1748 79th St · New York, NY 11214

$1,750,000

12 bd · 6.0 ba · 5,250 sqft · MultiFamily public records · 337 Days on market

Built 1931 2,500 sqft lot Est $1438k · 22% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Schools +5.0/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

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

This 25' × 70' solid brick six-family home, situated on a 25' × 100' lot, spans three full stories plus a basement, offering a commanding and spacious layout. Each of the six 2bed/1bath units features sunny, well-designed floorplans and is equipped with its own gas boiler/furnace and water heater, enabling tenant-level control, eliminating shared-utility disputes, and allowing for efficient submetering. The property is meticulously maintained, with recent brick repointing and a roof replacement completed within the past few years—significantly reducing deferred maintenance and cap-ex obligations. Nestled in a high-demand, transit-rich neighborhood, the building offers imme

Key facts

• Six family home
• Water heater
• Gas boiler

Tags

• SOLID BRICK HOME
• SIX FAMILY HOME
• GAS BOILER
• WATER HEATER
• RECENT BRICK REPOINTING
• ROOF REPLACEMENT

Property features AI

Finance

• Other: Zoning: R5
• Financial info: Gross rent income reported: $8,813; Utility expense reported: $750; Financing options: Exchange considered, bank mortgage, or cash

Exterior

• Parking: No parking reported
• Utilities: Electric: 110V; Hot water: Gas; Heating fuel: Gas; Heat delivery: Baseboard
• Home design: Attached building; Residential property; Flat roof
• Construction: Brick construction; Poured concrete foundation; Building footprint approximately 1,750 sq ft; Building dimensions about 70 x 25 ft
• Exterior features: Back yard

Interior

• Kitchen: Refrigerator included
• Bedrooms: Six 2-bedroom units (mix of 1st, 2nd and 3rd floor units)
• Flooring: Hardwood floors; Tile floors
• Bathrooms: Six full bathrooms (one per unit)
• Heating & cooling: Gas heat delivered via baseboard; Hot water: Gas; Electrical: 110V
• Interior features: Refrigerator; Other interior features; Hardwood floors; Tile floors; Unfinished walk-in basement
• Laundry & utility: No central air-conditioning units reported

What this means for you Summary

Snapshot

• This is a 6 × 2-bed/1.0-bath units multifamily listed at $1.75M.

Deal economics

• At list price, monthly cash flow is $8k ($91k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($24k rent vs $1.75M).
• Recommended offer: $1.54M (12.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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 (+5.9%/yr); 330 active listings in the ZIP; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $24,338/mo this rent would consume 443% of the median local household income ($66k/yr) (locally 6028% 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 $12k of loan paydown is wiped out by about $52k 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 + 5.9% rent growth), your $490k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 337 days — a 12% lower offer ($1.54M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $750k; list at $1.75M implies a 133% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1931 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% 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 $1,540,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 337 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. Built in 1931 — 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: 1.39% ✓
• Cap rate: 11.51%
• Cash-on-cash: 18.62%
• DSCR: 1.83
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $1,438,500
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7619 21st Ave	0.54mi	11/6.0 (-1)	5,031 (-4%)	12mo	$1,380,000	$274	53
8420 17th Ave	0.27mi	13/7.0 (+1)	5,000 (-5%)	21mo	$2,295,000	$459	53
7124 21st Ave	0.62mi	12/7.0	4,797 (-9%)	22mo	$1,200,000	$250	35

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 · 5.87% rent growth · sell at horizon

5-year hold

• IRR: 13.5%
• Equity multiple: 1.56×
• Total profit: $273,115
• Equity at exit: $260,931

10-year hold

• IRR: 24.4%
• Equity multiple: 3.40×
• Total profit: $1,176,452
• Equity at exit: $151,308

Cash invested: $490,000 (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 11214

• Rents YoY: 5.9%
• Active inventory: 330
• Price-to-rent: 36.0×

Monthly cashflow live

• Estimated rent: $24,338 high
• Mortgage (P&I): −$9,177
• Tax from tax record: −$1,716 /mo · $20,597/yr
• Insurance: −$729
• HOA: −$0
• Vacancy / Maint / Mgmt: −$5,111
• Net cashflow: $7,604

Break-even live

Break-even rent $14,712

Max offer price $1,750,000

Occupancy floor 64%

Sensitivity live

Price	-10% $8,595	-5% $8,100	+0% $7,604	+5% $7,109	+10% $6,614
Rent	-10% $5,682	-5% $6,643	+0% $7,604	+5% $8,566	+10% $9,527
Rate	-1.0pp $8,486	-0.5pp $8,049	base $7,604	+0.5pp $7,151	+1.0pp $6,689

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

Units	Beds	Baths	Est. rent
▸ 6× units	2	1	$24,336
Total (6 units)			$24,338

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: $437,500
• Closing costs: $52,500
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $1,750,000 Active 337 DOM
2. 2026-06-17
   days on market $1,750,000 Active 336 DOM
3. 2026-06-15
   days on market $1,750,000 Active 334 DOM
4. 2026-06-13
   days on market $1,750,000 Active 332 DOM
5. 2026-06-10
   days on market $1,750,000 Active 328 DOM
6. 2026-06-08
   days on market $1,750,000 Active 327 DOM
7. 2026-06-03
   days on market $1,750,000 Active 322 DOM
8. 2026-06-01
   days on market $1,750,000 Active 320 DOM
9. 2026-05-31
   days on market $1,750,000 Active 319 DOM
10. 2025-07-15
    listed $1,750,000 Active
11. 2007-10-31
    soldstatus $750,000
12. 2004-08-25
    soldstatus $568,500
13. 2001-06-13
    soldstatus $395,000

ⓘ 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: $20,597 · $1,716/mo
• Projected year-2 tax: $25,086 · $2,091/mo
• Expected delta: +$4,489/yr (+$374/mo · 21.8%)

ⓘ 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 7/10 Severe 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $292,056
• − Mortgage interest: −$98,027
• − Property taxes: −$20,597
• − Insurance: −$8,750
• − Repairs & maintenance: −$23,364
• − Management: −$23,364
• − Depreciation: −$50,909
• Taxable income: $67,043
• Est. tax owed @ 24.0%: −$16,090
• After-tax cash flow: $75,160/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): 89,397
• Household income: $65,895
• Rent vs Own: 65.4% rent · 34.6% own
• Severe rent burden: 6028.0

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 0.67)
• Race & ethnicity: White 40% Asian 38% Hispanic / Latino 17% Two or more races 6% Black 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 3% Dominican 2%
• Common ancestry: Scotch-Irish 4% Subsaharan African 3% Romanian 2%
• Foreign-born: 56% · China, Canada, Vietnam
• Languages at home: 26% English-only · Chinese 28% Russian/Polish/Slavic 15% Spanish 13%

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: ▼ -184.55%
• Current HPI: 276.0804
• Rent YoY: ▲ 5.87%
• 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

+343.0% since first listed

4 events — show timeline

• 2025-07-15 Listed $1,750,000 BNYMLS
• 2007-10-31 Sold (Public Records) $750,000 Public Records
• 2004-08-25 Sold (Public Records) $568,500 Public Records
• 2001-06-13 Sold (Public Records) $395,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $20,597 · +6.9% YoY. Source: county tax records.