities: Lot area approximately 1,800 sq ft
• Home design: 4-story building; Lot dimensions approximately 18 x 100 ft
• Construction: Foundation area listed as 0.0
• Exterior features: Private outdoor space (under 60 sq ft); Patio

Interior

• Bedrooms: Total rooms: 18
• Bathrooms: 3 full bathrooms
• Interior features: Intercom
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath multifamily listed at $1.35M.

Deal economics

• At list price, monthly cash flow is $1k ($16k/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 $1.18M (12.5% below list).
• Recommended offer: $1.18M (12.5% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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 (+5.3%/yr); 251 active listings in the ZIP; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $11,809/mo this rent would consume 251% of the median local household income ($57k/yr) (locally 7510% 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 $9k of loan paydown is wiped out by about $40k 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 65 days — a 6% lower offer ($1.27M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $218k; list at $1.35M implies a 519% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1899 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 39% 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 $1,180,900 (12.5% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 13% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.87% ✗
• Cap rate: 7.51%
• Cash-on-cash: 4.35%
• DSCR: 1.19
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $1,193,250
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
166 Schaefer St	0.08mi	7/2.0 (+1)	2,700 (-3%)	1mo	$1,270,000	$470	82
657 Evergreen	0.22mi	5/3.0 (-1)	2,850 (+3%)	14mo	$975,000	$342	69
1285 Putnam Ave	0.47mi	5/3.0 (-1)	2,850 (+3%)	3mo	$1,100,000	$386	66
1287 Putnam Ave	0.47mi	5/3.0 (-1)	2,850 (+3%)	9mo	$1,100,000	$386	61
76 Aberdeen St	0.45mi	6/4.0	2,642 (-5%)	11mo	$1,300,000	$492	58
737 Decatur St	0.52mi	7/2.0 (+1)	2,700 (-3%)	6mo	$1,162,000	$430	57
153 Weirfield St	0.30mi	7/3.0 (+1)	3,000 (+8%)	12mo	$1,230,000	$410	57
1234 Madison St	0.50mi	7/3.0 (+1)	3,000 (+8%)	3mo	$1,192,000	$397	56
699 Decatur St	0.59mi	5/3.0 (-1)	2,700 (-3%)	12mo	$1,350,000	$500	53
1203 Hancock St	0.32mi	5/3.0 (-1)	2,565 (-8%)	24mo	$1,185,000	$462	48
16-16 Putnam Ave	0.65mi	5/3.0 (-1)	3,120 (+12%)	3mo	$1,750,000	$561	42
58-25 79th Ave	0.64mi	5/3.0 (-1)	3,120 (+12%)	8mo	$1,050,000	$337	37

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 · 5.29% rent growth · sell at horizon

5-year hold

• IRR: -7.3%
• Equity multiple: 0.72×
• Total profit: $-104,271
• Equity at exit: $201,289

10-year hold

• IRR: 4.6%
• Equity multiple: 1.37×
• Total profit: $138,629
• Equity at exit: $116,723

Cash invested: $378,000 (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 11207

• Home prices YoY: -26.3%
• Rents YoY: 5.3%
• Active inventory: 251
• Price-to-rent: 38.1×

Monthly cashflow live

• Estimated rent: $11,809 medium
• Mortgage (P&I): −$7,080
• Tax from tax record: −$316 /mo · $3,792/yr
• Insurance: −$562
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,480
• Net cashflow: $1,371

Break-even live

Break-even rent $10,074

Max offer price $1,350,000

Occupancy floor 83%

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$11,808
Total (4 units)			$11,809

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: $337,500
• Closing costs: $40,500
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $1,350,000 Active 65 DOM
2. 2026-06-17
   days on market $1,350,000 Active 64 DOM
3. 2026-06-15
   days on market $1,350,000 Active 62 DOM
4. 2026-06-13
   days on market $1,350,000 Active 60 DOM
5. 2026-06-10
   days on market $1,350,000 Active 56 DOM
6. 2026-06-08
   days on market $1,350,000 Active 55 DOM
7. 2026-06-08
   days on market $1,350,000 Active 54 DOM
8. 2026-06-04
   days on market $1,350,000 Active 51 DOM
9. 2026-06-03
   days on market $1,350,000 Active 50 DOM
10. 2026-06-01
    days on market $1,350,000 Active 48 DOM
11. 2026-05-31
    days on market $1,350,000 Active 47 DOM
12. 2026-04-24
    price $1,400,000
13. 2026-04-14
    listed $1,500,000 Active
14. 2000-12-13
    soldstatus $218,000

ⓘ 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: $3,792 · $316/mo
• Projected year-2 tax: $13,304 · $1,109/mo
• Expected delta: +$9,511/yr (+$793/mo · 250.8%)

ⓘ 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 · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 39% 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: $141,708
• − Mortgage interest: −$75,621
• − Property taxes: −$3,792
• − Insurance: −$6,750
• − Repairs & maintenance: −$11,337
• − Management: −$11,337
• − Depreciation: −$39,273
• Taxable loss: −$6,401
• Est. tax savings @ 24.0%: +$1,536
• After-tax cash flow: $17,989/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): 93,198
• Household income: $56,523
• Rent vs Own: 74.1% rent · 25.9% own
• Severe rent burden: 7510.0

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: Black 54% Hispanic / Latino 33% Two or more races 10% White 5% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 11% Dominican 11%
• Common ancestry: Hispanic 1% Swiss 1%
• Foreign-born: 31% · Canada, Mexico, Jamaica
• Languages at home: 67% English-only · Spanish 27% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -138.76%
• Current HPI: 388.434
• Rent YoY: ▲ 5.29%
• 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

+542.2% since first listed

3 events — show timeline

• 2026-04-24 Price Changed $1,400,000 RLS at REBNY
• 2026-04-14 Listed $1,500,000 RLS at REBNY
• 2000-12-13 Sold (Public Records) $218,000 Public Records

Property tax history

+6.1%/yr

Latest (2025): $3,792 · +11.5% YoY. Source: county tax records.