735 Avenue W Unit 6J · New York, NY 11223

$254,000

1 bd · 1.0 ba · 650 sqft · Condo · 12 Days on market

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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 +18.4/30.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• DSCR +5.8/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

FIRST TIME ON THE MARKET. LARGE SUNNY ONE BEDROOM COOP ON THE SIXTH FLOOR OF AN ELEVATOR BUILDING. VERY GOOD CONDITION. EXCELLENT LOCATION. CLOSE TO SHOPPING, SCHOOLS, TRANSPORTATIONS, ETC.

Key facts

• Wait-list parking
• Elevator building
• Listed 12 days

Tags

• ELEVATOR BUILDING
• WAIT-LIST PARKING
• EASY ACCESS TO OCEAN PARKWAY
• PRIME BROOKLYN LOCATION

Property features AI

Finance

• Other: Flip tax applies (percentage-based)
• Financial info: Financing available: Bank mortgage; Sub-lease permitted; Co-op shares: 45,000
• HOA & community: Monthly maintenance fee of $563; Management company: Narrows Managemeny; On-site manager available; Pets allowed (cats and dogs); Handicap accessible

Exterior

• Parking: No parking
• Security: Intercom door
• Utilities: Gas; Heat; Sewer; Water
• Home design: Residential unit; Floor 6
• Construction: Part of a multi-unit building (approximately 100 units)
• Exterior features: Intercom door; Resident superintendent; Located on 6th floor of the building; Cross street: Ocean Parkway

Interior

• Kitchen: Kitchen/dining combo with stove and microwave
• Bedrooms: 1 bedroom on the first floor
• Bathrooms: 1 full bathroom on the first floor
• Heating & cooling: Gas heat; Window A/C units (2)
• Interior features: Window A/C units (2); Elevator; Laundry area; Microwave; Stove
• Laundry & utility: Card-operated laundry in building; Laundry area inside unit

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $254k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $254k).
• Cap rate 7.4% 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 (+13.1%/yr); 216 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 $2,999/mo this rent would consume 57% of the median local household income ($63k/yr) (locally 6011% 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 $2k of loan paydown is wiped out by about $8k 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 $71k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 15y ago; this cycle's ask has dropped $35k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: 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 $254,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.18% ✓
• Cap rate: 7.40%
• Cash-on-cash: 3.96%
• DSCR: 1.18
• GRM: 7.1

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: -3.6%
• Equity multiple: 0.86×
• Total profit: $-10,075
• Equity at exit: $37,872

10-year hold

• IRR: 11.8%
• Equity multiple: 2.18×
• Total profit: $83,751
• Equity at exit: $21,961

Cash invested: $71,120 (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 11223

• Rents YoY: 13.1%
• Active inventory: 216
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,999 medium
• Mortgage (P&I): −$1,332
• Tax est. 1.5%: −$318 /mo · $3,810/yr
• Insurance: −$106
• HOA est. from 2 same-building comps: −$379
• Vacancy / Maint / Mgmt: −$630
• Net cashflow: $235

Break-even live

Break-even rent $2,702

Max offer price $254,000

Occupancy floor 87%

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: $63,500
• Closing costs: $7,620
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
532 Neptune Ave Brooklyn, NY	1.0–3.0	1.0–2.0	948	$3,400	$3.58	7d	8	1.20mi
3000 Emmons Ave Unit 4 Brooklyn, NY	—	1.0	489	$3,250	$6.65	24d	1	1.45mi
3000 Emmons Ave Unit 1 Brooklyn, NY	—	1.0	536	$3,273	$6.11	24d	1	1.45mi

HOA detail condo

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

Listing history 23 events

1. 2026-06-18
   days on market $254,000 Active 12 DOM
2. 2026-06-17
   days on market $254,000 Active 11 DOM
3. 2026-06-16
   days on market $254,000 Active 10 DOM
4. 2026-06-15
   days on market $254,000 Active 9 DOM
5. 2026-06-13
   days on market $254,000 Active 7 DOM
6. 2026-06-09
   days on market $254,000 Active 3 DOM
7. 2026-06-08
   days on market $254,000 Active 2 DOM
8. 2026-06-07
   remarks 652-char remark
9. 2026-06-07
   pricedays on marketlisting id $254,000 Active 1 DOM
10. 2026-06-01
    days on market $264,000 Active 280 DOM
11. 2026-05-31
    days on market $264,000 Active 279 DOM
12. 2026-04-14
    price $264,000
13. 2026-02-18
    price $274,000
14. 2025-11-19
    price $279,000
15. 2025-09-29
    price $282,000
16. 2025-08-25
    listed $289,000 Active
17. 2025-07-25
    historical
18. 2025-06-03
    status Active
19. 2025-03-24
    status Pending
20. 2025-02-10
    price $269,000
21. 2024-07-29
    listed $289,000 Active
22. 2024-07-22
    historical
23. 2011-10-11
    listed $175,000 189-char remark

    Show marketing remark (189 chars)

    FIRST TIME ON THE MARKET. LARGE SUNNY ONE BEDROOM COOP ON THE SIXTH FLOOR OF AN ELEVATOR BUILDING. VERY GOOD CONDITION. EXCELLENT LOCATION. CLOSE TO SHOPPING, SCHOOLS, TRANSPORTATIONS, ETC.

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 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 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,988
• − Mortgage interest: −$14,228
• − Property taxes: −$3,810
• − Insurance: −$1,270
• − Repairs & maintenance: −$2,879
• − Management: −$2,879
• − HOA: −$4,548
• − Depreciation: −$7,389
• Taxable loss: −$1,016
• Est. tax savings @ 24.0%: +$244
• After-tax cash flow: $3,062/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): 78,093
• Household income: $63,368
• Rent vs Own: 63.9% rent · 36.1% own
• Severe rent burden: 6011.0

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 0.65)
• Race & ethnicity: White 51% Asian 26% Hispanic / Latino 13% Black 5% Two or more races 4%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2% Dominican 1%
• Common ancestry: Scotch-Irish 4% Subsaharan African 4% Romanian 1%
• Foreign-born: 46% · China, Canada, Philippines
• Languages at home: 41% English-only · Chinese 17% Russian/Polish/Slavic 15% Spanish 9%

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: ▼ -286.92%
• Current HPI: 430.9891
• Rent YoY: ▲ 13.09%
• 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

+50.9% since first listed

12 events — show timeline

• 2026-04-14 Price Changed $264,000 BNYMLS
• 2026-02-18 Price Changed $274,000 BNYMLS
• 2025-11-19 Price Changed $279,000 BNYMLS
• 2025-09-29 Price Changed $282,000 BNYMLS
• 2025-08-25 Listed $289,000 BNYMLS
• 2025-07-25 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-06-03 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-03-24 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-02-10 Price Changed $269,000 OneKey® MLS as Distributed by MLS Grid
• 2024-07-29 Listed $289,000 OneKey® MLS as Distributed by MLS Grid
• 2024-07-22 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 2011-10-11 Listed $175,000 BNYMLS