197 Pulaski St Unit 3B · New York, NY 11206

$599,000

1 bd · 1.0 ba · 612 sqft · SingleFamily · 33 Days on market

Built 2025 $261/mo HOA · 7% of rent

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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 +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Cash flow +4.3/30.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• 1% rule +1.0/10.0
• DSCR +0.0/10.0

Listing remarks

Pulaski Gardens is a newly constructed, seven-unit boutique condominium set on a quiet, tree-lined brownstone block in the heart of Bedford-Stuyvesant. Thoughtfully designed to balance privacy with elevated modern living, the building offers a refined residential experience enhanced by smart keyless entry, a virtual doorman system, and multi-zone heating and cooling throughout. Each residence features contemporary interiors defined by soaring ceilings, oversized windows, recessed lighting, and wide-plank white oak hardwood flooring. Chef-caliber kitchens are beautifully appointed with sleek quartz countertops, premium Bertazzoni and Blomberg appliances, a built-in Bertazzoni microwave, an

Key facts

• Keyless entry
• Soaring ceilings
• Oversized windows

Tags

• KEYLESS ENTRY
• VIRTUAL DOORMAN SYSTEM
• MULTI-ZONE HEATING AND COOLING
• CONTEMPORARY INTERIORS
• SOARING CEILINGS
• OVERSIZED WINDOWS

Property features AI

Finance

• Other: Pets allowed in building
• HOA & community: Monthly association fee of $261

Exterior

• Home design: 4-story building; New construction; Entry on level 3
• Exterior features: Building courtyard; Private outdoor space over 60 sqft

Interior

• Bedrooms: Entry level bedroom on level 3
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning
• Interior features: Total of 3 rooms; Basement described as 'Other'; Has a view
• Laundry & utility: Washer hookup; In-unit laundry possible; Building laundry other

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-2k ($-19k/yr) — negative.
• To cash-flow at today's rent, offer at most $370k (38.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $356k (40.5% below list).
• Recommended offer: $356k (40.5% below list) — sets the bar for 1% rule.

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; 11 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 $3,564/mo this rent would consume 70% 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 $64k of equity ($4k loan paydown + $60k appreciation (10.0% 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 ~$103k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($581k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $356,409 (40.5% 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 33 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
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 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: 0.60% ✗
• Cap rate: 3.12%
• Cash-on-cash: -11.34%
• DSCR: 0.50
• GRM: 14.0

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: 16.8%
• Equity multiple: 2.39×
• Total profit: $233,002
• Equity at exit: $539,627

10-year hold

• IRR: 16.4%
• Equity multiple: 5.67×
• Total profit: $782,504
• Equity at exit: $1,163,725

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 11206

• Home prices YoY: 4.2%
• Rents YoY: 5.0%
• Active inventory: 59
• Price-to-rent: 14.0×

Monthly cashflow live

• Estimated rent: $3,564 high
• Mortgage (P&I): −$3,141
• Tax est. 1.5%: −$749 /mo · $8,985/yr
• Insurance: −$250
• HOA: −$261
• Vacancy / Maint / Mgmt: −$748
• Net cashflow: $-1,585

Break-even live

Break-even rent $5,570

Max offer price $369,659

Occupancy floor —

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 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
328 Hancock St Brooklyn, NY	2.0	1.0	500	$2,800	$5.60	24d	1	0.68mi
198 Hancock St Brooklyn, NY	1.0	1.0	400	$2,450	$6.12	24d	1	0.75mi
565 Nostrand Ave Unit 1 Brooklyn, NY	—	1.0	600	$2,000	$3.33	6d	1	1.07mi
250 Union Ave #2119 Brooklyn, NY	1.0–2.0	1.0	590	$3,500	$5.93	24d	2	1.08mi
668 Nostrand Ave #1 Brooklyn, NY	1.0	1.0	611	$4,200	$6.87	19d	1	1.24mi
275 S 5th St #1698 Brooklyn, NY	1.0	1.0	450	$4,860	$10.80	24d	2	1.34mi
955 Sterling Pl #1936 Brooklyn, NY	1.0	1.0	540	$3,170	$5.87	21d	1	1.42mi
955 Sterling Pl Unit 415 Brooklyn, NY	2.0	1.0	680	$5,150	$7.57	24d	1	1.42mi
552 Prospect Pl Unit 3A Brooklyn, NY	1.0	1.0	676	$4,500	$6.66	24d	1	1.43mi
545 Vanderbilt Ave Brooklyn, NY	2.0	1.0	600	$4,910	$8.18	3d	3	1.43mi
475 Clermont Ave Brooklyn, NY	2.0	1.0–2.0	807	$5,144	$6.37	4d	7	1.44mi

HOA detail

• Monthly dues: $261 · $3,132/yr
• Likely covers: doorman

Listing history 3 events

1. 2026-06-01
   days on market $599,000 Active 33 DOM
2. 2026-05-31
   days on market $599,000 Active 32 DOM
3. 2026-04-29
   listed $599,000 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 · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $42,769
• − Mortgage interest: −$33,553
• − Property taxes: −$8,985
• − Insurance: −$2,995
• − Repairs & maintenance: −$3,422
• − Management: −$3,422
• − HOA: −$3,132
• − Depreciation: −$17,425
• Taxable loss: −$30,165
• Est. tax savings @ 24.0%: +$7,240
• After-tax cash flow: $-11,780/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

1 event — show timeline

• 2026-04-29 Listed $599,000 RLS at REBNY