2251 Plumb 1st St Unit 6H · New York, NY 11229

$165,000

1 bd · 1.0 ba · 751 sqft · Condo · 103 Days on market

Built 1957

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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 +12.9/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• DSCR +3.9/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Seller moved out so you can move right in to this top floor sun drenched apartment -Discover the perfect blend of comfort and natural light in this top floor one bedroom apartment. This residence boasts windows in every room including kitchen and bathroom that fill the space with abundant sunshine throughout the day, creating a warm and inviting atmosphere. The open living area makes it ideal for both relaxing and entertaining guests. The bedroom offers peaceful privacy. The kitchen offers light and a large area for eating. Maintenance includes all utilities. The building is on a tree-lined block offering the tranquility of a suburb yet having all the amenities of living in Brooklyn. Close to shopping, dining and public transportation. Building does not allow dogs. Cats are OK with board approval.

Key facts

• Close to dining
• Top floor
• Close to shopping

Tags

• TOP FLOOR
• WINDOWS IN EVERY ROOM
• TREE LINED BLOCK
• CLOSE TO SHOPPING
• CLOSE TO DINING
• CLOSE TO PUBLIC TRANSPORTATION

🏢 Co-op / cooperative unit. The $165,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $165k.

Deal economics

• At list price, monthly cash flow is $-11 ($-137/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $165k).
• Recommended offer: $150k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.2% 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 (+15.8%/yr); 355 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $3,092/mo this rent would consume 53% of the median local household income ($71k/yr) (locally 4771% 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 $1k of loan paydown is wiped out by about $5k 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 + 8.0% rent growth), your $46k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 3y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 42% of rent; built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 72% 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 $150,150 (9.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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: 1.87% ✓
• Cap rate: 6.21%
• Cash-on-cash: -0.30%
• DSCR: 0.99
• GRM: 4.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -5.4%
• Equity multiple: 0.78×
• Total profit: $-10,267
• Equity at exit: $24,602

10-year hold

• IRR: 12.9%
• Equity multiple: 2.47×
• Total profit: $67,973
• Equity at exit: $14,266

Cash invested: $46,200 (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 11229

• Rents YoY: 15.8%
• Active inventory: 355
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $3,092 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA est. from 2 same-building comps: −$1,314
• Vacancy / Maint / Mgmt: −$649
• Net cashflow: $-11

Break-even live

Break-even rent $3,107

Max offer price $163,350

Occupancy floor 95%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3112 Emmons Ave Unit 203 Brooklyn, NY	1.0	1.0	734	$3,200	$4.36	24d	1	1.06mi
3000 Emmons Ave Unit 1 Brooklyn, NY	—	1.0	536	$3,273	$6.11	24d	1	1.12mi
3000 Emmons Ave Unit 5 Brooklyn, NY	2.0	2.0	840	$4,085	$4.86	24d	1	1.12mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-01-22
   status Pending 815-char remark

   Show marketing remark (815 chars)

   Seller moved out so you can move right in to this top floor sun drenched apartment -Discover the perfect blend of comfort and natural light in this top floor one bedroom apartment. This residence boasts windows in every room including kitchen and bathroom that fill the space with abundant sunshine throughout the day, creating a warm and inviting atmosphere. The open living area makes it ideal for both relaxing and entertaining guests. The bedroom offers peaceful privacy. The kitchen offers light and a large area for eating. Maintenance includes all utilities. The building is on a tree-lined block offering the tranquility of a suburb yet having all the amenities of living in Brooklyn. Close to shopping, dining and public transportation. Building does not allow dogs. Cats are OK with board approval.

2. 2026-01-22
   status Pending

   Show marketing remark (815 chars)

   Seller moved out so you can move right in to this top floor sun drenched apartment -Discover the perfect blend of comfort and natural light in this top floor one bedroom apartment. This residence boasts windows in every room including kitchen and bathroom that fill the space with abundant sunshine throughout the day, creating a warm and inviting atmosphere. The open living area makes it ideal for both relaxing and entertaining guests. The bedroom offers peaceful privacy. The kitchen offers light and a large area for eating. Maintenance includes all utilities. The building is on a tree-lined block offering the tranquility of a suburb yet having all the amenities of living in Brooklyn. Close to shopping, dining and public transportation. Building does not allow dogs. Cats are OK with board approval.

3. 2025-11-11
   price $165,000 815-char remark

   Show marketing remark (815 chars)

   Seller moved out so you can move right in to this top floor sun drenched apartment -Discover the perfect blend of comfort and natural light in this top floor one bedroom apartment. This residence boasts windows in every room including kitchen and bathroom that fill the space with abundant sunshine throughout the day, creating a warm and inviting atmosphere. The open living area makes it ideal for both relaxing and entertaining guests. The bedroom offers peaceful privacy. The kitchen offers light and a large area for eating. Maintenance includes all utilities. The building is on a tree-lined block offering the tranquility of a suburb yet having all the amenities of living in Brooklyn. Close to shopping, dining and public transportation. Building does not allow dogs. Cats are OK with board approval.

4. 2025-11-10
   price $165,000
5. 2025-11-10
   price $165,000
6. 2025-10-11
   listed $175,000 Active 815-char remark

   Show marketing remark (815 chars)

   Seller moved out so you can move right in to this top floor sun drenched apartment -Discover the perfect blend of comfort and natural light in this top floor one bedroom apartment. This residence boasts windows in every room including kitchen and bathroom that fill the space with abundant sunshine throughout the day, creating a warm and inviting atmosphere. The open living area makes it ideal for both relaxing and entertaining guests. The bedroom offers peaceful privacy. The kitchen offers light and a large area for eating. Maintenance includes all utilities. The building is on a tree-lined block offering the tranquility of a suburb yet having all the amenities of living in Brooklyn. Close to shopping, dining and public transportation. Building does not allow dogs. Cats are OK with board approval.

7. 2025-10-11
   listed $175,000 Active

   Show marketing remark (815 chars)

   Seller moved out so you can move right in to this top floor sun drenched apartment -Discover the perfect blend of comfort and natural light in this top floor one bedroom apartment. This residence boasts windows in every room including kitchen and bathroom that fill the space with abundant sunshine throughout the day, creating a warm and inviting atmosphere. The open living area makes it ideal for both relaxing and entertaining guests. The bedroom offers peaceful privacy. The kitchen offers light and a large area for eating. Maintenance includes all utilities. The building is on a tree-lined block offering the tranquility of a suburb yet having all the amenities of living in Brooklyn. Close to shopping, dining and public transportation. Building does not allow dogs. Cats are OK with board approval.

8. 2025-10-11
   listed $175,000 Active

   Show marketing remark (815 chars)

   Seller moved out so you can move right in to this top floor sun drenched apartment -Discover the perfect blend of comfort and natural light in this top floor one bedroom apartment. This residence boasts windows in every room including kitchen and bathroom that fill the space with abundant sunshine throughout the day, creating a warm and inviting atmosphere. The open living area makes it ideal for both relaxing and entertaining guests. The bedroom offers peaceful privacy. The kitchen offers light and a large area for eating. Maintenance includes all utilities. The building is on a tree-lined block offering the tranquility of a suburb yet having all the amenities of living in Brooklyn. Close to shopping, dining and public transportation. Building does not allow dogs. Cats are OK with board approval.

9. 2024-07-15
   soldstatus $165,000 Closed
10. 2024-03-21
    status Pending
11. 2024-03-21
    status Active
12. 2024-02-22
    status Active
13. 2023-11-29
    status Pending
14. 2023-11-28
    status Active
15. 2023-11-07
    status Active
16. 2023-10-25
    listed $150,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 58% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $37,107
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$2,969
• − Management: −$2,969
• − HOA: −$15,768
• − Depreciation: −$4,800
• Taxable loss: −$1,941
• Est. tax savings @ 24.0%: +$466
• After-tax cash flow: $329/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): 78,377
• Household income: $70,603
• Rent vs Own: 53.1% rent · 46.9% own
• Severe rent burden: 4771.0

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 0.60)
• Race & ethnicity: White 59% Asian 22% Hispanic / Latino 9% Black 6% Two or more races 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Scotch-Irish 6% Subsaharan African 6% Romanian 1%
• Foreign-born: 47% · China, Canada, Vietnam
• Languages at home: 40% English-only · Russian/Polish/Slavic 22% Chinese 16% Spanish 6%

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: ▼ -761.52%
• Current HPI: 361.7011
• Rent YoY: ▲ 15.81%
• 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

+10.0% since first listed

16 events — show timeline

• 2026-01-22 Pending — BNYMLS
• 2026-01-22 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-11-11 Price Changed $165,000 BNYMLS
• 2025-11-10 Price Changed $165,000 RLS at REBNY
• 2025-11-10 Price Changed $165,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-11 Listed $175,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-11 Listed $175,000 BNYMLS
• 2025-10-11 Listed $175,000 RLS at REBNY
• 2024-07-15 Sold (MLS) $165,000 OneKey® MLS as Distributed by MLS Grid
• 2024-03-21 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-03-21 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2024-02-22 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2023-11-29 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-11-28 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2023-11-07 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2023-10-25 Listed $150,000 OneKey® MLS as Distributed by MLS Grid