2652 Hubbard St · New York, NY 11235

$999,000

5 bd · 3.0 ba · 1,750 sqft · MultiFamily public records · 80 Days on market

Built 1935 2,043 sqft lot Est $926k · 8% 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 +23.9/30.0
• DSCR +7.7/10.0
• 1% rule +5.4/10.0
• Schools +5.0/10.0
• ARV discount +3.9/15.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

Cozy 2 family brick home with 2 bedrooms apartment over 1 bedroom apartment, large private backyard for BBQ with family and friends, Built in garage with carport. The house is conveniently located near Coney island hospital, Coney island avenue shopping, restaurants, B and Q train station is just short distance away. Building size: 22x46 and lot 22x100. Tax :$4,645.

Key facts

• 2,043 sq ft lot
• Garage
• Built 1935

Property features AI

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: 220-volt electric service
• Home design: Multi-family property with 2 total units; 2 stories; Approximate year built
• Construction: Brick exterior
• Exterior features: Brick construction; Lot dimensions about 21.5 x 95; Zoned R4

Interior

• Bedrooms: Unit 1: 2 bedrooms (level 1); Unit 2: 3 bedrooms (level 2)
• Bathrooms: 2 full bathrooms (total); 2 half bathrooms (total)
• Heating & cooling: Natural gas heating; Hot water heating; Cooling provided by individual units
• Interior features: Air conditioning units

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath multifamily listed at $999k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $999k).
• Recommended offer: $939k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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.
• Market conditions: Rents rising fast (+5.0%/yr); 521 active listings in the ZIP; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $10,427/mo this rent would consume 210% of the median local household income ($60k/yr) (locally 7823% 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 $7k of loan paydown is wiped out by about $30k 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.
• At projected returns (-3.0% appreciation + 5.0% rent growth), your $280k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($939k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $599k; list at $999k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 72% 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 $939,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — 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. 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.
8. 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.
9. 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: 1.04% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.34%
• DSCR: 1.37
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $925,750
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2862 Brighton 3rd St	0.33mi	6/4.0 (+1)	1,800 (+3%)	0mo	$790,000	$439	70
2807 Brighton 8th St	0.26mi	6/3.0 (+1)	1,786 (+2%)	21mo	$945,000	$529	62
2922 Brighton 12th St	0.48mi	5/2.0	1,831 (+5%)	13mo	$868,000	$474	55
3013 Brighton 2nd St	0.52mi	5/3.0	1,776 (+2%)	23mo	$875,000	$493	54
477 Avenue Y	0.35mi	4/2.0 (-1)	1,856 (+6%)	13mo	$800,000	$431	54
2948 Brighton 1 St	0.48mi	4/3.0 (-1)	1,561 (-11%)	2mo	$930,000	$596	53
2501 Hubbard St	0.23mi	6/2.0 (+1)	2,000 (+14%)	8mo	$995,000	$498	50
2375 E 12th St	0.49mi	4/11.5 (-1)	1,800 (+3%)	3mo	$1,058,000	$588	50
101 Corbin Pl	0.63mi	4/3.5 (-1)	1,720 (-2%)	15mo	$1,085,000	$631	48
2534 Coney Island Ave	0.64mi	6/3.0 (+1)	1,870 (+7%)	7mo	$1,100,000	$588	48
2210 E 12th St	0.72mi	4/2.0 (-1)	1,673 (-4%)	7mo	$975,000	$583	44

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 · 5.04% rent growth · sell at horizon

5-year hold

• IRR: -1.5%
• Equity multiple: 0.94×
• Total profit: $-16,516
• Equity at exit: $148,954

10-year hold

• IRR: 10.1%
• Equity multiple: 1.85×
• Total profit: $237,504
• Equity at exit: $86,375

Cash invested: $279,720 (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 11235

• Rents YoY: 5.0%
• Active inventory: 521
• Price-to-rent: 31.9×

Monthly cashflow live

• Estimated rent: $10,427 medium
• Mortgage (P&I): −$5,239
• Tax from tax record: −$639 /mo · $7,672/yr
• Insurance: −$416
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,190
• Net cashflow: $1,943

Break-even live

Break-even rent $7,968

Max offer price $999,000

Occupancy floor 76%

Sensitivity live

Price	-10% $2,508	-5% $2,226	+0% $1,943	+5% $1,660	+10% $1,377
Rent	-10% $1,119	-5% $1,531	+0% $1,943	+5% $2,355	+10% $2,767
Rate	-1.0pp $2,446	-0.5pp $2,197	base $1,943	+0.5pp $1,684	+1.0pp $1,421

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$10,428
Total (4 units)			$10,427

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: $249,750
• Closing costs: $29,970
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $999,000 Active 80 DOM
2. 2026-06-17
   days on market $999,000 Active 79 DOM
3. 2026-06-15
   days on market $999,000 Active 77 DOM
4. 2026-06-13
   days on market $999,000 Active 75 DOM
5. 2026-06-10
   days on market $999,000 Active 71 DOM
6. 2026-06-08
   days on market $999,000 Active 70 DOM
7. 2026-06-08
   days on market $999,000 Active 69 DOM
8. 2026-06-04
   days on market $999,000 Active 66 DOM
9. 2026-06-03
   days on market $999,000 Active 65 DOM
10. 2026-06-01
    days on market $999,000 Active 63 DOM
11. 2026-05-31
    days on market $999,000 Active 62 DOM
12. 2026-03-30
    listed $999,000 Active
13. 2015-01-03
    soldstatus $599,000
14. 2014-10-12
    listed $599,000 368-char remark

    Show marketing remark (368 chars)

    Cozy 2 family brick home with 2 bedrooms apartment over 1 bedroom apartment, large private backyard for BBQ with family and friends, Built in garage with carport. The house is conveniently located near Coney island hospital, Coney island avenue shopping, restaurants, B and Q train station is just short distance away. Building size: 22x46 and lot 22x100. Tax :$4,645.

ⓘ 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: $7,672 · $639/mo
• Projected year-2 tax: $12,277 · $1,023/mo
• Expected delta: +$4,606/yr (+$384/mo · 60.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 71% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $125,124
• − Mortgage interest: −$55,960
• − Property taxes: −$7,672
• − Insurance: −$4,995
• − Repairs & maintenance: −$10,010
• − Management: −$10,010
• − Depreciation: −$29,062
• Taxable income: $7,416
• Est. tax owed @ 24.0%: −$1,780
• After-tax cash flow: $21,535/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): 78,558
• Household income: $59,661
• Rent vs Own: 65.2% rent · 34.8% own
• Severe rent burden: 7823.0

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 (67%)
• Race & ethnicity: White 67% Asian 15% Two or more races 9% Hispanic / Latino 9% Black 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Scotch-Irish 15% Subsaharan African 12% Romanian 2%
• Foreign-born: 63% · China, Canada, Vietnam
• Languages at home: 24% English-only · Russian/Polish/Slavic 48% Chinese 7% Spanish 7%

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: ▼ -181.73%
• Current HPI: 303.6714
• Rent YoY: ▲ 5.04%
• 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

+66.8% since first listed

3 events — show timeline

• 2026-03-30 Listed $999,000 SIBORMLS
• 2015-01-03 Sold (Public Records) $599,000 Public Records
• 2014-10-12 Listed $599,000 BNYMLS

Property tax history

+5.1%/yr

Latest (2025): $7,672 · +3.2% YoY. Source: county tax records.