2925 W 5th St Unit 7D · New York, NY 11224

$328,000

1 bd · 1.0 ba · 800 sqft · Condo · 42 Days on market

Fair condition

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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 +11.2/30.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• 1% rule +5.5/10.0
• Schools +5.0/10.0
• Rent growth +4.3/5.0
• Livability +3.8/5.0
• DSCR +3.3/10.0
• Condition / age +2.2/5.0

Listing remarks

Brighton Beach Area – Trump Village Section 3 Luxury Cooperative Welcome to Residence 7D at Trump Village Section 3— a spacious 1-bedroom cooperative apartment with a private balcony and partial water and Coney Island views from one of South Brooklyn’s most established full-service cooperative communities. This bright and well-proportioned home offers a functional layout with generously sized living and dining areas, an oversized bedroom with walk-in closet, abundant closet spaces, and large windows that bring in excellent natural light throughout the day. Come out onto your private balcony and enjoy open sky exposures with partial views of the water and iconic Coney Is

Key facts

• Dog park
• Updated lobby areas
• Landscaped grounds

Tags

• PRIVATE BALCONY
• PARTIAL WATER VIEWS
• LANDSCAPED GROUNDS
• ON-SITE MANAGEMENT
• DOG PARK
• UPDATED LOBBY AREAS

Property features AI

Finance

• Other: Association maintenance/common fee applies
• Financial info: Flip tax of 5%; Assessment fee applies; Financing options include bank mortgage, cash, or exchange; Property listed as a sub-lease
• HOA & community: Monthly maintenance and common fees; Management company: AKAM; On-site management phone available; Pets allowed (cats & dogs) with restrictions; Additional monthly fee for air conditioning; Co-op shares noted

Exterior

• Parking: Wait-list parking
• Security: Secure lobby; Intercom door; Security patrol; Part-time doorman
• Utilities: Electric; Gas; Heat; Water; Sewer; Septic; Other utilities available
• Home design: Residential property; Located on the 7th floor
• Exterior features: Balcony; Terrace; Secure lobby; Storage rooms; Bike rooms; Part-time doorman; Non-resident superintendent; Security patrol; Card-operated door; Intercom door; Card-operated laundry; Exercise room

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: 1 bedroom on the first floor
• Bathrooms: 1 full bathroom on the first floor
• Heating & cooling: No central AC units noted
• Interior features: Elevator; Terrace

🏢 Co-op / cooperative unit. The $328,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $328k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-551 ($-7k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $328k).
• Recommended offer: $318k (3.0% below list) — sets the bar for market timing.
• Cap rate 5.8% 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 (+7.0%/yr); 114 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $3,449/mo this rent would consume 95% of the median local household income ($44k/yr) (locally 4426% 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 $19k of equity ($2k loan paydown + $16k appreciation (5.0% local appreciation)).
• Kings County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($318k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); major wind risk, 72% 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 $318,160 (3.0% 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 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
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: 1.05% ✓
• Cap rate: 5.84%
• Cash-on-cash: -1.63%
• DSCR: 0.93
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.98% appreciation · 7.03% rent growth · sell at horizon

5-year hold

• IRR: 9.2%
• Equity multiple: 1.60×
• Total profit: $55,395
• Equity at exit: $185,515

10-year hold

• IRR: 13.0%
• Equity multiple: 3.54×
• Total profit: $232,874
• Equity at exit: $319,877

Cash invested: $91,840 (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 11224

• Home prices YoY: 1.0%
• Rents YoY: 7.0%
• Active inventory: 114
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $3,449 high
• Mortgage (P&I): −$1,720
• Tax est. 1.5%: −$410 /mo · $4,920/yr
• Insurance: −$137
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA est. from 1 same-building comp: −$582
• Vacancy / Maint / Mgmt: −$724
• Net cashflow: $-551

Break-even live

Break-even rent $4,146

Max offer price $248,281

Occupancy floor —

Sensitivity live

Price	-10% $-324	-5% $-438	+0% $-551	+5% $-664	+10% $-778
Rent	-10% $-823	-5% $-687	+0% $-551	+5% $-415	+10% $-278
Rate	-1.0pp $-386	-0.5pp $-467	base $-551	+0.5pp $-636	+1.0pp $-722

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: $82,000
• Closing costs: $9,840
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
532 Neptune Ave Brooklyn, NY	1.0–3.0	1.0–2.0	948	$3,375	$3.56	0d	8	0.16mi
2971 Shell Rd Unit 720 Brooklyn, NY	2.0	2.0	920	$4,100	$4.46	25d	1	0.25mi
2971 Shell Rd Unit 704 Brooklyn, NY	2.0	1.0	826	$3,950	$4.78	25d	1	0.25mi
2971 Shell Rd Unit 711 Brooklyn, NY	2.0	2.0	907	$4,200	$4.63	25d	1	0.25mi
2971 Shell Rd Unit 612 Brooklyn, NY	2.0	2.0	907	$4,150	$4.58	25d	1	0.25mi
2971 Shell Rd Unit 508 Brooklyn, NY	2.0	2.0	930	$4,099	$4.41	25d	1	0.25mi
2971 Shell Rd Unit 406 Brooklyn, NY	2.0	2.0	920	$3,550	$3.86	25d	1	0.25mi
1515 Surf Ave Brooklyn, NY	1.0–2.0	1.0	706	$3,220	$4.56	0d	14	0.59mi
2483 W 16th St Brooklyn, NY	1.0	1.0	800	$1,800	$2.25	22d	1	0.90mi

HOA detail condo

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

Listing history 14 events

1. 2026-06-21
   days on market $328,000 Active 42 DOM
2. 2026-06-18
   days on market $328,000 Active 39 DOM
3. 2026-06-17
   days on market $328,000 Active 38 DOM
4. 2026-06-16
   days on market $328,000 Active 37 DOM
5. 2026-06-15
   days on market $328,000 Active 36 DOM
6. 2026-06-13
   days on market $328,000 Active 34 DOM
7. 2026-06-10
   days on market $328,000 Active 30 DOM
8. 2026-06-08
   days on market $328,000 Active 29 DOM
9. 2026-06-08
   days on market $328,000 Active 28 DOM
10. 2026-06-04
    days on market $328,000 Active 25 DOM
11. 2026-06-03
    days on market $328,000 Active 24 DOM
12. 2026-06-01
    days on market $328,000 Active 22 DOM
13. 2026-05-31
    days on market $328,000 Active 21 DOM
14. 2026-05-11
    listed $328,000 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 7/10 Severe FEMA zone AE · 89% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $41,383
• − Mortgage interest: −$18,373
• − Property taxes: −$4,920
• − Insurance: −$6,758
• − Repairs & maintenance: −$3,311
• − Management: −$3,311
• − HOA: −$6,984
• − Depreciation: −$9,542
• Taxable loss: −$11,816
• Est. tax savings @ 24.0%: +$2,836
• After-tax cash flow: $-3,775/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.

Condition & rehab AI · 8 photos

Fair 45/100 Moderate rehab

The property is in fair condition with moderate repairs needed in the kitchen and bathroom. Updating these areas would significantly increase its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — outdated cabinetry
• Moderate bathroom fixtures — outdated fixtures
• Moderate kitchen backsplash — outdated tile backsplash

Value-add opportunities

• Resale update kitchen cabinets and backsplash — modernizing the kitchen would appeal to buyers
• Resale update bathroom fixtures — modernizing the bathroom would appeal to buyers
• Both paint interior walls — painting interior walls would improve the overall appearance and appeal to both buyers and renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · outdated cabinetry	Moderate	$3,000–15,000
bathroom fixtures · outdated fixtures	Moderate	$3,000–15,000
kitchen backsplash · outdated tile backsplash	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Resale update kitchen cabinets and backsplash — modernizing the kitchen would appeal to buyers ↑
• Resale update bathroom fixtures — modernizing the bathroom would appeal to buyers ↑
• Both paint interior walls — painting interior walls would improve the overall appearance and appeal to both buyers and renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 50,822
• Household income: $43,648
• Rent vs Own: 72.7% rent · 27.3% own
• Severe rent burden: 4426.0

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 0.68)
• Race & ethnicity: White 48% Black 22% Hispanic / Latino 19% Asian 8% Two or more races 7%
• Hispanic origin (detail): Mexican 5% Puerto Rican 8% Dominican 2%
• Common ancestry: Scotch-Irish 10% Subsaharan African 7% Romanian 1%
• Foreign-born: 48% · Canada, China
• Languages at home: 42% English-only · Russian/Polish/Slavic 32% Spanish 11% Chinese 5%

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: ▲ 4.98%
• Current HPI: 505.1405
• Rent YoY: ▲ 7.03%
• 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

• 2026-05-11 Listed $328,000 BNYMLS