773 Eastern Parkway Unit 3C · New York, NY 11213

$285,000

1 bd · 1.0 ba · 700 sqft · SingleFamily · 17 Days on market

Built 1905 Good condition ↓ 14% since listing

---

Why this score? — see what drove the B 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 +25.6/30.0
• Appreciation +10.0/10.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Schools +5.0/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0

Listing remarks

Welcome to this bright , spacious one-bedroom HDFC coop. It's ideally situated on a vibrant, tree-lined stretch of Eastern parkway in crown Heights, Brooklyn. Located on the third floor, this inviting home features a generously sized bedroom, living and dining room (Living room photo is virtually enhanced). Over-sized bedroom offers excellent comfort and storage potential. There's a full, windowed kitchen and bathroom, too. Adequate eat-in kitchen offers new, stainless steel appliances. Set back from the sidewalk, the residence is meticulously maintained and it features a beautifully landscaped front garden. Enjoy the proximity to the world-renowned Brooklyn Museum, Brooklyn Children's M

Key facts

• Built 1905
• Listed 16 days

Property features AI

Finance

• Other: Building contains 16 total units; Pets allowed: cats and dogs
• HOA & community: Monthly association fee of $517

Exterior

• Home design: 4-story building; Entry level: 3
• Construction: Lot area about 2,412 (units not displayed)
• Exterior features: Residential single-family use; Lot approximately 37.0 x 129.83

Interior

• Kitchen: Energy-efficient appliances
• Bedrooms: Total of 3 rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating
• Interior features: Unfurnished; ENERGY STAR qualified appliances
• Laundry & utility: No building laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $285k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $674 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $285k).
• Recommended offer: $281k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.1% 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 (+6.0%/yr); 74 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $3,346/mo this rent would consume 62% of the median local household income ($65k/yr) (locally 6603% 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 $30k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• Kings County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 6.0% rent growth), your $80k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$49k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($281k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 64% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $280,725 (1.5% below list)

Questions for the listing agent

1. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.17% ✓
• Cap rate: 9.13%
• Cash-on-cash: 10.13%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 5.95% rent growth · sell at horizon

5-year hold

• IRR: 33.0%
• Equity multiple: 3.61×
• Total profit: $208,415
• Equity at exit: $256,751

10-year hold

• IRR: 29.5%
• Equity multiple: 8.56×
• Total profit: $603,467
• Equity at exit: $553,692

Cash invested: $79,800 (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 11213

• Home prices YoY: 4.3%
• Rents YoY: 6.0%
• Active inventory: 74
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $3,346 high
• Mortgage (P&I): −$1,495
• Tax est. 1.5%: −$356 /mo · $4,275/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$703
• Net cashflow: $674

Break-even live

Break-even rent $2,493

Max offer price $285,000

Occupancy floor 75%

Sensitivity live

Price	-10% $871	-5% $772	+0% $674	+5% $575	+10% $477
Rent	-10% $410	-5% $542	+0% $674	+5% $806	+10% $938
Rate	-1.0pp $817	-0.5pp $746	base $674	+0.5pp $600	+1.0pp $525

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
955 Sterling Pl #1936 Brooklyn, NY	1.0	1.0	540	$3,170	$5.87	22d	1	0.25mi
955 Sterling Pl Unit 415 Brooklyn, NY	2.0	1.0	680	$5,150	$7.57	26d	1	0.27mi
668 Nostrand Ave #1 Brooklyn, NY	1.0	1.0	611	$4,200	$6.87	20d	1	0.54mi
565 Nostrand Ave Unit 1 Brooklyn, NY	—	1.0	600	$2,000	$3.33	7d	1	0.65mi
1479 Sterling Pl Unit 3A Brooklyn, NY	—	1.0	597	$3,000	$5.03	22d	1	0.72mi
1479 Sterling Pl Unit 1A Brooklyn, NY	—	1.0	475	$1,995	$4.20	19d	1	0.72mi
649 Winthrop St Brooklyn, NY	1.0	1.0	500	$2,500	$5.00	26d	1	0.85mi
552 Prospect Pl Unit 3A Brooklyn, NY	1.0	1.0	676	$4,500	$6.66	26d	1	0.88mi
198 Hancock St Brooklyn, NY	1.0	1.0	400	$2,450	$6.12	26d	1	0.91mi
328 Hancock St Brooklyn, NY	2.0	1.0	500	$2,800	$5.60	26d	1	0.91mi
755 Washington Ave Brooklyn, NY	1.0	1.0	700	$1,800	$2.57	22d	1	1.08mi

Listing history 15 events

1. 2026-06-21
   days on market $285,000 Active 17 DOM
2. 2026-06-18
   days on market $285,000 Active 14 DOM
3. 2026-06-17
   days on market $285,000 Active 13 DOM
4. 2026-06-16
   days on market $285,000 Active 12 DOM
5. 2026-06-15
   days on market $285,000 Active 11 DOM
6. 2026-06-13
   days on market $285,000 Active 9 DOM
7. 2026-06-09
   days on market $285,000 Active 5 DOM
8. 2026-06-08
   days on market $285,000 Active 4 DOM
9. 2026-06-07
   pricedays on marketlisting id $285,000 Active 3 DOM
10. 2026-06-03
    days on market $300,000 Active 320 DOM
11. 2026-06-01
    days on market $300,000 Active 318 DOM
12. 2026-05-31
    days on market $300,000 Active 317 DOM
13. 2026-04-30
    price $300,000
14. 2025-11-19
    price $325,000
15. 2025-07-18
    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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% 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: $40,154
• − Mortgage interest: −$15,964
• − Property taxes: −$4,275
• − Insurance: −$1,425
• − Repairs & maintenance: −$3,212
• − Management: −$3,212
• − Depreciation: −$8,291
• Taxable income: $3,774
• Est. tax owed @ 24.0%: −$906
• After-tax cash flow: $7,181/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 · 6 photos

Good 75/100 Cosmetic rehab

This one-bedroom HDFC coop is in good condition with a good condition score of 75. It has a good roof, exterior, and interior, with minor cosmetic updates needed. The property is well-maintained and has a good curb appeal, making it a good investment opportunity.

Value-add opportunities

• Both Paint touch-ups — Enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value.
• Both New flooring — Improves aesthetics and adds value.
• Both New kitchen appliances — Modernizes the space and adds value.
• Both New bathroom fixtures — Modernizes the space and adds value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint touch-ups — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value. ↑
• Both New flooring — Improves aesthetics and adds value. ↑
• Both New kitchen appliances — Modernizes the space and adds value. ↑
• Both New bathroom fixtures — Modernizes the space and adds value. ↑

ⓘ 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): 68,846
• Household income: $65,127
• Rent vs Own: 83.2% rent · 16.8% own
• Severe rent burden: 6603.0

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 0.61)
• Race & ethnicity: Black 56% White 23% Hispanic / Latino 13% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Dominican 4%
• Common ancestry: Hispanic 5% Scotch-Irish 2% Romanian 1%
• Foreign-born: 32% · Canada, Mexico, China
• Languages at home: 76% English-only · Spanish 9% French/Haitian/Cajun 6% German/W. Germanic 2%

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: ▲ 23.71%
• Current HPI: 577.3841
• Rent YoY: ▲ 5.95%
• 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

-14.3% since first listed

3 events — show timeline

• 2026-04-30 Price Changed $300,000 RLS at REBNY
• 2025-11-19 Price Changed $325,000 RLS at REBNY
• 2025-07-18 Listed $350,000 RLS at REBNY