921 E 84th St · New York, NY 11236

$499,000

6 bd · 3.0 ba · 1,872 sqft · MultiFamily public records · 978 Days on market

Built 2006 1,800 sqft lot Est $947k · 47% under

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Why this score? — see what drove the B+ 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• 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: 2 units. confirmed

Listing remarks MLS

NEW CONSTRUCTION, 2 FAM BRICK, 3 OVER 3 WITH2 FULL BATHS IN EACH APT, FULL FINISH BSMT WITH SEPARATE ENTRANCE, BUILT-IN GARAGE AND PVT DWY

Key facts

• 1,800 sq ft lot
• 2 parking spots
• Listed 978 days

Property features AI

Finance

• Other: Two-unit multi-family (2 units); Both units currently show no lease
• Financial info: Financing: cash

Exterior

• Parking: Private drive with 2 parking spaces
• Utilities: Electric: circuit breakers; Hot water: gas; Heating fuel: gas; Heat delivery: steam/radiator
• Home design: Attached building; Residential property; Pitched roof; Poured concrete foundation
• Construction: Wood frame construction
• Exterior features: Front yard; Back yard; Brick face exterior

Interior

• Kitchen: Stove included
• Bedrooms: Two 3-bedroom units (one on 1st floor, one on 2nd floor)
• Flooring: Hardwood floors
• Bathrooms: Each unit has 1 full bathroom (total 2 full baths listed; property notes 3 full baths overall)
• Heating & cooling: Gas heating; Steam/radiator heat
• Interior features: Finished full basement; Stove; Hardwood floors; No central air units
• Laundry & utility: Hot water: gas

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.5-bath units multifamily listed at $499k.

Deal economics

• At list price, monthly cash flow is $2k ($29k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $499k).
• Recommended offer: $439k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.3% 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: Elm Tree Elementary School (math 27% / reading 52%, grade F, #1,444 of 2,108 statewide, top 71%, 806 students, 94% FRL); Jhs 383 Philippa Schuyler (math 32% / reading 67%, grade C, #280 of 729 statewide, top 40%, 822 students, 85% FRL); Midwood High School (math 94% / reading 96%, grade A+, #83 of 1,100 statewide, top 8%, 4,062 students, 73% FRL).
• Market conditions: 229 active listings in the ZIP; solid renter incomes; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $7,570/mo this rent would consume 112% of the median local household income ($81k/yr) (locally 4225% 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 $3k of loan paydown is wiped out by about $15k 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 + 3.0% rent growth), your $140k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 978 days — a 12% lower offer ($439k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 27y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; major wind risk, 65% 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 $439,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 978 days. Have you received any prior offers? Is the seller open to a 12% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.52% ✓
• Cap rate: 12.30%
• Cash-on-cash: 21.44%
• DSCR: 1.95
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $947,232
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8916 Avenue L	0.49mi	6/4.0	1,890 (+1%)	6mo	$772,500	$409	66
1142 E 89th St	0.40mi	6/4.0	1,840 (-2%)	13mo	$950,000	$516	64
708 E 78th St	0.37mi	6/3.0	1,680 (-10%)	3mo	$850,000	$506	63
953 E 92nd St	0.58mi	6/2.0	1,920 (+3%)	10mo	$610,000	$318	57
870 E 93rd St	0.71mi	6/3.0	1,980 (+6%)	2mo	$849,000	$429	56
36 Paerdegat 7th St	0.48mi	5/3.0 (-1)	1,800 (-4%)	14mo	$980,000	$544	54
1040 E 94th St	0.54mi	5/3.0 (-1)	1,938 (+4%)	12mo	$995,000	$513	54
1170 E 95th St	0.53mi	7/3.0 (+1)	1,760 (-6%)	8mo	$920,000	$523	54
1017 E 92nd St	0.51mi	5/3.0 (-1)	1,672 (-11%)	2mo	$925,000	$553	52
1462 E 92nd St	0.62mi	7/2.0 (+1)	1,908 (+2%)	10mo	$860,000	$451	51
9 Holmes Ln	0.65mi	6/5.0	2,122 (+13%)	8mo	$975,000	$459	33

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.3%
• Equity multiple: 1.53×
• Total profit: $74,048
• Equity at exit: $74,403

10-year hold

• IRR: 22.2%
• Equity multiple: 2.89×
• Total profit: $264,440
• Equity at exit: $43,144

Cash invested: $139,720 (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 11236

• Active inventory: 229
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $7,570 medium
• Mortgage (P&I): −$2,617
• Tax from tax record: −$660 /mo · $7,916/yr
• Insurance: −$208
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,590
• Net cashflow: $2,429

Break-even live

Break-even rent $4,495

Max offer price $499,000

Occupancy floor 63%

Sensitivity live

Price	-10% $2,712	-5% $2,571	+0% $2,429	+5% $2,288	+10% $2,147
Rent	-10% $1,831	-5% $2,130	+0% $2,429	+5% $2,728	+10% $3,027
Rate	-1.0pp $2,681	-0.5pp $2,556	base $2,429	+0.5pp $2,300	+1.0pp $2,169

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$7,570
Total (2 units)			$7,570

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: $124,750
• Closing costs: $14,970
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $499,000 Active 978 DOM
2. 2026-06-18
   days on market $499,000 Active 975 DOM
3. 2026-06-17
   days on market $499,000 Active 974 DOM
4. 2026-06-15
   days on market $499,000 Active 972 DOM
5. 2026-06-13
   days on market $499,000 Active 970 DOM
6. 2026-06-10
   days on market $499,000 Active 966 DOM
7. 2026-06-08
   days on market $499,000 Active 965 DOM
8. 2026-06-03
   days on market $499,000 Active 960 DOM
9. 2026-06-01
   days on market $499,000 Active 958 DOM
10. 2026-05-31
    days on market $499,000 Active 957 DOM
11. 2025-01-14
    status Active
12. 2025-01-14
    historical
13. 2023-10-16
    listed $499,000 Active
14. 2009-02-17
    soldstatus $570,000
15. 2008-09-08
    listed $549,000 138-char remark

    Show marketing remark (138 chars)

    NEW CONSTRUCTION, 2 FAM BRICK, 3 OVER 3 WITH2 FULL BATHS IN EACH APT, FULL FINISH BSMT WITH SEPARATE ENTRANCE, BUILT-IN GARAGE AND PVT DWY

16. 1999-09-27
    listed $219,000 252-char remark

    Show marketing remark (252 chars)

    OVERSIZED PROPERTY - RANCH IN EXCELLENT CONDITION. NEW KITCHEN, WINDOWS, SIDING AND ROOF. LIVING ROOM WITH WB FIREPLACE, TREMENDOUS YARD W/POOL AND WOOD DECK. MAKE ALL OFFERS KNOWN. TREMENDOUS PRICE REDUCTION..,Water/Plumbing: CITY,Condition: EXCELLENT

ⓘ 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: $7,916 · $660/mo
• Projected year-2 tax: $8,175 · $681/mo
• Expected delta: +$258/yr (+$22/mo · 3.3%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 59% 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 65% 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: $90,840
• − Mortgage interest: −$27,952
• − Property taxes: −$7,916
• − Insurance: −$3,292
• − Repairs & maintenance: −$7,267
• − Management: −$7,267
• − Depreciation: −$14,516
• Taxable income: $22,629
• Est. tax owed @ 24.0%: −$5,431
• After-tax cash flow: $23,722/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): 88,051
• Household income: $81,464
• Rent vs Own: 48.4% rent · 51.6% own
• Severe rent burden: 4225.0

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 Black (79%)
• Race & ethnicity: Black 79% Hispanic / Latino 8% Two or more races 8% White 4% Asian 2%
• Hispanic origin (detail): Puerto Rican 3% Dominican 2%
• Common ancestry: Hispanic 14%
• Foreign-born: 45% · Canada, Mexico, China
• Languages at home: 74% English-only · French/Haitian/Cajun 14% Spanish 6% Chinese 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: ▼ -375.21%
• Current HPI: 330.8367
• Rent YoY: —
• 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

+127.9% since first listed

6 events — show timeline

• 2025-01-14 Relisted — BNYMLS
• 2025-01-14 Delisted — BNYMLS
• 2023-10-16 Listed $499,000 BNYMLS
• 2009-02-17 Sold (Public Records) $570,000 Public Records
• 2008-09-08 Listed $549,000 BNYMLS
• 1999-09-27 Listed $219,000 BNYMLS

Property tax history

+2.4%/yr

Latest (2025): $7,916 · +3.4% YoY. Source: county tax records.