176 Johnson St Unit 3C · New York, NY 11201

$949,000

2 bd · 1.0 ba · 810 sqft · Condo public records · 157 Days on market

Built 1926

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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).

• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.6/30.0
• Schools +5.0/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +0.9/10.0

Listing remarks MLS

Super sunny 812 square foot condo loft located in hot Downtown Brooklyn in the Toy Factory Loft building. Currently used as a one bedroom and a home office/den area. This loft can easily convert back to an open layout. This 56 unit converted condominium loft building features a fabulous roof deck with amazing views, live-in super, fitness center, cool lobby, bike and personal storage rooms and parking in the underground garage. This loft apartment has lots of windows and natural light, 12 foot ceilings, hardwood flooring, open designed kitchen, washer/dryer, spacious bathroom, central air and video intercom system. Located minutes from 6 subway lines, Ft. Greene Park, Manhattan and Brooklyn Bridges, BQE, Metrotech Center and all the new shopping and restaurants in Downtown Brooklyn. Just a quick walk to DUMBO, Vinegar Hill, Brooklyn Heights and the new Barclay's Center. Make this real Brooklyn loft your new home today.

Key facts

• Soaring windows
• Exposed ducts
• Concrete columns

Tags

• HISTORIC TOY FACTORY LOFTS
• SOARING WINDOWS
• EXPOSED DUCTS
• CONCRETE COLUMNS
• ROBUST CONCRETE CONSTRUCTION
• RENOVATED CHEF'S KITCHEN

Property features AI

Finance

• Other: Floor number: 8; Total rooms: 4 (5 listed elsewhere)
• Financial info: Financing available: Bank mortgage or cash; Typical down payment required: 20%
• HOA & community: Monthly maintenance/common fee of $391; Managed by THE TOY FACTORY LOFTS; Pets allowed: cats and dogs

Exterior

• Parking: Other parking
• Utilities: Municipal water; Municipal sewer; Electric service
• Home design: Residential property
• Construction: 56-unit building
• Exterior features: Located on the 8th floor of the building; Lot number 1013

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: Two bedrooms on the first floor
• Flooring: Hardwood floors; Tile floors
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Electric heating; Heat pump
• Interior features: Central A/C; Elevator; Exercise room and recreational room in the building; Hardwood floors; Tile floors; One AC unit
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $949k.

Deal economics

• At list price, monthly cash flow is $-2k ($-19k/yr) — negative.
• To cash-flow at today's rent, offer at most $744k (21.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $625k (34.1% below list).
• Recommended offer: $625k (34.1% below list) — sets the bar for 1% rule.
• Cap rate 4.3% 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 (+5.4%/yr); 402 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 43% 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 $63k of equity ($7k loan paydown + $57k appreciation (6.0% 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 ~$101k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($835k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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.
• Current owner paid $625k; list at $949k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $624,938 (34.1% 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 157 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Built in 1926 — 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. 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?
11. 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.
12. 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.
13. 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: 0.66% ✗
• Cap rate: 4.34%
• Cash-on-cash: -6.99%
• DSCR: 0.69
• GRM: 12.7

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: 10.4%
• Equity multiple: 1.71×
• Total profit: $188,922
• Equity at exit: $594,519

10-year hold

• IRR: 12.3%
• Equity multiple: 3.51×
• Total profit: $667,920
• Equity at exit: $1,076,356

Cash invested: $265,720 (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: 402
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $6,249 high
• Mortgage (P&I): −$4,977
• Tax from tax record: −$724 /mo · $8,683/yr
• Insurance: −$395
• HOA est. from 1 same-building comp: −$389
• Vacancy / Maint / Mgmt: −$1,312
• Net cashflow: $-1,548

Break-even live

Break-even rent $8,208

Max offer price $675,595

Occupancy floor —

Sensitivity live

Price	-10% $-1,010	-5% $-1,279	+0% $-1,548	+5% $-1,816	+10% $-2,085
Rent	-10% $-2,041	-5% $-1,795	+0% $-1,548	+5% $-1,301	+10% $-1,054
Rate	-1.0pp $-1,070	-0.5pp $-1,306	base $-1,548	+0.5pp $-1,794	+1.0pp $-2,044

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: $237,250
• Closing costs: $28,470
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
343 Gold St Brooklyn, NY	3.0	1.0–2.0	903	$6,719	$7.44	5d	1	0.07mi
111 Lawrence St Brooklyn, NY	3.0	1.0–2.0	950	$5,452	$5.74	0d	24	0.21mi
100 Willoughby St Brooklyn, NY	3.0	1.0–2.0	892	$7,100	$7.96	8d	1	0.23mi
214 Duffield St Brooklyn, NY	3.0	1.0–2.0	956	$4,946	$5.17	0d	1	0.23mi
196 Willoughby St Brooklyn, NY	2.0	1.0–2.0	717	$7,921	$11.05	0d	7	0.27mi
150 Lawrence St Brooklyn, NY	1.0–2.0	1.0–2.0	700	$5,340	$7.63	0d	2	0.29mi
540 Fulton St #1729 Brooklyn, NY	3.0	1.0–2.0	750	$7,563	$10.08	25d	4	0.43mi
200 Montague St #1516 Brooklyn, NY	1.0	1.0	600	$7,500	$12.50	21d	1	0.44mi
180 Montague St Brooklyn, NY	3.0	1.0–2.0	901	$6,389	$7.09	0d	12	0.48mi
100 Jay St Unit 6B Brooklyn, NY	1.0	1.0	800	$4,600	$5.75	25d	1	0.53mi
333 Schermerhorn St Brooklyn, NY	1.0	1.0	585	$6,782	$11.58	5d	16	0.55mi
241 Atlantic Ave #879 Brooklyn, NY	1.0–3.0	1.0–2.0	1098	$8,100	$7.37	0d	3	0.57mi
141 Joralemon St #819 Brooklyn, NY	1.0–3.0	1.0–2.0	750	$6,730	$8.97	0d	3	0.57mi
68 Gold St New York, NY	1.0–2.0	1.0	700	$7,050	$10.07	25d	2	0.66mi
107 Columbia Hts #1757 Brooklyn, NY	1.0–2.0	1.0–2.0	708	$8,270	$11.68	0d	2	0.71mi
151 S Elliott Pl Brooklyn, NY	1.0–2.0	1.0–2.0	655	$6,380	$9.74	2d	2	0.82mi
461 Dean St Brooklyn, NY	1.0	1.0	781	$5,320	$6.81	6d	5	0.98mi
475 Clermont Ave Brooklyn, NY	2.0	1.0–2.0	807	$6,596	$8.17	5d	7	1.12mi
478 Kent Ave Brooklyn, NY	2.0	1.0–2.0	775	$7,530	$9.72	3d	3	1.13mi
482 Kent Ave Brooklyn, NY	2.0	1.0–2.0	750	$8,290	$11.05	0d	3	1.13mi
11 Wharf Way Brooklyn, NY	1.0	1.0	610	$4,870	$7.98	0d	2	1.17mi
252 South St Unit 74B New York, NY	2.0	2.0	1034	$8,995	$8.70	19d	1	1.18mi
655 Union St #1846 Brooklyn, NY	1.0–2.0	1.0–2.0	727	$7,810	$10.74	3d	2	1.20mi
545 Vanderbilt Ave Brooklyn, NY	2.0	1.0	600	$6,280	$10.47	3d	3	1.20mi
211 Front St Unit 1255364P New York, NY	1.0	1.0	990	$11,206	$11.32	25d	1	1.33mi
180 Water St #537 New York, NY	1.0–2.0	1.0–2.0	728	$9,400	$12.91	3d	2	1.44mi
95 Wall St New York, NY	2.0	1.0–2.0	881	$8,263	$9.37	0d	33	1.45mi
75 Wall St Unit 251 New York, NY	1.0	1.5	653	$6,580	$10.08	25d	1	1.49mi

HOA detail condo

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

Listing history 21 events

1. 2026-06-21
   days on market $949,000 Active 157 DOM
2. 2026-06-18
   days on market $949,000 Active 154 DOM
3. 2026-06-17
   days on market $949,000 Active 153 DOM
4. 2026-06-16
   days on market $949,000 Active 152 DOM
5. 2026-06-15
   days on market $949,000 Active 151 DOM
6. 2026-06-13
   days on market $949,000 Active 149 DOM
7. 2026-06-09
   days on market $949,000 Active 145 DOM
8. 2026-06-08
   days on market $949,000 Active 144 DOM
9. 2026-06-07
   days on market $949,000 Active 143 DOM
10. 2026-06-04
    days on market $949,000 Active 140 DOM
11. 2026-06-03
    days on market $949,000 Active 139 DOM
12. 2026-06-02
    days on market $949,000 Active 138 DOM
13. 2026-06-01
    days on market $949,000 Active 137 DOM
14. 2026-05-31
    days on market $949,000 Active 136 DOM
15. 2026-01-15
    listed $949,000 Active
16. 2026-01-15
    listed $949,000 Active
17. 2013-12-09
    soldstatus $625,000
18. 2013-11-24
    listed $630,000 932-char remark

    Show marketing remark (932 chars)

    Super sunny 812 square foot condo loft located in hot Downtown Brooklyn in the Toy Factory Loft building. Currently used as a one bedroom and a home office/den area. This loft can easily convert back to an open layout. This 56 unit converted condominium loft building features a fabulous roof deck with amazing views, live-in super, fitness center, cool lobby, bike and personal storage rooms and parking in the underground garage. This loft apartment has lots of windows and natural light, 12 foot ceilings, hardwood flooring, open designed kitchen, washer/dryer, spacious bathroom, central air and video intercom system. Located minutes from 6 subway lines, Ft. Greene Park, Manhattan and Brooklyn Bridges, BQE, Metrotech Center and all the new shopping and restaurants in Downtown Brooklyn. Just a quick walk to DUMBO, Vinegar Hill, Brooklyn Heights and the new Barclay's Center. Make this real Brooklyn loft your new home today.

19. 2013-11-24
    listed $630,000

    Show marketing remark (932 chars)

    Super sunny 812 square foot condo loft located in hot Downtown Brooklyn in the Toy Factory Loft building. Currently used as a one bedroom and a home office/den area. This loft can easily convert back to an open layout. This 56 unit converted condominium loft building features a fabulous roof deck with amazing views, live-in super, fitness center, cool lobby, bike and personal storage rooms and parking in the underground garage. This loft apartment has lots of windows and natural light, 12 foot ceilings, hardwood flooring, open designed kitchen, washer/dryer, spacious bathroom, central air and video intercom system. Located minutes from 6 subway lines, Ft. Greene Park, Manhattan and Brooklyn Bridges, BQE, Metrotech Center and all the new shopping and restaurants in Downtown Brooklyn. Just a quick walk to DUMBO, Vinegar Hill, Brooklyn Heights and the new Barclay's Center. Make this real Brooklyn loft your new home today.

20. 2013-11-22
    price $630,000 932-char remark

    Show marketing remark (932 chars)

    Super sunny 812 square foot condo loft located in hot Downtown Brooklyn in the Toy Factory Loft building. Currently used as a one bedroom and a home office/den area. This loft can easily convert back to an open layout. This 56 unit converted condominium loft building features a fabulous roof deck with amazing views, live-in super, fitness center, cool lobby, bike and personal storage rooms and parking in the underground garage. This loft apartment has lots of windows and natural light, 12 foot ceilings, hardwood flooring, open designed kitchen, washer/dryer, spacious bathroom, central air and video intercom system. Located minutes from 6 subway lines, Ft. Greene Park, Manhattan and Brooklyn Bridges, BQE, Metrotech Center and all the new shopping and restaurants in Downtown Brooklyn. Just a quick walk to DUMBO, Vinegar Hill, Brooklyn Heights and the new Barclay's Center. Make this real Brooklyn loft your new home today.

21. 2013-11-22
    soldstatus $630,000 932-char remark

    Show marketing remark (932 chars)

    Super sunny 812 square foot condo loft located in hot Downtown Brooklyn in the Toy Factory Loft building. Currently used as a one bedroom and a home office/den area. This loft can easily convert back to an open layout. This 56 unit converted condominium loft building features a fabulous roof deck with amazing views, live-in super, fitness center, cool lobby, bike and personal storage rooms and parking in the underground garage. This loft apartment has lots of windows and natural light, 12 foot ceilings, hardwood flooring, open designed kitchen, washer/dryer, spacious bathroom, central air and video intercom system. Located minutes from 6 subway lines, Ft. Greene Park, Manhattan and Brooklyn Bridges, BQE, Metrotech Center and all the new shopping and restaurants in Downtown Brooklyn. Just a quick walk to DUMBO, Vinegar Hill, Brooklyn Heights and the new Barclay's Center. Make this real Brooklyn loft your new home today.

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

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $8,683 · $724/mo
• Projected year-2 tax: $12,361 · $1,030/mo
• Expected delta: +$3,677/yr (+$306/mo · 42.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $74,993
• − Mortgage interest: −$53,159
• − Property taxes: −$8,683
• − Insurance: −$4,745
• − Repairs & maintenance: −$5,999
• − Management: −$5,999
• − HOA: −$4,668
• − Depreciation: −$27,607
• Taxable loss: −$35,869
• Est. tax savings @ 24.0%: +$8,608
• After-tax cash flow: $-9,964/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

+50.6% since first listed

7 events — show timeline

• 2026-01-15 Listed $949,000 BNYMLS
• 2026-01-15 Listed $949,000 OneKey® MLS as Distributed by MLS Grid
• 2013-12-09 Sold (Public Records) $625,000 Public Records
• 2013-11-24 Listed $630,000 RLS at REBNY
• 2013-11-24 Listed $630,000 RLS at REBNY
• 2013-11-22 Sold (MLS) $630,000 RLS at REBNY
• 2013-11-22 Price Changed $630,000 RLS at REBNY

Property tax history

+4.3%/yr

Latest (2025): $8,683 · -17.2% YoY. Source: county tax records.