826 52nd St · New York, NY 11220

$2,520,000

15 bd · 6.0 ba · 3,703 sqft · MultiFamily public records · 874 Days on market

Built 1910 2,000 sqft lot Est $2055k · 23% over

---

Why this score? — see what drove the F 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).

• Appreciation +7.8/10.0
• Cash flow +7.2/30.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• DSCR +1.4/10.0
• 1% rule +0.9/10.0
• ARV discount +0.0/15.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 5 units. estimate disagrees with records

Listing remarks

Location Location Location. 6% return rate. Great 3 families investment in heart of Sunset Park. Building 20x56, total 3702 square feet. 1st floor has 5 beds and 2baths, 2nd floor has 6 beds 2 baths, 3rd floor has 4 beds 2 baths. Combined income $12,600 a month. Won't Last.

Key facts

• 2,000 sq ft lot
• Listed 874 days

Property features AI

Finance

• Financial info: Reported rent income: $151,200; Financing options considered: Exchange, Bank mortgage, Cash

Exterior

• Parking: No on-site parking
• Utilities: 110V electric; Gas hot water; Gas for heating (baseboard)
• Home design: Attached residential building; Flat roof; Building footprint approximately 1,120 sq ft; Building dimensions about 56.00 x 20.00
• Construction: Wood frame construction; Poured concrete foundation
• Exterior features: Exterior noted as 'Other (See Remarks)'

Interior

• Bedrooms: Five bedrooms on level 1; Six bedrooms on level 2; Four bedrooms on level 3
• Bathrooms: Six full bathrooms (distributed as 2 on level 1, 2 on level 2, 2 on level 3)
• Heating & cooling: Baseboard heating; Gas heating fuel; 110V electric service
• Interior features: Finished basement; No central air (0 AC units reported)

What this means for you Summary

Snapshot

• This is a 5 × 3-bed/1.2-bath units multifamily listed at $2.52M.

Deal economics

• At list price, monthly cash flow is $-3k ($-41k/yr) — negative. Per door: $-690/mo.
• To cash-flow at today's rent, offer at most $1.91M (24.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.48M (41.2% below list).
• Recommended offer: $1.48M (41.2% below list) — sets the bar for 1% rule.
• Cap rate 4.7% 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 (+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 $14,807/mo this rent would consume 254% 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 $159k of equity ($17k loan paydown + $142k appreciation (5.6% local appreciation)).
• Kings County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$255k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 874 days — a 12% lower offer ($2.22M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $998k; list at $2.52M implies a 153% 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, 62% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,480,700 (41.2% 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 874 days. Have you received any prior offers? Is the seller open to a 41% 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: 0.59% ✗
• Cap rate: 4.65%
• Cash-on-cash: -5.86%
• DSCR: 0.74
• GRM: 14.2

CMA / ARV

• ARV (on-the-fly): $2,055,165
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
761 43rd St	0.48mi	14/4.0 (-1)	4,000 (+8%)	13mo	$2,220,000	$555	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 11.2%
• Equity multiple: 1.75×
• Total profit: $530,445
• Equity at exit: $1,526,114

10-year hold

• IRR: 13.6%
• Equity multiple: 3.75×
• Total profit: $1,939,680
• Equity at exit: $2,718,756

Cash invested: $705,600 (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: 70.9×

Monthly cashflow live

• Estimated rent: $14,807 medium
• Mortgage (P&I): −$13,215
• Tax from tax record: −$881 /mo · $10,571/yr
• Insurance: −$1,050
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,109
• Net cashflow: $-3,449

Break-even live

Break-even rent $19,172

Max offer price $1,910,804

Occupancy floor —

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

Units	Beds	Baths	Est. rent
▸ 5× units	3	1.2	$14,805
Total (5 units)			$14,807

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: $630,000
• Closing costs: $75,600
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $2,520,000 Active 874 DOM
2. 2026-06-17
   days on market $2,520,000 Active 873 DOM
3. 2026-06-15
   days on market $2,520,000 Active 871 DOM
4. 2026-06-13
   days on market $2,520,000 Active 869 DOM
5. 2026-06-10
   days on market $2,520,000 Active 865 DOM
6. 2026-06-08
   days on market $2,520,000 Active 864 DOM
7. 2026-06-03
   days on market $2,520,000 Active 859 DOM
8. 2026-06-01
   days on market $2,520,000 Active 857 DOM
9. 2026-05-31
   days on market $2,520,000 Active 856 DOM
10. 2024-01-26
    listed $2,520,000 Active
11. 2014-01-17
    soldstatus $998,000
12. 1997-02-11
    soldstatus $220,000
13. 1990-03-26
    soldstatus $195,500
14. 1990-03-26
    soldstatus $195,500

ⓘ 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: $10,571 · $881/mo
• Projected year-2 tax: $26,579 · $2,215/mo
• Expected delta: +$16,009/yr (+$1,334/mo · 151.4%)

ⓘ 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 ≥97°F today · 16 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: $177,684
• − Mortgage interest: −$141,159
• − Property taxes: −$10,571
• − Insurance: −$12,600
• − Repairs & maintenance: −$14,215
• − Management: −$14,215
• − Depreciation: −$73,309
• Taxable loss: −$88,384
• Est. tax savings @ 24.0%: +$21,212
• After-tax cash flow: $-20,170/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

+1189.0% since first listed

5 events — show timeline

• 2024-01-26 Listed $2,520,000 BNYMLS
• 2014-01-17 Sold (Public Records) $998,000 Public Records
• 1997-02-11 Sold (Public Records) $220,000 Public Records
• 1990-03-26 Sold (Public Records) $195,500 Public Records
• 1990-03-26 Sold (Public Records) $195,500 Public Records

Property tax history

+9.6%/yr

Latest (2025): $10,571 · +0.7% YoY. Source: county tax records.