108 Siegal St #20 · New York, NY 11206

$425,000

2 bd · 1.0 ba · 550 sqft · Condo · 271 Days on market

Built 1958

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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 +22.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.9/10.0
• Schools +5.0/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0

Listing remarks

BACK IN MARKET!!Welcome to East Williamsburg, a rare 2bedroom 1bath cooperative for sale. This unit is in move-in condition located on the 5th floor of an walk-up building. The unit features stainless steel appliances, new windows installed, virtual doorman, an abundance of natural northern and southern light exposure. The bathroom features subway tiles with mosaic glass tile trim. The neighborhood is brimming with stores, markets, and restaurants, including Win Son, Sweet Science, DuckDuck, Princesa Bakery, and Winona’s, just to name a few. The building has healthy reserves and the flip tax is 15% of the net profit. Flexible Income: 1 person 131K 2 person 156k 3 person 175k To schedu

Key facts

• Subway tiles
• New windows
• Built 1958

Tags

• STAINLESS STEEL APPLIANCES
• NEW WINDOWS
• NATURAL LIGHT EXPOSURE
• SUBWAY TILES
• MOSAIC GLASS TILE TRIM

Property features AI

Finance

• HOA & community: Association managed by Del Mar Management

Exterior

• Parking: No carport
• Utilities: Electric service by Con-Edison; Public sewer; Cable available
• Home design: Stock cooperative
• Construction: Brick construction; Living area per plans
• Exterior features: Brick exterior; Not waterfront; No additional parcels

Interior

• Kitchen: Dishwasher
• Bathrooms: One full bathroom
• Heating & cooling: Oil heat; Wall/window air conditioning units
• Interior features: Open floorplan; Six total stories; No basement; Four total rooms; Pets allowed with size limit

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $425k.

Deal economics

• At list price, monthly cash flow is $732 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $425k).
• Recommended offer: $374k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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 (+5.0%/yr); 59 active listings in the ZIP; 7 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 $4,645/mo this rent would consume 91% of the median local household income ($61k/yr) (locally 7470% 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 $45k of equity ($3k loan paydown + $42k 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 + 5.0% rent growth), your $119k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$73k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 271 days — a 12% lower offer ($374k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago; this cycle's ask has dropped $50k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $374,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 271 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.09% ✓
• Cap rate: 8.36%
• Cash-on-cash: 7.39%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 5.05% rent growth · sell at horizon

5-year hold

• IRR: 30.5%
• Equity multiple: 3.42×
• Total profit: $287,961
• Equity at exit: $382,874

10-year hold

• IRR: 27.1%
• Equity multiple: 8.00×
• Total profit: $833,012
• Equity at exit: $825,682

Cash invested: $119,000 (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 11206

• Home prices YoY: 4.2%
• Rents YoY: 5.0%
• Active inventory: 59
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $4,645 high
• Mortgage (P&I): −$2,229
• Tax est. 1.5%: −$531 /mo · $6,375/yr
• Insurance: −$177
• HOA: −$0
• Vacancy / Maint / Mgmt: −$975
• Net cashflow: $732

Break-even live

Break-even rent $3,718

Max offer price $425,000

Occupancy floor 79%

Sensitivity live

Price	-10% $1,026	-5% $879	+0% $732	+5% $586	+10% $439
Rent	-10% $365	-5% $549	+0% $732	+5% $916	+10% $1,099
Rate	-1.0pp $946	-0.5pp $841	base $732	+0.5pp $622	+1.0pp $510

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
250 Union Ave #2119 Brooklyn, NY	1.0–2.0	1.0	590	$4,900	$8.31	25d	2	0.52mi
275 S 5th St #1698 Brooklyn, NY	1.0	1.0	450	$4,860	$10.80	25d	2	0.91mi
11 Wharf Way Brooklyn, NY	1.0	1.0	610	$4,870	$7.98	2d	2	1.43mi
482 Kent Ave Brooklyn, NY	2.0	1.0–2.0	750	$8,290	$11.05	3d	3	1.44mi
478 Kent Ave Brooklyn, NY	2.0	1.0–2.0	775	$7,530	$9.72	3d	3	1.44mi
328 Hancock St Brooklyn, NY	2.0	1.0	500	$2,800	$5.60	25d	1	1.44mi
375 Grove St Unit 3B Brooklyn, NY	1.0	1.0	650	$3,100	$4.77	25d	1	1.50mi

HOA detail condo

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

Listing history 14 events

1. 2026-05-31
   statusdays on market $425,000 Pending 271 DOM
2. 2026-04-09
   status Active
3. 2026-02-16
   price $425,000
4. 2026-02-05
   status Active
5. 2026-02-02
   historical
6. 2026-01-13
   price $449,000
7. 2025-11-08
   price $460,000
8. 2025-08-23
   listed $475,000 Active
9. 2019-05-03
   historical
10. 2018-11-02
    listed $330,000 New
11. 2018-10-28
    historical
12. 2018-08-10
    price $350,000
13. 2018-06-27
    price $365,000
14. 2018-04-27
    listed $375,000 New

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

Taxation est. · year 1

• Rental income: $55,739
• − Mortgage interest: −$23,807
• − Property taxes: −$6,375
• − Insurance: −$2,125
• − Repairs & maintenance: −$4,459
• − Management: −$4,459
• − Depreciation: −$12,364
• Taxable income: $2,151
• Est. tax owed @ 24.0%: −$516
• After-tax cash flow: $8,273/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): 93,020
• Household income: $61,430
• Rent vs Own: 88.9% rent · 11.1% own
• Severe rent burden: 7470.0

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 0.70)
• Race & ethnicity: White 37% Hispanic / Latino 36% Black 18% Two or more races 11% Asian 7%
• Hispanic origin (detail): Mexican 6% Puerto Rican 14% Dominican 9%
• Common ancestry: Romanian 2% Italian 2% Lithuanian 1%
• Foreign-born: 20% · Canada, China, Jamaica
• Languages at home: 44% English-only · Spanish 30% German/W. Germanic 16% Chinese 4%

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: ▲ 17.52%
• Current HPI: 438.9997
• Rent YoY: ▲ 5.05%
• 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

+13.3% since first listed

13 events — show timeline

• 2026-04-09 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-02-16 Price Changed $425,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-05 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-02-02 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-01-13 Price Changed $449,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-08 Price Changed $460,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-23 Listed $475,000 OneKey® MLS as Distributed by MLS Grid
• 2019-05-03 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2018-11-02 Listed $330,000 OneKey® MLS as Distributed by MLS Grid
• 2018-10-28 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2018-08-10 Price Changed $350,000 OneKey® MLS as Distributed by MLS Grid
• 2018-06-27 Price Changed $365,000 OneKey® MLS as Distributed by MLS Grid
• 2018-04-27 Listed $375,000 OneKey® MLS as Distributed by MLS Grid