173 Hicks St Unit 4E · New York, NY 11201

$599,000

1 bd · 1.0 ba · 555 sqft · Condo · 103 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 +12.6/30.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• DSCR +3.8/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

This one bedroom apartment on Hicks Street and Love Lane in the heart of Brooklyn Heights is the perfect place to call home. The building itself is quintessential for the neighborhood and the picturesque tree lined block welcomes you in a way that is both comfortable and inviting. A gracious foyer greets you when you enter the home, and dimmable recessed lighting sets the tone any time of day. The kitchen is well appointed with plenty of cabinet space, and is equipped with a dishwasher and stainless steel appliances. The hard wood floors are complimented by a floor to ceiling built in bookcase that provides architectural interest and extra storage, and a juliet balcony with a sliding screen door allows you to enjoy plenty of light and air. As an added bonus, the building has a lovely landscaped roof deck perfect for enjoying a summer evening. Brooklyn Heights is an iconic neighborhood, just one stop away from Manhattan. The area is vibrant, with an abundance of restaurants and cafes lining Montague and the surrounding streets. The Brooklyn Promenade and Brooklyn Bridge Park are just a few blocks away, making this apartment perfection situated for a leisurely afternoon or your morning commute. Come check outyour new home!

Key facts

• One bedroom co-op
• Natural light
• Pre-war residence

Tags

• ONE BEDROOM CO-OP
• PRE-WAR RESIDENCE
• HIGH CEILINGS
• ORIGINAL HARDWOOD FLOORS
• NATURAL LIGHT
• ELEVATOR CO-OP

Property features AI

Finance

• Other: Sub-lease permitted; Co-op shares associated: 320.00
• Financial info: Financing available: Bank mortgage or cash; Flip tax applies
• HOA & community: Monthly maintenance fee; Managed by Adventure Properties Inc; Pets allowed (cats and dogs)

Exterior

• Parking: Street parking
• Utilities: Gas service; Water service; Sewer service; Hot water provided by coil in boiler; Heat delivered via hot water
• Home design: Residential unit in a multi-unit building (23 units)
• Construction: Unit in an existing multi-unit building
• Exterior features: Located on 4th floor of the building; Street parking

Interior

• Kitchen: Kitchen on first floor
• Bedrooms: 1 bedroom (First Floor)
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom (First Floor)
• Heating & cooling: Hot water heating; Gas heating; Window A/C unit
• Interior features: Window A/C unit; Elevator access; Hardwood floors

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $599k.

Deal economics

• At list price, monthly cash flow is $-76 ($-908/yr) — negative.
• To cash-flow at today's rent, offer at most $588k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $514k (14.1% below list).
• Recommended offer: $514k (14.1% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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.
• Zoned schools: Elm Tree Elementary School (math 27% / reading 52%, grade F, #1,444 of 2,108 statewide, top 71%, 806 students, 94% FRL); Jhs 383 Philippa Schuyler (math 32% / reading 67%, grade C, #280 of 729 statewide, top 40%, 822 students, 85% FRL); Midwood High School (math 94% / reading 96%, grade A+, #83 of 1,100 statewide, top 8%, 4,062 students, 73% FRL).
• Market conditions: Rents rising fast (+5.4%/yr); 405 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• This rent runs 36% of the median local income ($173k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $40k of equity ($4k loan paydown + $36k appreciation (6.0% local appreciation)).
• Kings County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (6.0% appreciation + 5.4% rent growth), your $168k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$64k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($545k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y ago 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

• Climate carrying-cost: major wind risk, 27% 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 $514,417 (14.1% 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. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.86% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.54%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.97% appreciation · 5.39% rent growth · sell at horizon

5-year hold

• IRR: 15.8%
• Equity multiple: 2.07×
• Total profit: $179,646
• Equity at exit: $375,255

10-year hold

• IRR: 16.7%
• Equity multiple: 4.34×
• Total profit: $561,008
• Equity at exit: $679,386

Cash invested: $167,720 (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 11201

• Home prices YoY: 1.9%
• Rents YoY: 5.4%
• Active inventory: 405
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $5,144 high
• Mortgage (P&I): −$3,141
• Tax est. 1.5%: −$749 /mo · $8,985/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,080
• Net cashflow: $-76

Break-even live

Break-even rent $5,240

Max offer price $588,052

Occupancy floor 96%

Sensitivity live

Price	-10% $338	-5% $131	+0% $-76	+5% $-283	+10% $-490
Rent	-10% $-482	-5% $-279	+0% $-76	+5% $128	+10% $331
Rate	-1.0pp $226	-0.5pp $77	base $-76	+0.5pp $-231	+1.0pp $-389

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: $149,750
• Closing costs: $17,970
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
180 Montague St Brooklyn, NY	3.0	1.0–2.0	901	$5,353	$5.94	1d	12	0.21mi
141 Joralemon St #819 Brooklyn, NY	1.0–3.0	1.0–2.0	750	$5,010	$6.68	1d	3	0.22mi
107 Columbia Hts #1757 Brooklyn, NY	1.0–2.0	1.0–2.0	708	$5,650	$7.98	1d	2	0.23mi
200 Montague St #1516 Brooklyn, NY	1.0	1.0	600	$7,500	$12.50	22d	1	0.25mi
111 Lawrence St Brooklyn, NY	3.0	1.0–2.0	950	$4,385	$4.61	0d	22	0.51mi
150 Lawrence St Brooklyn, NY	1.0–2.0	1.0–2.0	700	$4,130	$5.90	1d	2	0.54mi
72 Willoughby St Brooklyn, NY	1.0–2.0	1.0	487	$3,900	$8.00	3d	2	0.56mi
100 Willoughby St Brooklyn, NY	3.0	1.0–2.0	892	$5,232	$5.87	9d	1	0.60mi
214 Duffield St Brooklyn, NY	3.0	1.0–2.0	956	$5,049	$5.28	0d	1	0.62mi
343 Gold St Brooklyn, NY	3.0	1.0–2.0	903	$5,053	$5.59	6d	1	0.65mi
196 Willoughby St Brooklyn, NY	2.0	1.0–2.0	717	$6,127	$8.55	0d	7	0.84mi
540 Fulton St #1729 Brooklyn, NY	3.0	1.0–2.0	750	$5,737	$7.65	26d	4	0.87mi
68 Gold St New York, NY	1.0–2.0	1.0	700	$3,610	$5.16	26d	2	0.88mi
10 Nevins St Unit 9D Brooklyn, NY	—	1.0	488	$3,500	$7.17	26d	1	0.88mi
95 Wall St New York, NY	2.0	1.0–2.0	881	$5,978	$6.78	1d	33	0.89mi
75 Wall St Unit 251 New York, NY	1.0	1.5	653	$6,580	$10.08	26d	1	0.93mi
75 Wall St New York, NY	3.0	1.0–3.0	452	$7,598	$16.81	17d	16	0.93mi
10 Hanover Sq New York, NY	2.0	1.0–2.0	790	$5,761	$7.29	1d	25	0.94mi
180 Water St #537 New York, NY	1.0–2.0	1.0–2.0	728	$8,040	$11.04	4d	2	0.94mi
25 Water St Apt 706 New York, NY	—	1.0	550	$3,990	$7.25	26d	1	0.95mi
25 Water St Unit 707 New York, NY	—	1.0	550	$3,950	$7.18	26d	1	0.95mi
333 Schermerhorn St Brooklyn, NY	1.0	1.0	585	$6,782	$11.58	0d	15	0.96mi
67 Wall St #13 New York, NY	1.0–2.0	1.0	636	$5,750	$9.03	4d	2	0.96mi
63 Wall St #1971 New York, NY	1.0	1.0	489	$5,120	$10.46	1d	2	0.98mi
3 Hanover Sq New York, NY	3.0	1.0–2.0	600	$4,534	$7.56	26d	5	0.98mi
140 Broadway Unit 1298277P New York, NY	1.0	1.0	699	$9,406	$13.46	24d	1	1.20mi
1 West St #546 New York, NY	1.0	1.0	700	$5,770	$8.24	22d	1	1.28mi
151 S Elliott Pl Brooklyn, NY	1.0–2.0	1.0–2.0	655	$4,670	$7.13	3d	2	1.31mi
461 Dean St Brooklyn, NY	1.0	1.0	781	$5,320	$6.81	7d	5	1.41mi
655 Union St #1846 Brooklyn, NY	1.0–2.0	1.0–2.0	727	$5,780	$7.95	4d	2	1.41mi
111 Worth St New York, NY	1.0–2.0	1.0–2.0	747	$6,077	$8.14	9d	7	1.45mi
105 Duane St #183 New York, NY	2.0	1.0–2.0	821	$8,935	$10.88	1d	3	1.48mi

HOA detail condo

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

Listing history 28 events

1. 2026-06-21
   days on market $599,000 Active 103 DOM
2. 2026-06-18
   days on market $599,000 Active 100 DOM
3. 2026-06-17
   days on market $599,000 Active 99 DOM
4. 2026-06-15
   days on market $599,000 Active 97 DOM
5. 2026-06-13
   days on market $599,000 Active 95 DOM
6. 2026-06-10
   days on market $599,000 Active 91 DOM
7. 2026-06-08
   days on market $599,000 Active 90 DOM
8. 2026-06-08
   days on market $599,000 Active 89 DOM
9. 2026-06-04
   days on market $599,000 Active 86 DOM
10. 2026-06-03
    days on market $599,000 Active 85 DOM
11. 2026-06-01
    days on market $599,000 Active 83 DOM
12. 2026-05-31
    days on market $599,000 Active 82 DOM
13. 2026-05-16
    price $599,000
14. 2026-03-10
    listed $615,000 Active
15. 2025-10-18
    price $639,000
16. 2025-09-03
    price $649,000
17. 2025-06-18
    price $675,000
18. 2024-02-03
    price $625,000 1240-char remark

    Show marketing remark (1240 chars)

    This one bedroom apartment on Hicks Street and Love Lane in the heart of Brooklyn Heights is the perfect place to call home. The building itself is quintessential for the neighborhood and the picturesque tree lined block welcomes you in a way that is both comfortable and inviting. A gracious foyer greets you when you enter the home, and dimmable recessed lighting sets the tone any time of day. The kitchen is well appointed with plenty of cabinet space, and is equipped with a dishwasher and stainless steel appliances. The hard wood floors are complimented by a floor to ceiling built in bookcase that provides architectural interest and extra storage, and a juliet balcony with a sliding screen door allows you to enjoy plenty of light and air. As an added bonus, the building has a lovely landscaped roof deck perfect for enjoying a summer evening. Brooklyn Heights is an iconic neighborhood, just one stop away from Manhattan. The area is vibrant, with an abundance of restaurants and cafes lining Montague and the surrounding streets. The Brooklyn Promenade and Brooklyn Bridge Park are just a few blocks away, making this apartment perfection situated for a leisurely afternoon or your morning commute. Come check outyour new home!

19. 2023-09-06
    price $625,000
20. 2023-09-06
    soldstatus $625,000 Sold
21. 2023-08-25
    soldstatus $625,000 Sold 1240-char remark

    Show marketing remark (1240 chars)

    This one bedroom apartment on Hicks Street and Love Lane in the heart of Brooklyn Heights is the perfect place to call home. The building itself is quintessential for the neighborhood and the picturesque tree lined block welcomes you in a way that is both comfortable and inviting. A gracious foyer greets you when you enter the home, and dimmable recessed lighting sets the tone any time of day. The kitchen is well appointed with plenty of cabinet space, and is equipped with a dishwasher and stainless steel appliances. The hard wood floors are complimented by a floor to ceiling built in bookcase that provides architectural interest and extra storage, and a juliet balcony with a sliding screen door allows you to enjoy plenty of light and air. As an added bonus, the building has a lovely landscaped roof deck perfect for enjoying a summer evening. Brooklyn Heights is an iconic neighborhood, just one stop away from Manhattan. The area is vibrant, with an abundance of restaurants and cafes lining Montague and the surrounding streets. The Brooklyn Promenade and Brooklyn Bridge Park are just a few blocks away, making this apartment perfection situated for a leisurely afternoon or your morning commute. Come check outyour new home!

22. 2023-04-18
    listed $629,000 Active 1240-char remark

    Show marketing remark (1240 chars)

    This one bedroom apartment on Hicks Street and Love Lane in the heart of Brooklyn Heights is the perfect place to call home. The building itself is quintessential for the neighborhood and the picturesque tree lined block welcomes you in a way that is both comfortable and inviting. A gracious foyer greets you when you enter the home, and dimmable recessed lighting sets the tone any time of day. The kitchen is well appointed with plenty of cabinet space, and is equipped with a dishwasher and stainless steel appliances. The hard wood floors are complimented by a floor to ceiling built in bookcase that provides architectural interest and extra storage, and a juliet balcony with a sliding screen door allows you to enjoy plenty of light and air. As an added bonus, the building has a lovely landscaped roof deck perfect for enjoying a summer evening. Brooklyn Heights is an iconic neighborhood, just one stop away from Manhattan. The area is vibrant, with an abundance of restaurants and cafes lining Montague and the surrounding streets. The Brooklyn Promenade and Brooklyn Bridge Park are just a few blocks away, making this apartment perfection situated for a leisurely afternoon or your morning commute. Come check outyour new home!

23. 2023-04-18
    listed $629,000 Active

    Show marketing remark (1240 chars)

    This one bedroom apartment on Hicks Street and Love Lane in the heart of Brooklyn Heights is the perfect place to call home. The building itself is quintessential for the neighborhood and the picturesque tree lined block welcomes you in a way that is both comfortable and inviting. A gracious foyer greets you when you enter the home, and dimmable recessed lighting sets the tone any time of day. The kitchen is well appointed with plenty of cabinet space, and is equipped with a dishwasher and stainless steel appliances. The hard wood floors are complimented by a floor to ceiling built in bookcase that provides architectural interest and extra storage, and a juliet balcony with a sliding screen door allows you to enjoy plenty of light and air. As an added bonus, the building has a lovely landscaped roof deck perfect for enjoying a summer evening. Brooklyn Heights is an iconic neighborhood, just one stop away from Manhattan. The area is vibrant, with an abundance of restaurants and cafes lining Montague and the surrounding streets. The Brooklyn Promenade and Brooklyn Bridge Park are just a few blocks away, making this apartment perfection situated for a leisurely afternoon or your morning commute. Come check outyour new home!

24. 2014-04-22
    soldstatus
25. 2014-04-17
    soldstatus
26. 2014-01-22
    listed $495,000
27. 2014-01-22
    listed $495,000
28. 2014-01-22
    listed $495,000

ⓘ 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 27% 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: $61,730
• − Mortgage interest: −$33,553
• − Property taxes: −$8,985
• − Insurance: −$2,995
• − Repairs & maintenance: −$4,938
• − Management: −$4,938
• − Depreciation: −$17,425
• Taxable loss: −$11,106
• Est. tax savings @ 24.0%: +$2,665
• After-tax cash flow: $1,757/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): 70,674
• Household income: $173,136
• Rent vs Own: 64.1% rent · 35.9% own
• Severe rent burden: 4080.0

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 0.62)
• Race & ethnicity: White 58% Asian 14% Black 12% Hispanic / Latino 11% Two or more races 10%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Dominican 2%
• Common ancestry: Romanian 4% Scotch-Irish 3% Lithuanian 3%
• Foreign-born: 21% · Canada, China, South Korea
• Languages at home: 75% English-only · Spanish 7% Chinese 6% Other Indo-European 3%

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: ▲ 5.97%
• Current HPI: 321.3623
• Rent YoY: ▲ 5.39%
• 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

+21.0% since first listed

16 events — show timeline

• 2026-05-16 Price Changed $599,000 BNYMLS
• 2026-03-10 Listed $615,000 BNYMLS
• 2025-10-18 Price Changed $639,000 BNYMLS
• 2025-09-03 Price Changed $649,000 BNYMLS
• 2025-06-18 Price Changed $675,000 BNYMLS
• 2024-02-03 Price Changed $625,000 RLS at REBNY
• 2023-09-06 Price Changed $625,000 RLS at REBNY
• 2023-09-06 Sold (MLS) $625,000 RLS at REBNY
• 2023-08-25 Sold (MLS) $625,000 RLS at REBNY
• 2023-04-18 Listed $629,000 RLS at REBNY
• 2023-04-18 Listed $629,000 RLS at REBNY
• 2014-04-22 Sold (MLS) — RLS at REBNY
• 2014-04-17 Sold (MLS) — RLS at REBNY
• 2014-01-22 Listed $495,000 RLS at REBNY
• 2014-01-22 Listed $495,000 RLS at REBNY
• 2014-01-22 Listed $495,000 RLS at REBNY