294 Autumn Ave · New York, NY 11208

$750,000

6 bd · 6.0 ba · 1,408 sqft · MultiFamily public records · 79 Days on market

Built 1910 2,000 sqft lot Est $917k · 18% under

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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 +19.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• Schools +5.0/10.0
• 1% rule +4.2/10.0
• Rent growth +4.0/5.0
• 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: 2 units. confirmed

Listing remarks

New pricing creates exceptional value in today's market! Discover this inviting two- family home in the heart of Cypress Hills, Brooklyn. Presenting a perfect investment opportunity. This well maintained property features a spacious 2 bedroom, 1 bath unit situated above a large 1 bedroom, 1 bath unit. Both units are bathed in natural light due to their beautiful large bay windows. This home is an excellent choice for investors while also offering a comfortable and welcoming environment for first time home buyers. The first floor can be easily restore to a duplex layout that connects to the lower level, provides ample space and privacy, making it an ideal setting to create a 2 bedroom duple

Key facts

• 2,000 sq ft lot
• Built 1910
• Listed 78 days

Property features AI

Exterior

• Parking: No carport; No designated parking features
• Utilities: Public sewer; Electricity available and connected; Natural gas available; Cable available
• Home design: Duplex; 1516 total building area (per public records); Condition listed as actual
• Construction: Wood frame construction
• Exterior features: Front and back yard fencing; Not waterfront

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: One 3-bedroom unit
• Flooring: Wood flooring
• Bathrooms: Three full bathrooms
• Heating & cooling: Natural gas heating; ENERGY STAR qualified cooling equipment
• Interior features: First-floor bedroom; First-floor full bathroom; Ceiling fans; Eat-in kitchen; Bay windows; Deck
• Laundry & utility: Basement (full) available for utilities/storage; Crawl attic

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/3.0-bath units multifamily listed at $750k.

Deal economics

• At list price, monthly cash flow is $856 ($10k/yr) — positive. Per door: $428/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $691k (7.9% below list).
• Recommended offer: $691k (7.9% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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 (+6.1%/yr); 192 active listings in the ZIP; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $6,910/mo this rent would consume 134% of the median local household income ($62k/yr) (locally 7574% 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 $5k of loan paydown is wiped out by about $22k 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 79 days — a 6% lower offer ($705k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $79k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $399k; list at $750k implies a 88% 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, 50% 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 $691,000 (7.9% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 8% 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 1910 — 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: 0.92% ✗
• Cap rate: 7.66%
• Cash-on-cash: 4.89%
• DSCR: 1.22
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $916,608
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
93-09 76th St	0.36mi	5/2.0 (-1)	1,468 (+4%)	12mo	$790,000	$538	46
9134 81st St	0.57mi	5/3.0 (-1)	1,520 (+8%)	6mo	$990,000	$651	38
125 Crystal St	0.54mi	5/2.0 (-1)	1,224 (-13%)	1mo	$650,000	$531	32
296 Arlington Ave	0.72mi	6/2.0	1,560 (+11%)	1mo	$1,035,000	$663	31

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 · 6.14% rent growth · sell at horizon

5-year hold

• IRR: -5.6%
• Equity multiple: 0.79×
• Total profit: $-44,718
• Equity at exit: $111,827

10-year hold

• IRR: 7.2%
• Equity multiple: 1.61×
• Total profit: $128,837
• Equity at exit: $64,846

Cash invested: $210,000 (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 11208

• Rents YoY: 6.1%
• Active inventory: 192
• Price-to-rent: 18.1×

Monthly cashflow live

• Estimated rent: $6,910 medium
• Mortgage (P&I): −$3,933
• Tax from tax record: −$357 /mo · $4,282/yr
• Insurance: −$312
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,451
• Net cashflow: $856

Break-even live

Break-even rent $5,826

Max offer price $750,000

Occupancy floor 83%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	3	$6,910
Total (2 units)			$6,910

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: $187,500
• Closing costs: $22,500
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $750,000 Active 79 DOM
2. 2026-06-17
   days on market $750,000 Active 78 DOM
3. 2026-06-15
   days on market $750,000 Active 76 DOM
4. 2026-06-13
   days on market $750,000 Active 74 DOM
5. 2026-06-10
   days on market $750,000 Active 70 DOM
6. 2026-06-08
   days on market $750,000 Active 69 DOM
7. 2026-06-08
   pricedays on market $750,000 Active 68 DOM
8. 2026-06-04
   days on market $799,000 Active 65 DOM
9. 2026-06-03
   days on market $799,000 Active 64 DOM
10. 2026-06-01
    days on market $799,000 Active 62 DOM
11. 2026-05-31
    days on market $799,000 Active 61 DOM
12. 2026-04-28
    price $799,000
13. 2026-04-01
    listed $829,000 Active
14. 2026-03-20
    historical $829,000
15. 2026-01-12
    historical
16. 2025-04-23
    listed $835,000 Active
17. 2025-04-10
    historical
18. 2005-12-14
    soldstatus $399,000
19. 2005-04-26
    soldstatus $248,040

ⓘ 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: $4,282 · $357/mo
• Projected year-2 tax: $8,478 · $707/mo
• Expected delta: +$4,197/yr (+$350/mo · 98.0%)

ⓘ 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 ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 50% 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: $82,920
• − Mortgage interest: −$42,012
• − Property taxes: −$4,282
• − Insurance: −$3,750
• − Repairs & maintenance: −$6,634
• − Management: −$6,634
• − Depreciation: −$21,818
• Taxable loss: −$2,209
• Est. tax savings @ 24.0%: +$530
• After-tax cash flow: $10,808/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): 105,428
• Household income: $62,077
• Rent vs Own: 75.1% rent · 24.9% own
• Severe rent burden: 7574.0

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 0.66)
• Race & ethnicity: Black 42% Hispanic / Latino 39% Asian 10% Two or more races 8% White 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 9% Dominican 16%
• Common ancestry: Hispanic 1%
• Foreign-born: 40% · Canada, China, Mexico
• Languages at home: 48% English-only · Spanish 36% Other Indo-European 11% French/Haitian/Cajun 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: ▼ -546.38%
• Current HPI: 376.1489
• Rent YoY: ▲ 6.14%
• 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

+222.1% since first listed

8 events — show timeline

• 2026-04-28 Price Changed $799,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-01 Listed $829,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-20 Coming Soon $829,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-12 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-04-23 Listed $835,000 OneKey® MLS as Distributed by MLS Grid
• 2025-04-10 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 2005-12-14 Sold (Public Records) $399,000 Public Records
• 2005-04-26 Sold (Public Records) $248,040 Public Records

Property tax history

+5.4%/yr

Latest (2025): $4,282 · +3.6% YoY. Source: county tax records.