735 E 93rd St · New York, NY 11236

$1,099,999

9 bd · 5.1 ba · 2,912 sqft · MultiFamily public records · 74 Days on market

Built 1930 2,500 sqft lot

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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 +24.0/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• 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: 3 units. confirmed

Listing remarks

This expansive brick triplex is ideally located in the Canarsie/East Flatbush section of Brooklyn. Offering the perfect blend of investment potential and comfortable multi-generational living. Spanning approximately 2,912 square feet on a 25x100 lot, this well-maintained three-family property features 8 bedrooms, 5 full bathrooms, hardwood floors throughout, generously sized rooms, and abundant natural light. Whether you're an investor seeking strong income potential or an owner-occupant looking to offset your mortgage with rental income, this versatile property presents an exceptional opportunity. The home offers a flexible layout designed for privacy and functionality, spacious backyard,

Key facts

• 2,500 sq ft lot
• 2 parking spots
• Built 1930

Property features AI

Exterior

• Parking: Private driveway; Carport; Total parking for 2 vehicles
• Utilities: Public sewer; Electricity available; Natural gas available
• Home design: Triplex
• Construction: Brick construction; Full finished walk-out basement; Full attic
• Exterior features: Brick exterior; Not waterfront

Interior

• Kitchen: Eat-in kitchen; Open kitchen
• Bedrooms: One 4-bedroom unit (multi-unit property)
• Bathrooms: Five full bathrooms
• Heating & cooling: Baseboard heating; Hot water heating; Wall/window air conditioning units
• Interior features: First-floor bedroom; First-floor full bathroom; Eat-in kitchen; Entrance foyer; Formal dining room; High ceilings; Open floorplan; Open kitchen; Storage; Walk-through kitchen; Washer/Dryer hookup
• Laundry & utility: Washer/Dryer hookup

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1.7-bath units multifamily listed at $1.10M.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive. Per door: $698/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $1.10M).
• Recommended offer: $1.03M (6.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: 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 $11,503/mo this rent would consume 169% 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 $8k of loan paydown is wiped out by about $33k 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 74 days — a 6% lower offer ($1.03M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $500k; list at $1.10M implies a 120% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• 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 $1,033,999 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 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 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
11. 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.
12. 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: 1.05% ✓
• Cap rate: 8.65%
• Cash-on-cash: 8.42%
• DSCR: 1.37
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $11,773,216
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
93 E 57th St	0.60mi	9/6.0	3,240 (+11%)	7mo	$13,100,000	$4,043	44
432 E 98th St #4	0.54mi	8/4.0 (-1)	3,198 (+10%)	18mo	$657,500	$206	34

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: -3.9%
• Equity multiple: 0.85×
• Total profit: $-44,986
• Equity at exit: $164,013

10-year hold

• IRR: 5.8%
• Equity multiple: 1.43×
• Total profit: $131,863
• Equity at exit: $95,108

Cash invested: $308,000 (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 11236

• Active inventory: 229
• Price-to-rent: 23.9×

Monthly cashflow live

• Estimated rent: $11,503 medium
• Mortgage (P&I): −$5,769
• Tax from tax record: −$699 /mo · $8,383/yr
• Insurance: −$458
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,416
• Net cashflow: $2,095

Break-even live

Break-even rent $8,850

Max offer price $1,099,999

Occupancy floor 77%

Sensitivity live

Price	-10% $2,718	-5% $2,407	+0% $2,095	+5% $1,784	+10% $1,473
Rent	-10% $1,187	-5% $1,641	+0% $2,095	+5% $2,550	+10% $3,004
Rate	-1.0pp $2,649	-0.5pp $2,375	base $2,095	+0.5pp $1,810	+1.0pp $1,520

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1.7	$11,502
Total (3 units)			$11,503

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: $275,000
• Closing costs: $33,000
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   days on market $1,099,999 Active 74 DOM
2. 2026-06-18
   days on market $1,099,999 Active 71 DOM
3. 2026-06-17
   days on market $1,099,999 Active 70 DOM
4. 2026-06-15
   days on market $1,099,999 Active 68 DOM
5. 2026-06-13
   days on market $1,099,999 Active 66 DOM
6. 2026-06-10
   days on market $1,099,999 Active 62 DOM
7. 2026-06-08
   days on market $1,099,999 Active 61 DOM
8. 2026-06-08
   days on market $1,099,999 Active 60 DOM
9. 2026-06-04
   days on market $1,099,999 Active 57 DOM
10. 2026-06-03
    days on market $1,099,999 Active 56 DOM
11. 2026-06-01
    days on market $1,099,999 Active 54 DOM
12. 2026-05-31
    days on market $1,099,999 Active 53 DOM
13. 2026-04-09
    listed $1,099,999 Active
14. 2026-03-27
    historical $1,099,999
15. 2015-09-02
    soldstatus $500,000

ⓘ 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: $8,383 · $699/mo
• Projected year-2 tax: $13,486 · $1,124/mo
• Expected delta: +$5,103/yr (+$425/mo · 60.9%)

ⓘ 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) · 77% 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 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: $138,036
• − Mortgage interest: −$61,617
• − Property taxes: −$8,383
• − Insurance: −$6,297
• − Repairs & maintenance: −$11,043
• − Management: −$11,043
• − Depreciation: −$32,000
• Taxable income: $7,653
• Est. tax owed @ 24.0%: −$1,837
• After-tax cash flow: $23,309/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

+120.0% since first listed

3 events — show timeline

• 2026-04-09 Listed $1,099,999 OneKey® MLS as Distributed by MLS Grid
• 2026-03-27 Coming Soon $1,099,999 OneKey® MLS as Distributed by MLS Grid
• 2015-09-02 Sold (Public Records) $500,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $8,383 · +1.8% YoY. Source: county tax records.