443 Hicks St Unit 3H · New York, NY 11201

$515,000

1 bd · 1.0 ba · 531 sqft · Condo public records · 23 Days on market

Built 1879 $515/mo HOA · 10% of rent

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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 +13.4/30.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• 1% rule +4.7/10.0
• DSCR +4.0/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to 443 Hicks St #3H. This comfortable and charming 1 bedroom condo is a fully renovated unit in the historic Cobble Hill With hardwood floors and high ceilings throughout, you enter into the fully renovated unit with windows to the lush courtyard below. The comfortable living room has space for a dining table for all your hosting needs. The windowed kitchen is equipped with s/s appliances including a dishwasher and boasts ample storage. The queen sized bedroom west facing window is flooded with natural light and captures epic sunsets. This bright room has space for a home office and extra storage with closets. Two flights up, the unit has city quiet windows for exceptional noise red

Key facts

• Windowed kitchen
• High ceilings
• Fully renovated unit

Tags

• FULLY RENOVATED UNIT
• HARDWOOD FLOORS
• HIGH CEILINGS
• WINDOWED KITCHEN
• S S APPLIANCES
• AMPLE STORAGE

Property features AI

Finance

• Other: Building consists of 72 total units; Pets allowed in building
• Financial info: Annual taxes listed (not included per instructions)
• HOA & community: Monthly association fee of $515

Exterior

• Home design: Entry level at ground floor
• Exterior features: East and west exposures

Interior

• Kitchen: Dishwasher
• Bedrooms: 1 total room (studio/efficiency layout indicated)
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Interior features: Unfurnished; Hardwood flooring
• Laundry & utility: Building laundry inside in a common area

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $515k.

Deal economics

• At list price, monthly cash flow is $9 ($105/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $501k (2.7% below list).
• Recommended offer: $501k (2.7% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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 (+5.4%/yr); 393 active listings in the ZIP; 30 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).
• This rent runs 35% of the median local income ($173k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $34k of equity ($4k loan paydown + $31k appreciation (6.0% local appreciation)).
• Kings County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (6.0% appreciation + 5.4% rent growth), your $144k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($507k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1879 — 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 $500,976 (2.7% below list)

Questions for the listing agent

1. Built in 1879 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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. 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.
8. 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.
9. 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: 0.97% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.07%
• DSCR: 1.00
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.97% appreciation · 5.39% rent growth · sell at horizon

5-year hold

• IRR: 16.5%
• Equity multiple: 2.12×
• Total profit: $160,846
• Equity at exit: $322,631

10-year hold

• IRR: 17.4%
• Equity multiple: 4.48×
• Total profit: $501,191
• Equity at exit: $584,113

Cash invested: $144,200 (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 11201

• Home prices YoY: 1.9%
• Rents YoY: 5.4%
• Active inventory: 393
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $5,010 high
• Mortgage (P&I): −$2,701
• Tax from tax record: −$519 /mo · $6,224/yr
• Insurance: −$215
• HOA: −$515
• Vacancy / Maint / Mgmt: −$1,052
• Net cashflow: $9

Break-even live

Break-even rent $4,999

Max offer price $515,000

Occupancy floor 95%

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: $128,750
• Closing costs: $15,450
• Reserves months: —
• Total cash needed: —

Rent comps 30 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	$5,820	$7.76	2d	3	0.45mi
180 Montague St Brooklyn, NY	3.0	1.0–2.0	901	$5,327	$5.91	2d	13	0.55mi
200 Montague St #1516 Brooklyn, NY	1.0	1.0	600	$7,500	$12.50	21d	1	0.57mi
150 Lawrence St Brooklyn, NY	1.0–2.0	1.0–2.0	700	$4,920	$7.03	2d	2	0.71mi
72 Willoughby St Brooklyn, NY	1.0–2.0	1.0	487	$3,900	$8.00	2d	2	0.74mi
111 Lawrence St Brooklyn, NY	3.0	1.0–2.0	950	$4,356	$4.58	2d	24	0.76mi
100 Willoughby St Brooklyn, NY	3.0	1.0–2.0	892	$5,232	$5.87	8d	1	0.80mi
107 Columbia Hts #1757 Brooklyn, NY	1.0–2.0	1.0–2.0	708	$5,710	$8.06	2d	2	0.81mi
214 Duffield St Brooklyn, NY	3.0	1.0–2.0	956	$4,347	$4.55	2d	1	0.81mi
10 Nevins St Unit 9D Brooklyn, NY	—	1.0	488	$3,500	$7.17	25d	1	0.93mi
540 Fulton St #1729 Brooklyn, NY	3.0	1.0–2.0	750	$5,737	$7.65	25d	4	0.93mi
343 Gold St Brooklyn, NY	3.0	1.0–2.0	903	$5,053	$5.59	5d	1	0.95mi
333 Schermerhorn St Brooklyn, NY	1.0	1.0	585	$6,782	$11.58	4d	16	0.95mi
196 Willoughby St Brooklyn, NY	2.0	1.0–2.0	717	$6,064	$8.46	2d	8	1.03mi
655 Union St #1846 Brooklyn, NY	1.0–2.0	1.0–2.0	727	$5,780	$7.95	3d	2	1.09mi
160 Front St Brooklyn, NY	1.0	1.0	597	$5,191	$8.70	2d	2	1.17mi
25 Water St Unit 707 New York, NY	—	1.0	550	$3,950	$7.18	25d	1	1.19mi
25 Water St Apt 706 New York, NY	—	1.0	550	$3,990	$7.25	25d	1	1.19mi
95 Wall St New York, NY	2.0	1.0–2.0	733	$5,862	$8.00	2d	39	1.24mi
10 Hanover Sq New York, NY	2.0	1.0–2.0	790	$5,948	$7.53	2d	25	1.26mi
75 Wall St New York, NY	3.0	1.0–3.0	452	$7,598	$16.81	15d	16	1.28mi
75 Wall St Unit 251 New York, NY	1.0	1.5	653	$6,580	$10.08	25d	1	1.28mi
151 S Elliott Pl Brooklyn, NY	1.0–2.0	1.0–2.0	655	$4,670	$7.13	2d	2	1.28mi
3 Hanover Sq New York, NY	3.0	1.0–2.0	600	$4,534	$7.56	25d	5	1.29mi
461 Dean St Brooklyn, NY	1.0	1.0	781	$5,320	$6.81	5d	5	1.30mi
67 Wall St #13 New York, NY	1.0–2.0	1.0	636	$5,750	$9.03	3d	2	1.31mi
63 Wall St #1971 New York, NY	—	1.0	489	$5,190	$10.61	21d	1	1.32mi
180 Water St #537 New York, NY	1.0–2.0	1.0–2.0	728	$8,040	$11.04	3d	2	1.36mi
68 Gold St New York, NY	1.0–2.0	1.0	700	$3,610	$5.16	25d	2	1.43mi
1 West St #546 New York, NY	1.0	1.0	700	$5,770	$8.24	21d	1	1.50mi

HOA detail condo

• Monthly dues: $515 · $6,180/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-18
   days on market $515,000 Active 23 DOM
2. 2026-06-17
   days on market $515,000 Active 22 DOM
3. 2026-06-16
   days on market $515,000 Active 21 DOM
4. 2026-06-15
   days on market $515,000 Active 20 DOM
5. 2026-06-13
   days on market $515,000 Active 18 DOM
6. 2026-06-10
   days on market $515,000 Active 14 DOM
7. 2026-06-08
   days on market $515,000 Active 13 DOM
8. 2026-06-08
   days on market $515,000 Active 12 DOM
9. 2026-06-04
   days on market $515,000 Active 9 DOM
10. 2026-06-03
    days on market $515,000 Active 8 DOM
11. 2026-06-02
    days on market $515,000 Active 7 DOM
12. 2026-06-01
    days on market $515,000 Active 6 DOM
13. 2026-05-31
    days on market $515,000 Active 5 DOM
14. 2026-05-26
    listed $515,000 Active

ⓘ 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: $6,224 · $519/mo
• Projected year-2 tax: $7,464 · $622/mo
• Expected delta: +$1,240/yr (+$103/mo · 19.9%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 13% 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: $60,117
• − Mortgage interest: −$28,848
• − Property taxes: −$6,224
• − Insurance: −$2,575
• − Repairs & maintenance: −$4,809
• − Management: −$4,809
• − HOA: −$6,180
• − Depreciation: −$14,982
• Taxable loss: −$8,311
• Est. tax savings @ 24.0%: +$1,995
• After-tax cash flow: $2,099/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): 70,674
• Household income: $173,136
• Rent vs Own: 64.1% rent · 35.9% own
• Severe rent burden: 4080.0

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 0.62)
• Race & ethnicity: White 58% Asian 14% Black 12% Hispanic / Latino 11% Two or more races 10%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Dominican 2%
• Common ancestry: Romanian 4% Scotch-Irish 3% Lithuanian 3%
• Foreign-born: 21% · Canada, China, South Korea
• Languages at home: 75% English-only · Spanish 7% Chinese 6% 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: ▲ 5.97%
• Current HPI: 321.3623
• Rent YoY: ▲ 5.39%
• 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

• 2026-05-26 Listed $515,000 RLS at REBNY

Property tax history

+7.2%/yr

Latest (2025): $6,224 · -13.8% YoY. Source: county tax records.