771 52nd St · New York, NY 11220

$1,299,000

66 bd · 42.0 ba · 3,972 sqft · MultiFamily public records · 77 Days on market

Built 1915 2,003 sqft lot

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Why this score? — see what drove the A- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.8/10.0
• ARV discount +7.5/15.0
• 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: 6 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

Rare-find 6-family brick building located in the heart of the highly sought-after Sunset Park neighborhood. This well-maintained property features 5 spacious two-bedroom apartments and 1 one-bedroom unit, offering strong rental income potential. One apartment and the full basement will be delivered vacant at closing, providing flexibility for end-users or investors. The first floor has the potential to be converted for commercial use, adding further value. The building measures 20' x 77' and sits on a 20' x 100' lot. Annual property tax is approximately $15,804. Prime location with easy access to transportation, shopping, and all neighborhood amenities—an excellent opportunity for bot

Key facts

• 20 x 100 lot
• Full basement
• 2,003 sq ft lot

Tags

• SUNSET PARK NEIGHBORHOOD
• STRONG RENTAL INCOME POTENTIAL
• FULL BASEMENT
• POTENTIAL FOR COMMERCIAL USE
• 20 X 100 LOT
• EASY ACCESS TO TRANSPORTATION

What this means for you Summary

Snapshot

• This is a 6 × 11-bed/7.0-bath units multifamily listed at $1.30M.

Deal economics

• At list price, monthly cash flow is $7k ($82k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($20k rent vs $1.30M).
• Recommended offer: $1.22M (6.0% below list) — sets the bar for market timing.
• Cap rate 12.6% 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.
• Zoned schools: Ps 94 Henry Longfellow (The) (math 47% / reading 52%, grade D, #1,085 of 2,108 statewide, top 56%, 970 students, 98% FRL); Jhs 220 John J Pershing (math 62% / reading 62%, grade B+, #136 of 729 statewide, top 20%, 1,229 students, 88% FRL); Midwood High School (math 94% / reading 96%, grade A+, #83 of 1,100 statewide, top 8%, 4,062 students, 73% FRL).
• Market conditions: Rents rising fast (+11.0%/yr); 271 active listings in the ZIP; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $19,577/mo this rent would consume 336% of the median local household income ($70k/yr) (locally 6563% 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 $82k of equity ($9k loan paydown + $73k appreciation (5.6% local appreciation)).
• Kings County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (5.6% appreciation + 8.0% rent growth), your $364k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$132k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($1.22M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $45k; list at $1.30M implies a 2787% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 62% 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 $1,221,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% 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 1915 — 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: 1.51% ✓
• Cap rate: 12.58%
• Cash-on-cash: 22.46%
• DSCR: 2.00
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.63% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 36.9%
• Equity multiple: 3.43×
• Total profit: $884,102
• Equity at exit: $786,675

10-year hold

• IRR: 36.9%
• Equity multiple: 7.94×
• Total profit: $2,525,922
• Equity at exit: $1,401,454

Cash invested: $363,720 (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 11220

• Home prices YoY: 2.5%
• Rents YoY: 11.0%
• Active inventory: 271
• Price-to-rent: 33.2×

Monthly cashflow live

• Estimated rent: $19,577 medium
• Mortgage (P&I): −$6,812
• Tax from tax record: −$1,304 /mo · $15,650/yr
• Insurance: −$541
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,111
• Net cashflow: $6,808

Break-even live

Break-even rent $10,959

Max offer price $1,299,000

Occupancy floor 60%

Sensitivity live

Price	-10% $7,544	-5% $7,176	+0% $6,808	+5% $6,441	+10% $6,073
Rent	-10% $5,262	-5% $6,035	+0% $6,808	+5% $7,582	+10% $8,355
Rate	-1.0pp $7,463	-0.5pp $7,139	base $6,808	+0.5pp $6,472	+1.0pp $6,129

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

Units	Beds	Baths	Est. rent
▸ 6× units	11	7	$19,578
Total (6 units)			$19,577

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: $324,750
• Closing costs: $38,970
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2025-10-02
   status Pending
2. 2025-07-17
   listed $1,299,000 Active
3. 2025-04-18
   price $1,399,000
4. 2024-11-01
   price $1,499,000
5. 2024-09-02
   price $1,599,000
6. 1983-07-01
   soldstatus $45,000

ⓘ 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: $15,650 · $1,304/mo
• Projected year-2 tax: $18,801 · $1,567/mo
• Expected delta: +$3,152/yr (+$263/mo · 20.1%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% 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: $234,924
• − Mortgage interest: −$72,764
• − Property taxes: −$15,650
• − Insurance: −$6,495
• − Repairs & maintenance: −$18,794
• − Management: −$18,794
• − Depreciation: −$37,789
• Taxable income: $64,638
• Est. tax owed @ 24.0%: −$15,513
• After-tax cash flow: $66,187/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): 90,652
• Household income: $69,883
• Rent vs Own: 73.3% rent · 26.7% own
• Severe rent burden: 6563.0

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 0.65)
• Race & ethnicity: Asian 40% Hispanic / Latino 40% White 16% Two or more races 7% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 17% Puerto Rican 8% Dominican 5%
• Common ancestry: Romanian 1% Scotch-Irish 1% Subsaharan African 1%
• Foreign-born: 52% · China, Canada, Jamaica
• Languages at home: 20% English-only · Spanish 35% Chinese 35% Arabic 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: ▲ 5.63%
• Current HPI: 226.624
• Rent YoY: ▲ 11.02%
• 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

+2786.7% since first listed

6 events — show timeline

• 2025-10-02 Pending — BNYMLS
• 2025-07-17 Listed $1,299,000 BNYMLS
• 2025-04-18 Price Changed $1,399,000 BNYMLS
• 2024-11-01 Price Changed $1,499,000 BNYMLS
• 2024-09-02 Price Changed $1,599,000 BNYMLS
• 1983-07-01 Sold (Public Records) $45,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $15,650 · +2.3% YoY. Source: county tax records.