3105 Avenue V Unit 6A · New York, NY 11229

$199,000

1 bd · 1.0 ba · 800 sqft · Condo · 223 Days on market

Built 1980

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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 +15.9/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• DSCR +4.9/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SHEEPSHAD BAY/ MARINE PARK Large 1 bedroom, 1 bath on top floor in Bigham Park 3. Move in Condition! Fully renovated 6 years ago. Kitchen, Bath, hardwood floors, soundproof windows, lots of closets. Close to shopping, transportation and Marine Park…

Key facts

• Fully renovated
• New bath
• New kitchen

Tags

• FULLY RENOVATED
• NEW KITCHEN
• NEW BATH
• HARDWOOD FLOORS
• SOUNDPROOF WINDOWS
• LOTS OF CLOSETS

Property features AI

Finance

• HOA & community: Monthly association fee; Association fee includes utilities, sewer, water, trash and snow removal

Exterior

• Parking: No carport; Parking waitlist
• Utilities: Con-Edison electric service; Public sewer; Cable available; Electricity connected; Natural gas connected; Phone available; Sewer connected; Public trash collection; Water connected
• Home design: Stock cooperative
• Construction: Brick construction
• Exterior features: Brick exterior; Not on waterfront

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: 3 rooms total
• Bathrooms: 1 full bathroom
• Heating & cooling: Steam heating
• Interior features: Entrance foyer; Natural woodwork
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $199k.

Deal economics

• At list price, monthly cash flow is $26 ($317/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $199k).
• Recommended offer: $175k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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 (+15.8%/yr); 359 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $3,112/mo this rent would consume 53% of the median local household income ($71k/yr) (locally 4771% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Kings County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $56k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 223 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 7 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 $169k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 32% of rent.
• Climate carrying-cost: major flood risk; major wind risk, 72% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 223 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
10. 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.
11. 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: 1.56% ✓
• Cap rate: 6.85%
• Cash-on-cash: 2.00%
• DSCR: 1.09
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -6.0%
• Equity multiple: 0.76×
• Total profit: $-13,422
• Equity at exit: $29,672

10-year hold

• IRR: 11.4%
• Equity multiple: 2.22×
• Total profit: $68,153
• Equity at exit: $17,206

Cash invested: $55,720 (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 11229

• Rents YoY: 15.8%
• Active inventory: 359
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $3,112 medium
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA est. from 2 same-building comps: −$990
• Vacancy / Maint / Mgmt: −$653
• Net cashflow: $26

Break-even live

Break-even rent $3,078

Max offer price $199,000

Occupancy floor 94%

Sensitivity live

Price	-10% $164	-5% $95	+0% $26	+5% $-42	+10% $-111
Rent	-10% $-219	-5% $-96	+0% $26	+5% $149	+10% $272
Rate	-1.0pp $127	-0.5pp $77	base $26	+0.5pp $-25	+1.0pp $-78

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3112 Emmons Ave Unit 203 Brooklyn, NY	1.0	1.0	734	$3,200	$4.36	25d	1	1.12mi
3000 Emmons Ave Unit 1 Brooklyn, NY	—	1.0	536	$3,273	$6.11	25d	1	1.16mi
3000 Emmons Ave Unit 5 Brooklyn, NY	2.0	2.0	840	$4,085	$4.86	25d	1	1.16mi

HOA detail condo

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

Listing history 27 events

1. 2026-06-21
   days on market $199,000 Active 223 DOM
2. 2026-06-18
   days on market $199,000 Active 220 DOM
3. 2026-06-17
   days on market $199,000 Active 219 DOM
4. 2026-06-15
   days on market $199,000 Active 217 DOM
5. 2026-06-13
   days on market $199,000 Active 215 DOM
6. 2026-06-10
   days on market $199,000 Active 211 DOM
7. 2026-06-08
   days on market $199,000 Active 210 DOM
8. 2026-06-04
   days on market $199,000 Active 206 DOM
9. 2026-06-03
   days on market $199,000 Active 205 DOM
10. 2026-06-01
    days on market $199,000 Active 203 DOM
11. 2026-05-31
    days on market $199,000 Active 202 DOM
12. 2026-05-12
    status Active
13. 2026-05-10
    listed $199,000 Active 256-char remark

    Show marketing remark (256 chars)

    SHEEPSHAD BAY/ MARINE PARK Large 1 bedroom, 1 bath on top floor in Bigham Park 3. Move in Condition! Fully renovated 6 years ago. Kitchen, Bath, hardwood floors, soundproof windows, lots of closets. Close to shopping, transportation and Marine Park…

14. 2026-05-07
    historical
15. 2026-04-06
    status Active
16. 2026-04-06
    historical
17. 2025-11-05
    listed $199,000 Active
18. 2021-06-02
    price $205,000
19. 2021-05-26
    price $210,000
20. 2021-05-25
    price $200,000
21. 2020-04-15
    soldstatus $169,000 Sold
22. 2018-11-05
    historical
23. 2018-10-23
    price $165,000
24. 2018-08-24
    listed $169,000 Active
25. 2015-02-27
    price $109,999
26. 2013-11-15
    listed $90,000
27. 2013-11-15
    listed $109,999

ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 60% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $37,339
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$1,792
• − Repairs & maintenance: −$2,987
• − Management: −$2,987
• − HOA: −$11,880
• − Depreciation: −$5,789
• Taxable loss: −$2,229
• Est. tax savings @ 24.0%: +$535
• After-tax cash flow: $852/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): 78,377
• Household income: $70,603
• Rent vs Own: 53.1% rent · 46.9% own
• Severe rent burden: 4771.0

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 0.60)
• Race & ethnicity: White 59% Asian 22% Hispanic / Latino 9% Black 6% Two or more races 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Scotch-Irish 6% Subsaharan African 6% Romanian 1%
• Foreign-born: 47% · China, Canada, Vietnam
• Languages at home: 40% English-only · Russian/Polish/Slavic 22% Chinese 16% Spanish 6%

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: ▼ -761.52%
• Current HPI: 361.7011
• Rent YoY: ▲ 15.81%
• 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

+121.1% since first listed

16 events — show timeline

• 2026-05-12 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-05-10 Listed $199,000 BNYMLS
• 2026-05-07 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-04-06 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-04-06 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-11-05 Listed $199,000 OneKey® MLS as Distributed by MLS Grid
• 2021-06-02 Price Changed $205,000 BNYMLS
• 2021-05-26 Price Changed $210,000 BNYMLS
• 2021-05-25 Price Changed $200,000 BNYMLS
• 2020-04-15 Sold (MLS) $169,000 BNYMLS
• 2018-11-05 Delisted — BNYMLS
• 2018-10-23 Price Changed $165,000 BNYMLS
• 2018-08-24 Listed $169,000 BNYMLS
• 2015-02-27 Price Changed $109,999 RLS at REBNY
• 2013-11-15 Listed $109,999 RLS at REBNY
• 2013-11-15 Listed $90,000 RLS at REBNY