All Forum Posts by: Eric Hajdu

I am certainly not a tax expert, but fwiw, I just looked at my closing statement from the purchase of a Brooklyn multi-fam and as purchaser, I paid the following taxes:

Transfer Tax Additional Transfer(mansion)tax

Transfer Tax Supplemental NYC(mansion)tax

Mortgage Tax 1st mortgage

Michelle,

In the NYC market, i think our best search resource is Streeteasy, it's the most up to date and provides the most accurate historical sales data.  As, I've mentioned to a few other posters in the past, when your searching in NYC, I would recommend getting super specific in your geographic parameters.  Otherwise, there is just too much to choose from and it will be difficult to ever take action.  Best of luck in your search!

Ina, there are several lenders servicing the NYC multi family space that pretty loose about income and tax returns as long as the property shows decent rental income.  The rates are competitive, but they require a larger down payment, usually around 50%, but your client could get in a great 3 fam in Bushwick, Bed Stuy, etc.  Feel free to message me if you'd like more info.  Good luck in your search!

Mohammad,

Thanks for sharing your post, if you'd like to message me, I could give you some info./pros/cons in regards to development strategies for your property.  I'm currently developing a 4 family townhome in Cobble Hill Brooklyn, and have a couple friends doing various projects similar to yours in Park Slope(where I also live).  

Either way, let's connect, I can give you an idea of cost and all the headaches your have to look forward to you.

Eric

Hey John Paul, I'm currently doing a flip in Cobble Hill Brooklyn myself, and luckily the value of townhomes continues to increase in the area.  I've been dealing with lenders in NYC for several years in various capacities and have noticed a major shift in the last few months that is actually beneficial to the borrower.  The lenders have been on easy street with low rates and high volume, but currently their business is seriously hampered by low demand.  

Lenders that I use to have to call 3 or 4 times, now stalk me for business.   I say all this to say that you have more options now and the terms such as pre payment penalties and points up front are far more negotiable.  Yes, the rate is much higher than a year ago, but it's not all bad news, good luck!

Lamacca,

I believe you would have to file a change of C.O. as you would be going from a one two family.  This would have to be done through the D.0.B. with an architect and engineer, and if even possible will be very costly.  Similar to the other posters, I have never heard of anything like this in my 30 years in NYC.  Sorry to paint such a grim picture of this happening, but I've been dealing with the DOB for over a year, so I might be a bit jaded, best of luck.

This is all part of the real estate game we're in, you just have to accept it.  When we bought our Brooklyn NY condo 5 years ago, we had sweeping views of the water, statue of Liberty, and all of lower Manhattan.  Now we look at 7 or 8 new condo high rises, I don't think twice about it, because when our building was built, it most likely compromised the view of those located just west of us.  I think it's silly when owners fight to tell another owner what they are allowed to do with their own property, let it be.

Gabby, congratulations on looking to get into your first investment property, if I could share any advice based on your post, it would be to greatly narrow down and specify your search.  You mentioned 3 different markets, with two of them being large regions.

I would really try to get it down to something as specific as, I want a 3 or 4 family in Bed Stuy that cost X and is between a certain 20 block radius.  This will help you get serious, and also if you chose to use a broker on the buy side be very helpful to your search.

Lastly, I have been investing in Brooklyn since 2001, and you have to throw all traditional cash flow metrics out the window, you'll be buying for capital appreciation and wealth creation.  Hope this helps a bit, please don't hesitate to reach out, best of luck!

Cameron,

I am in the process of doing the reverse, converting a legal 4 family Brooklyn townhome into a single family home.  The process has been laborious and expensive, you would want to start with an experienced architect who will act as the point person for engineer, expediter, etc.

It is my understanding that the DOB is much less cooperative when your trying to expand the C.O. and go up in amount of units, it's not impossible, but will be challenging.  I would really do the math, as 2 larger well finished units will often command similar rent to four smaller units, and you'll have less headaches/tenants.  

Feel free to message me or reach out if you want any further information, best of luck!

Eric

Nick,

Congrats on the new job and upcoming move, from an investment perspective, i would definitely consider the multi family route, it gives you so much more flexibility and control.  I have been trading up Brooklyn Condos for over 20 years and finally bought the dream apartment a few years ago, 3 bed/3bath, outdoor spaces, parking space, statue of liberty views, etc., and to be honest I wish I would have used the funds to buy a multi family instead.  The common charges and taxes keep going up, there are several assessments, and I'm pretty limited with what I can do with the unit as far as adding value.

With a multi family, you can rent one unit out, make condos out of the building, add sq. footage, convert to large single family, really endless potential.  Sorry for the long winded response, but if you can swing it, go with the multi family, which continue to maintain their value very well amongst the sea of new condo construction.  Either way, good luck, and please feel free to reach out if you need any input on neighborhoods, etc.