2925 W 5th St Unit 21H · New York, NY 11224

$350,000

1 bd · 1.0 ba · 750 sqft · Condo · 24 Days on market

Built 1964 Average condition

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Why this score? — see what drove the D+ 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 +9.5/30.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• Schools +5.0/10.0
• 1% rule +4.8/10.0
• Rent growth +4.3/5.0
• Livability +3.8/5.0
• Condition / age +2.8/5.0
• DSCR +2.7/10.0

Listing remarks

Welcome to the most desirable Ocean front Coop in South Brooklyn - Trump Village Sect 3. If you love the ocean views this unit is for you! Located on the 21st floor of a 23 stories luxury building with new modern lobby, new elevators, fitness center. Unit 21H offers 750 sq ft of living space and additional huge balcony overseeing ocean and greenery. Hardwood floors throughout, modern kitchen with stainless steel appliances, many closets, beautiful bathroom with marble and granite finishes. Low monthly maintains of $811.00 includes all utilities and property tax. You will enjoy the beach and the boardwalk, the restaurants, coffee shops and best gourmet shops, many beautiful parks to relax an

Key facts

• Ocean front
• Fitness center
• Luxury building

Tags

• OCEAN FRONT
• LUXURY BUILDING
• NEW MODERN LOBBY
• NEW ELEVATORS
• FITNESS CENTER
• HUGE BALCONY

Property features AI

Finance

• Other: Building has approximately 1,675 units; Co-op shares indicated (32.00) when applicable
• Financial info: Flip tax: 5%; Down payment typically 20%; Financing options: bank mortgage, cash; exchange considered; Assessment fee applies
• HOA & community: Maintenance/ common fee applies; Fee includes assessment; Pets allowed (cats and dogs); Handicap access available; Managed by Akam Associates

Exterior

• Parking: Parking wait-list
• Security: Part-time doorman; Intercom door; Card-operated door; Security patrol; Non-resident superintendent
• Utilities: Electric service; Gas service; Water service; Sewer service; Heat included (steam/radiator); Gas hot water
• Home design: Detached building; Residential unit on floor 21
• Construction: Detached building (high-rise condominium/co-op style building)
• Exterior features: Waterfront present; Secure lobby; Storage rooms; Bike rooms; Recreational room; Exercise room

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 1 bedroom on the first floor
• Flooring: Ceramic floors; Hardwood floors
• Bathrooms: 1 full bathroom on the first floor
• Heating & cooling: Steam/radiator heat; Gas heating fuel; Gas hot water
• Interior features: Wall A/C units (2); Dishwasher; Elevator access; Laundry area; Microwave; Refrigerator
• Laundry & utility: Laundry area; Card-operated laundry available in building

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $350k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $-668 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $332k (5.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $345k (1.5% below list).
• Recommended offer: $332k (5.1% below list) — sets the bar for cash-flow.
• Cap rate 5.5% 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 (+7.0%/yr); 114 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $3,446/mo this rent would consume 95% of the median local household income ($44k/yr) (locally 4426% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $20k of equity ($2k loan paydown + $17k appreciation (5.0% local appreciation)).
• Kings County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($345k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); major wind risk, 72% 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 $332,190 (5.1% 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. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.98% ✗
• Cap rate: 5.46%
• Cash-on-cash: -2.96%
• DSCR: 0.87
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.98% appreciation · 7.03% rent growth · sell at horizon

5-year hold

• IRR: 8.2%
• Equity multiple: 1.54×
• Total profit: $52,947
• Equity at exit: $197,958

10-year hold

• IRR: 12.1%
• Equity multiple: 3.37×
• Total profit: $231,870
• Equity at exit: $341,332

Cash invested: $98,000 (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 11224

• Home prices YoY: 1.0%
• Rents YoY: 7.0%
• Active inventory: 114
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $3,446 high
• Mortgage (P&I): −$1,835
• Tax est. 1.5%: −$438 /mo · $5,250/yr
• Insurance: −$146
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA est. from 1 same-building comp: −$545
• Vacancy / Maint / Mgmt: −$724
• Net cashflow: $-668

Break-even live

Break-even rent $4,292

Max offer price $253,327

Occupancy floor —

Sensitivity live

Price	-10% $-426	-5% $-547	+0% $-668	+5% $-789	+10% $-910
Rent	-10% $-940	-5% $-804	+0% $-668	+5% $-532	+10% $-396
Rate	-1.0pp $-492	-0.5pp $-579	base $-668	+0.5pp $-759	+1.0pp $-851

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
532 Neptune Ave Brooklyn, NY	1.0–3.0	1.0–2.0	948	$3,375	$3.56	0d	8	0.16mi
2971 Shell Rd Unit 720 Brooklyn, NY	2.0	2.0	920	$4,100	$4.46	25d	1	0.25mi
2971 Shell Rd Unit 704 Brooklyn, NY	2.0	1.0	826	$3,950	$4.78	25d	1	0.25mi
2971 Shell Rd Unit 711 Brooklyn, NY	2.0	2.0	907	$4,200	$4.63	25d	1	0.25mi
2971 Shell Rd Unit 612 Brooklyn, NY	2.0	2.0	907	$4,150	$4.58	25d	1	0.25mi
2971 Shell Rd Unit 508 Brooklyn, NY	2.0	2.0	930	$4,099	$4.41	25d	1	0.25mi
2971 Shell Rd Unit 406 Brooklyn, NY	2.0	2.0	920	$3,550	$3.86	25d	1	0.25mi
1515 Surf Ave Brooklyn, NY	1.0–2.0	1.0	706	$3,220	$4.56	0d	14	0.59mi
2483 W 16th St Brooklyn, NY	1.0	1.0	800	$1,800	$2.25	22d	1	0.90mi

HOA detail condo

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

Listing history 4 events

1. 2026-05-06
   status Pending
2. 2026-04-19
   status Active
3. 2026-03-25
   status Pending
4. 2026-03-18
   listed $350,000 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 7/10 Severe FEMA zone AE · 89% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $41,350
• − Mortgage interest: −$19,605
• − Property taxes: −$5,250
• − Insurance: −$6,868
• − Repairs & maintenance: −$3,308
• − Management: −$3,308
• − HOA: −$6,540
• − Depreciation: −$10,182
• Taxable loss: −$13,711
• Est. tax savings @ 24.0%: +$3,291
• After-tax cash flow: $-4,726/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.

Condition & rehab AI · 12 photos

Average 55/100 Cosmetic rehab

This unit is in average condition with cosmetic repairs needed. It offers a desirable ocean view and modern amenities.

Repairs flagged

• Minor Kitchen backsplash — Visible wear and tear
• Minor Bathroom fixtures — Visible wear and tear

Value-add opportunities

• Both Paint interior walls — Enhances curb appeal and interior aesthetics
• Both Replace kitchen backsplash — Improves functionality and aesthetics
• Both Replace bathroom fixtures — Enhances functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen backsplash · Visible wear and tear	Minor	$500–3,000
Bathroom fixtures · Visible wear and tear	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Replace kitchen backsplash — Improves functionality and aesthetics ↑
• Both Replace bathroom fixtures — Enhances functionality and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 50,822
• Household income: $43,648
• Rent vs Own: 72.7% rent · 27.3% own
• Severe rent burden: 4426.0

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 0.68)
• Race & ethnicity: White 48% Black 22% Hispanic / Latino 19% Asian 8% Two or more races 7%
• Hispanic origin (detail): Mexican 5% Puerto Rican 8% Dominican 2%
• Common ancestry: Scotch-Irish 10% Subsaharan African 7% Romanian 1%
• Foreign-born: 48% · Canada, China
• Languages at home: 42% English-only · Russian/Polish/Slavic 32% Spanish 11% Chinese 5%

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: ▲ 4.98%
• Current HPI: 505.1405
• Rent YoY: ▲ 7.03%
• 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

4 events — show timeline

• 2026-05-06 Pending — BNYMLS
• 2026-04-19 Relisted — BNYMLS
• 2026-03-25 Pending — BNYMLS
• 2026-03-18 Listed $350,000 BNYMLS