158 Sackett St Unit 4A · New York, NY 11231

$899,999

2 bd · 1.0 ba · 690 sqft · Condo public records · 60 Days on market

Built 1987 $611/mo HOA · 10% 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
• Cash flow +6.4/30.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +0.7/10.0

Listing remarks MLS

Large and very bright two bedroom condo in the most desirable Columbia Waterfront District in a fantastic elevator condo building. This unit features generous size bedrooms, fantastic natural light, bamboo floors, high ceilings, great closet space throughout, windowed kitchen with stainless steel appliances, laundry room, video intercom, and much much more- a true must see!! You absolutely will not want to miss out on this outstanding opportunity to own this beautiful condo unit in one of Brooklyn's most desirable & sought-after neighborhoods... Priced aggressively, competitively, and attractively for today's market- hurry before it's gone...

Key facts

• Quartz countertops
• Windowed kitchen
• Shaker cabinetry

Tags

• ELEVATOR ACCESS
• WINDOWED KITCHEN
• QUARTZ COUNTERTOPS
• SHAKER CABINETRY
• SUBWAY TILES
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Pets allowed in building
• Financial info: Building has 10 total units
• HOA & community: Monthly association fee of $611

Exterior

• Home design: Condo in a 5-story building; Entry on level 4; Building name: Liberty Plaza Condo
• Construction: Zoning: R6B
• Exterior features: Private outdoor space under 60 sqft; East and South exposures

Interior

• Bathrooms: 1 full bathroom
• Interior features: Total of 4 rooms; Basement: Other; Has a view
• Laundry & utility: No in-building laundry (building has none)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $900k.

Deal economics

• At list price, monthly cash flow is $-2k ($-19k/yr) — negative.
• To cash-flow at today's rent, offer at most $622k (30.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $624k (30.6% below list).
• Recommended offer: $622k (30.9% below list) — sets the bar for cash-flow.
• Cap rate 4.2% 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.
• Zoned schools: Elm Tree Elementary School (math 27% / reading 52%, grade F, #1,444 of 2,108 statewide, top 71%, 806 students, 94% FRL); Ms 51 William Alexander (math 67% / reading 92%, grade A+, #32 of 729 statewide, top 5%, 1,026 students, 61% FRL); Midwood High School (math 94% / reading 96%, grade A+, #83 of 1,100 statewide, top 8%, 4,062 students, 73% FRL).
• Market conditions: Rents rising fast (+12.0%/yr); 88 active listings in the ZIP; 23 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).
• At $6,243/mo this rent would consume 54% of the median local household income ($140k/yr) (locally 1542% 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 $96k of equity ($6k loan paydown + $90k 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 ~$155k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($873k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $755k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $621,569 (30.9% 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 60 days. Have you received any prior offers? Is the seller open to a 31% 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. 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. 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. 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?
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: 0.69% ✗
• Cap rate: 4.19%
• Cash-on-cash: -7.51%
• DSCR: 0.67
• GRM: 12.0

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: 20.4%
• Equity multiple: 2.68×
• Total profit: $423,044
• Equity at exit: $810,790

10-year hold

• IRR: 19.7%
• Equity multiple: 6.58×
• Total profit: $1,407,013
• Equity at exit: $1,748,500

Cash invested: $252,000 (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 11231

• Home prices YoY: 2.2%
• Rents YoY: 12.0%
• Active inventory: 88
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $6,243 high
• Mortgage (P&I): −$4,720
• Tax from tax record: −$803 /mo · $9,630/yr
• Insurance: −$375
• HOA: −$611
• Vacancy / Maint / Mgmt: −$1,311
• Net cashflow: $-1,576

Break-even live

Break-even rent $8,238

Max offer price $621,569

Occupancy floor —

Sensitivity live

Price	-10% $-1,067	-5% $-1,321	+0% $-1,576	+5% $-1,831	+10% $-2,086
Rent	-10% $-2,069	-5% $-1,823	+0% $-1,576	+5% $-1,330	+10% $-1,083
Rate	-1.0pp $-1,123	-0.5pp $-1,347	base $-1,576	+0.5pp $-1,809	+1.0pp $-2,047

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: $225,000
• Closing costs: $27,000
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
141 Joralemon St #819 Brooklyn, NY	1.0–3.0	1.0–2.0	750	$6,730	$8.97	1d	3	0.71mi
180 Montague St Brooklyn, NY	3.0	1.0–2.0	901	$6,389	$7.09	1d	12	0.81mi
200 Montague St #1516 Brooklyn, NY	1.0	1.0	600	$7,500	$12.50	22d	1	0.83mi
150 Lawrence St Brooklyn, NY	1.0–2.0	1.0–2.0	700	$5,340	$7.63	1d	2	0.94mi
72 Willoughby St Brooklyn, NY	1.0–2.0	1.0	487	$4,080	$8.37	3d	2	0.98mi
111 Lawrence St Brooklyn, NY	3.0	1.0–2.0	950	$5,503	$5.79	0d	22	1.00mi
100 Willoughby St Brooklyn, NY	3.0	1.0–2.0	892	$7,100	$7.96	9d	1	1.03mi
214 Duffield St Brooklyn, NY	3.0	1.0–2.0	956	$6,427	$6.72	0d	1	1.03mi
107 Columbia Hts #1757 Brooklyn, NY	1.0–2.0	1.0–2.0	708	$8,270	$11.68	1d	2	1.05mi
655 Union St #1846 Brooklyn, NY	1.0–2.0	1.0–2.0	727	$7,810	$10.74	4d	2	1.11mi
333 Schermerhorn St Brooklyn, NY	1.0	1.0	585	$6,782	$11.58	0d	15	1.12mi
540 Fulton St #1729 Brooklyn, NY	3.0	1.0–2.0	750	$7,563	$10.08	26d	4	1.12mi
343 Gold St Brooklyn, NY	3.0	1.0–2.0	903	$6,719	$7.44	6d	1	1.19mi
196 Willoughby St Brooklyn, NY	2.0	1.0–2.0	717	$7,921	$11.05	0d	7	1.24mi
95 Wall St New York, NY	2.0	1.0–2.0	881	$8,263	$9.37	0d	33	1.39mi
10 Hanover Sq New York, NY	2.0	1.0–2.0	790	$7,713	$9.76	1d	25	1.40mi
461 Dean St Brooklyn, NY	1.0	1.0	781	$5,320	$6.81	6d	5	1.41mi
151 S Elliott Pl Brooklyn, NY	1.0–2.0	1.0–2.0	655	$6,380	$9.74	3d	2	1.42mi
75 Wall St New York, NY	3.0	1.0–3.0	452	$11,797	$26.10	16d	16	1.43mi
3 Hanover Sq New York, NY	3.0	1.0–2.0	600	$6,072	$10.12	26d	5	1.43mi
75 Wall St Unit 251 New York, NY	1.0	1.5	653	$6,580	$10.08	26d	1	1.43mi
67 Wall St #13 New York, NY	1.0–2.0	1.0	636	$7,380	$11.59	4d	2	1.46mi
63 Wall St #1971 New York, NY	1.0	1.0	489	$5,120	$10.46	1d	2	1.47mi

HOA detail condo

• Monthly dues: $611 · $7,332/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-04-29
   price $899,999
2. 2026-03-27
   listed $925,000 Active
3. 2025-04-15
   historical $4,495
4. 2025-02-20
   listed $4,495
5. 2025-02-05
   soldstatus $755,000
6. 2025-01-15
   soldstatus $755,000 Sold 655-char remark

   Show marketing remark (655 chars)

   Large and very bright two bedroom condo in the most desirable Columbia Waterfront District in a fantastic elevator condo building. This unit features generous size bedrooms, fantastic natural light, bamboo floors, high ceilings, great closet space throughout, windowed kitchen with stainless steel appliances, laundry room, video intercom, and much much more- a true must see!! You absolutely will not want to miss out on this outstanding opportunity to own this beautiful condo unit in one of Brooklyn's most desirable & sought-after neighborhoods... Priced aggressively, competitively, and attractively for today's market- hurry before it's gone...

7. 2024-08-30
   status Pending 655-char remark

   Show marketing remark (655 chars)

   Large and very bright two bedroom condo in the most desirable Columbia Waterfront District in a fantastic elevator condo building. This unit features generous size bedrooms, fantastic natural light, bamboo floors, high ceilings, great closet space throughout, windowed kitchen with stainless steel appliances, laundry room, video intercom, and much much more- a true must see!! You absolutely will not want to miss out on this outstanding opportunity to own this beautiful condo unit in one of Brooklyn's most desirable & sought-after neighborhoods... Priced aggressively, competitively, and attractively for today's market- hurry before it's gone...

8. 2024-07-29
   price $765,000 655-char remark

   Show marketing remark (655 chars)

   Large and very bright two bedroom condo in the most desirable Columbia Waterfront District in a fantastic elevator condo building. This unit features generous size bedrooms, fantastic natural light, bamboo floors, high ceilings, great closet space throughout, windowed kitchen with stainless steel appliances, laundry room, video intercom, and much much more- a true must see!! You absolutely will not want to miss out on this outstanding opportunity to own this beautiful condo unit in one of Brooklyn's most desirable & sought-after neighborhoods... Priced aggressively, competitively, and attractively for today's market- hurry before it's gone...

9. 2024-06-18
   price $799,000 655-char remark

   Show marketing remark (655 chars)

   Large and very bright two bedroom condo in the most desirable Columbia Waterfront District in a fantastic elevator condo building. This unit features generous size bedrooms, fantastic natural light, bamboo floors, high ceilings, great closet space throughout, windowed kitchen with stainless steel appliances, laundry room, video intercom, and much much more- a true must see!! You absolutely will not want to miss out on this outstanding opportunity to own this beautiful condo unit in one of Brooklyn's most desirable & sought-after neighborhoods... Priced aggressively, competitively, and attractively for today's market- hurry before it's gone...

10. 2024-05-06
    price $815,000 655-char remark

    Show marketing remark (655 chars)

    Large and very bright two bedroom condo in the most desirable Columbia Waterfront District in a fantastic elevator condo building. This unit features generous size bedrooms, fantastic natural light, bamboo floors, high ceilings, great closet space throughout, windowed kitchen with stainless steel appliances, laundry room, video intercom, and much much more- a true must see!! You absolutely will not want to miss out on this outstanding opportunity to own this beautiful condo unit in one of Brooklyn's most desirable & sought-after neighborhoods... Priced aggressively, competitively, and attractively for today's market- hurry before it's gone...

11. 2024-04-12
    listed $825,000 Active 655-char remark

    Show marketing remark (655 chars)

    Large and very bright two bedroom condo in the most desirable Columbia Waterfront District in a fantastic elevator condo building. This unit features generous size bedrooms, fantastic natural light, bamboo floors, high ceilings, great closet space throughout, windowed kitchen with stainless steel appliances, laundry room, video intercom, and much much more- a true must see!! You absolutely will not want to miss out on this outstanding opportunity to own this beautiful condo unit in one of Brooklyn's most desirable & sought-after neighborhoods... Priced aggressively, competitively, and attractively for today's market- hurry before it's gone...

12. 1988-03-21
    soldstatus $152,500

ⓘ 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: $9,630 · $803/mo
• Projected year-2 tax: $12,420 · $1,035/mo
• Expected delta: +$2,790/yr (+$232/mo · 29.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 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: $74,918
• − Mortgage interest: −$50,414
• − Property taxes: −$9,630
• − Insurance: −$4,500
• − Repairs & maintenance: −$5,993
• − Management: −$5,993
• − HOA: −$7,332
• − Depreciation: −$26,182
• Taxable loss: −$35,127
• Est. tax savings @ 24.0%: +$8,430
• After-tax cash flow: $-10,483/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): 38,276
• Household income: $139,930
• Rent vs Own: 69.5% rent · 30.5% own
• Severe rent burden: 1542.0

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 0.59)
• Race & ethnicity: White 61% Hispanic / Latino 16% Black 11% Two or more races 11% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 7% Dominican 2%
• Common ancestry: Romanian 4% Scotch-Irish 3% Lithuanian 2%
• Foreign-born: 18% · Canada, China, Jamaica
• Languages at home: 77% English-only · Spanish 10% French/Haitian/Cajun 4% 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: ▲ 10.74%
• Current HPI: 494.094
• Rent YoY: ▲ 11.99%
• 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

+490.2% since first listed

12 events — show timeline

• 2026-04-29 Price Changed $899,999 RLS at REBNY
• 2026-03-27 Listed $925,000 RLS at REBNY
• 2025-04-15 Rental Removed $4,495 REBNY
• 2025-02-20 Listed for Rent $4,495 REBNY
• 2025-02-05 Sold (Public Records) $755,000 Public Records
• 2025-01-15 Sold (MLS) $755,000 BNYMLS
• 2024-08-30 Pending — BNYMLS
• 2024-07-29 Price Changed $765,000 BNYMLS
• 2024-06-18 Price Changed $799,000 BNYMLS
• 2024-05-06 Price Changed $815,000 BNYMLS
• 2024-04-12 Listed $825,000 BNYMLS
• 1988-03-21 Sold (Public Records) $152,500 Public Records

Property tax history

+6.8%/yr

Latest (2025): $9,630 · +3.2% YoY. Source: county tax records.