195 Willoughby Ave #205 · New York, NY 11205

$599,000

1 bd · 1.0 ba · 650 sqft · Condo · 36 Days on market

Built 1958 $1024/mo HOA · 23% of rent

---

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
• Rent growth +4.7/5.0
• Cash flow +4.3/30.0
• Livability +3.8/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0

Listing remarks

Expansive space, abundant natural light and leafy treetop views await in this beautifully updated one-bedroom, one-bathroom co-op offering an exceptional Clinton Hill location adjacent to the Pratt Institute. Inside this spacious, sun-kissed residence, tall ceilings, hardwood floors and crisp white walls underscore the bright and airy ambiance. A gracious entry flanked by an extra-large coat closet ushers you into a nearly 21-foot-long living room, perfect for relaxing and entertaining alongside oversized south-facing windows. The adjacent dining area is outfitted with designer lighting and a convenient coffee bar/dry bar area featuring floating cabinets and shelving. In the recently renova

Key facts

• Leafy treetop views
• Designer lighting
• Coffee bar

Tags

• ABUNDANT NATURAL LIGHT
• LEAFY TREETOP VIEWS
• EXTRA-LARGE COAT CLOSET
• OVERSIZED SOUTH-FACING WINDOWS
• DESIGNER LIGHTING
• COFFEE BAR

Property features AI

Finance

• Other: Pets allowed (building permits cats and dogs; maximum two pets)
• HOA & community: Monthly association fee; Association fee: $1,024; On-site management

Exterior

• Parking: Assigned parking; On-site garage parking; Private parking; On-street parking
• Security: Security guard
• Utilities: Cooling (air conditioning)
• Home design: Condominium building (Willoughby Walk); 16-story building; Entry level: 2nd floor
• Construction: Building with elevator(s); On-site management; Bike storage
• Exterior features: Building courtyard; Building garden; South exposure

Interior

• Kitchen: Dishwasher; Stainless steel appliances
• Bedrooms: 3 total rooms (includes living spaces and bedrooms)
• Bathrooms: 1 full bathroom
• Heating & cooling: Cooling available
• Interior features: Unfurnished
• Laundry & utility: Common on-floor laundry; Common area laundry

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 $-2k ($-19k/yr) — negative.
• To cash-flow at today's rent, offer at most $369k (38.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $452k (24.5% below list).
• Recommended offer: $369k (38.4% below list) — sets the bar for cash-flow.

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 (+8.6%/yr); 88 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $4,522/mo this rent would consume 58% of the median local household income ($94k/yr) (locally 3544% 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 36 days — a 3% lower offer ($581k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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

• Watch-outs: HOA is 23% of rent; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $368,733 (38.4% 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 36 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. Built in 1958 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.75% ✗
• Cap rate: 3.10%
• Cash-on-cash: -11.39%
• DSCR: 0.49
• GRM: 11.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 17.9%
• Equity multiple: 2.49×
• Total profit: $249,473
• Equity at exit: $539,627

10-year hold

• IRR: 18.1%
• Equity multiple: 6.22×
• Total profit: $874,948
• 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 11205

• Home prices YoY: 2.1%
• Rents YoY: 8.6%
• Active inventory: 88
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $4,522 high
• Mortgage (P&I): −$3,141
• Tax est. 1.5%: −$749 /mo · $8,985/yr
• Insurance: −$250
• HOA: −$1,024
• Vacancy / Maint / Mgmt: −$950
• Net cashflow: $-1,591

Break-even live

Break-even rent $6,536

Max offer price $368,733

Occupancy floor —

Sensitivity live

Price	-10% $-1,177	-5% $-1,384	+0% $-1,591	+5% $-1,798	+10% $-2,005
Rent	-10% $-1,949	-5% $-1,770	+0% $-1,591	+5% $-1,413	+10% $-1,234
Rate	-1.0pp $-1,290	-0.5pp $-1,439	base $-1,591	+0.5pp $-1,747	+1.0pp $-1,904

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 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
475 Clermont Ave Brooklyn, NY	2.0	1.0–2.0	807	$5,144	$6.37	4d	7	0.70mi
545 Vanderbilt Ave Brooklyn, NY	2.0	1.0	600	$4,910	$8.18	3d	3	0.76mi
151 S Elliott Pl Brooklyn, NY	1.0–2.0	1.0–2.0	655	$4,670	$7.13	2d	2	0.81mi
196 Willoughby St Brooklyn, NY	2.0	1.0–2.0	717	$6,146	$8.57	0d	8	0.85mi
540 Fulton St #1729 Brooklyn, NY	3.0	1.0–2.0	750	$5,737	$7.65	25d	4	0.95mi
461 Dean St Brooklyn, NY	1.0	1.0	781	$5,320	$6.81	5d	5	0.96mi
10 Nevins St Unit 9D Brooklyn, NY	—	1.0	488	$3,500	$7.17	25d	1	0.96mi
333 Schermerhorn St Brooklyn, NY	1.0	1.0	585	$6,782	$11.58	4d	16	0.98mi
343 Gold St Brooklyn, NY	3.0	1.0–2.0	903	$5,053	$5.59	5d	1	0.99mi
482 Kent Ave Brooklyn, NY	2.0	1.0–2.0	750	$6,555	$8.74	0d	3	1.03mi
478 Kent Ave Brooklyn, NY	2.0	1.0–2.0	775	$5,920	$7.64	3d	3	1.03mi
11 Wharf Way Brooklyn, NY	1.0	1.0	610	$4,870	$7.98	0d	2	1.07mi
214 Duffield St Brooklyn, NY	3.0	1.0–2.0	956	$4,342	$4.54	0d	1	1.08mi
100 Willoughby St Brooklyn, NY	3.0	1.0–2.0	892	$5,232	$5.87	8d	1	1.09mi
198 Hancock St Brooklyn, NY	1.0	1.0	400	$2,450	$6.12	25d	1	1.11mi
72 Willoughby St Brooklyn, NY	1.0–2.0	1.0	487	$3,900	$8.00	2d	2	1.15mi
111 Lawrence St Brooklyn, NY	3.0	1.0–2.0	950	$4,282	$4.50	0d	24	1.16mi
275 S 5th St #1698 Brooklyn, NY	1.0	1.0	450	$4,860	$10.80	25d	2	1.17mi
150 Lawrence St Brooklyn, NY	1.0–2.0	1.0–2.0	700	$4,130	$5.90	0d	2	1.18mi
250 Union Ave #2119 Brooklyn, NY	1.0–2.0	1.0	590	$3,500	$5.93	25d	2	1.25mi
552 Prospect Pl Unit 3A Brooklyn, NY	1.0	1.0	676	$4,500	$6.66	25d	1	1.25mi
68 Gold St New York, NY	1.0–2.0	1.0	700	$3,610	$5.16	25d	2	1.26mi
565 Nostrand Ave Unit 1 Brooklyn, NY	—	1.0	600	$2,000	$3.33	7d	1	1.29mi
755 Washington Ave Brooklyn, NY	1.0	1.0	700	$1,800	$2.57	21d	1	1.30mi
328 Hancock St Brooklyn, NY	2.0	1.0	500	$2,800	$5.60	25d	1	1.30mi
668 Nostrand Ave #1 Brooklyn, NY	1.0	1.0	611	$4,200	$6.87	19d	1	1.40mi
200 Montague St #1516 Brooklyn, NY	1.0	1.0	600	$7,500	$12.50	21d	1	1.43mi
655 Union St #1846 Brooklyn, NY	1.0–2.0	1.0–2.0	727	$5,780	$7.95	3d	2	1.46mi
180 Montague St Brooklyn, NY	3.0	1.0–2.0	901	$5,353	$5.94	0d	12	1.47mi

HOA detail condo

• Monthly dues: $1,024 · $12,288/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $599,000 Active 36 DOM
2. 2026-06-17
   days on market $599,000 Active 35 DOM
3. 2026-06-16
   days on market $599,000 Active 34 DOM
4. 2026-06-15
   days on market $599,000 Active 33 DOM
5. 2026-06-13
   days on market $599,000 Active 31 DOM
6. 2026-06-10
   days on market $599,000 Active 27 DOM
7. 2026-06-08
   days on market $599,000 Active 26 DOM
8. 2026-06-08
   days on market $599,000 Active 25 DOM
9. 2026-06-04
   days on market $599,000 Active 22 DOM
10. 2026-06-03
    days on market $599,000 Active 21 DOM
11. 2026-06-02
    days on market $599,000 Active 20 DOM
12. 2026-06-01
    days on market $599,000 Active 19 DOM
13. 2026-05-31
    days on market $599,000 Active 18 DOM
14. 2026-05-13
    listed $599,000 Active
15. 2021-03-06
    price $480,000
16. 2020-11-09
    price $495,000
17. 2020-09-22
    price $495,000
18. 2020-08-16
    listed $495,000
19. 2017-06-23
    price $440,000
20. 2016-08-10
    listed $440,000

ⓘ 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 · 15 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: $54,262
• − Mortgage interest: −$33,553
• − Property taxes: −$8,985
• − Insurance: −$2,995
• − Repairs & maintenance: −$4,341
• − Management: −$4,341
• − HOA: −$12,288
• − Depreciation: −$17,425
• Taxable loss: −$29,667
• Est. tax savings @ 24.0%: +$7,120
• After-tax cash flow: $-11,976/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): 51,676
• Household income: $93,887
• Rent vs Own: 71.9% rent · 28.1% own
• Severe rent burden: 3544.0

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 0.66)
• Race & ethnicity: White 52% Black 20% Hispanic / Latino 15% Two or more races 10% Asian 7%
• Hispanic origin (detail): Mexican 3% Puerto Rican 5% Dominican 3%
• Common ancestry: Italian 4% Scandinavian 3% Romanian 2%
• Foreign-born: 16% · Canada, China, South Korea
• Languages at home: 57% English-only · German/W. Germanic 21% Spanish 11% 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: ▲ 12.40%
• Current HPI: 605.3512
• Rent YoY: ▲ 8.61%
• 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

+36.1% since first listed

7 events — show timeline

• 2026-05-13 Listed $599,000 RLS at REBNY
• 2021-03-06 Price Changed $480,000 RLS at REBNY
• 2020-11-09 Price Changed $495,000 RLS at REBNY
• 2020-09-22 Price Changed $495,000 RLS at REBNY
• 2020-08-16 Listed $495,000 RLS at REBNY
• 2017-06-23 Price Changed $440,000 RLS at REBNY
• 2016-08-10 Listed $440,000 RLS at REBNY