104 Division Ave #17 · New York, NY 11211

$785,000

3 bd · 1.0 ba · 1,100 sqft · Condo · 9 Days on market

Built 1915 Good 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 +19.2/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +5.1/10.0
• Schools +5.0/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0

Listing remarks

A rare opportunity to own a bright and spacious 3-bedroom HDFC cooperative home at an attractive price point in one of Brooklyn's most vibrant neighborhoods. This well-maintained home features hardwood floors throughout, oversized windows, generous closet space, a spacious living area, an updated kitchen with ample cabinetry and stainless steel appliances, and a renovated bathroom. Thoughtfully updated over the years and comfortably move-in ready, the apartment also offers an opportunity for future cosmetic enhancements to suit a new owner's personal style. The flexible layout provides ample space for everyday living, working from home, or entertaining guests. Located moments from Bedford A

Key facts

• Spacious living area
• Updated kitchen
• Hardwood floors

Tags

• HARDWOOD FLOORS
• OVERSIZED WINDOWS
• GENEROUS CLOSET SPACE
• SPACIOUS LIVING AREA
• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES

Property features AI

Exterior

• Parking: On-street parking; No carport
• Utilities: Public sewer; Cable connected; Electricity connected; Natural gas connected; Sewer connected
• Home design: Stock cooperative; 6-story building; Unit entry level: 4th floor
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Granite counters (kitchen)
• Bedrooms: Total of 5 rooms (bedrooms included) — entry level on the 4th floor; Building has 6 stories
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Wall/window air conditioning units
• Interior features: Granite counters; Hardwood flooring; No basement; No attic
• Laundry & utility: Washer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath condo listed at $785k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $848 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $785k).
• Cap rate 7.6% 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 (+6.1%/yr); 135 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 9d 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 $7,940/mo this rent would consume 89% of the median local household income ($108k/yr) (locally 5879% 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 $84k of equity ($5k loan paydown + $78k appreciation (10.0% local appreciation)).
• Kings County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 6.1% rent growth), your $220k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$135k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1915 — 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 $785,000

Questions for the listing agent

1. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.01% ✓
• Cap rate: 7.59%
• Cash-on-cash: 4.63%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 6.06% rent growth · sell at horizon

5-year hold

• IRR: 28.8%
• Equity multiple: 3.31×
• Total profit: $506,838
• Equity at exit: $707,190

10-year hold

• IRR: 26.0%
• Equity multiple: 7.86×
• Total profit: $1,508,176
• Equity at exit: $1,525,082

Cash invested: $219,800 (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 11211

• Home prices YoY: 2.6%
• Rents YoY: 6.1%
• Active inventory: 135
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $7,940 high
• Mortgage (P&I): −$4,117
• Tax est. 1.5%: −$981 /mo · $11,775/yr
• Insurance: −$327
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,667
• Net cashflow: $848

Break-even live

Break-even rent $6,867

Max offer price $785,000

Occupancy floor 84%

Sensitivity live

Price	-10% $1,390	-5% $1,119	+0% $848	+5% $576	+10% $305
Rent	-10% $220	-5% $534	+0% $848	+5% $1,161	+10% $1,475
Rate	-1.0pp $1,243	-0.5pp $1,047	base $848	+0.5pp $644	+1.0pp $437

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: $196,250
• Closing costs: $23,550
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
482 Kent Ave Brooklyn, NY	2.0	1.0–2.0	750	$8,290	$11.05	0d	3	0.26mi
478 Kent Ave Brooklyn, NY	2.0	1.0–2.0	775	$7,530	$9.72	3d	3	0.27mi
250 Union Ave #2119 Brooklyn, NY	1.0–2.0	1.0	590	$4,900	$8.31	25d	2	0.72mi
68 Gold St New York, NY	1.0–2.0	1.0	700	$7,050	$10.07	25d	2	0.99mi
61 Duffield St Unit 1 Brooklyn, NY	2.0	1.0	1200	$5,000	$4.17	25d	1	1.27mi
343 Gold St Brooklyn, NY	3.0	1.0–2.0	903	$8,384	$9.28	5d	1	1.33mi
196 Willoughby St Brooklyn, NY	2.0	1.0–2.0	717	$7,921	$11.05	0d	8	1.35mi
180 Broome St #1521 New York, NY	1.0–2.0	1.0–2.0	850	$10,630	$12.51	2d	2	1.36mi
1088 Bedford Ave Brooklyn, NY	4.0	1.0	1200	$1,190	$0.99	25d	1	1.42mi
252 South St Unit 16H New York, NY	2.0	2.0	1156	$8,650	$7.48	8d	1	1.45mi
252 South St Unit 36C New York, NY	3.0	3.0	1487	$15,000	$10.09	0d	1	1.45mi
225 Cherry St Apt 76F New York, NY	2.0	2.0	1163	$9,995	$8.59	17d	1	1.45mi
252 South St Unit 74B New York, NY	2.0	2.0	1034	$8,995	$8.70	18d	1	1.45mi
125 Delancey St #1523 New York, NY	1.0–2.0	1.0–2.0	850	$9,670	$11.38	2d	2	1.48mi
171 Suffolk St #1265 New York, NY	1.0–2.0	1.0	650	$8,710	$13.40	8d	2	1.49mi

HOA detail condo

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

Listing history 7 events

1. 2026-06-18
   days on market $785,000 Active 9 DOM
2. 2026-06-17
   days on market $785,000 Active 8 DOM
3. 2026-06-16
   days on market $785,000 Active 7 DOM
4. 2026-06-15
   days on market $785,000 Active 6 DOM
5. 2026-06-13
   days on market $785,000 Active 4 DOM
6. 2026-06-10
   remarks 699-char remark
7. 2026-06-10
   listed $785,000 Active 1 DOM

ⓘ 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: $95,281
• − Mortgage interest: −$43,972
• − Property taxes: −$11,775
• − Insurance: −$3,925
• − Repairs & maintenance: −$7,622
• − Management: −$7,622
• − Depreciation: −$22,836
• Taxable loss: −$2,472
• Est. tax savings @ 24.0%: +$593
• After-tax cash flow: $10,766/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 · 13 photos

Good 75/100 Cosmetic rehab

This well-maintained, move-in ready 3-bedroom HDFC cooperative home in a vibrant neighborhood is ready for a new owner to make it their own with minor cosmetic updates.

Value-add opportunities

• Both Painting the exterior and interior walls — Enhances curb appeal and interior aesthetics
• Resale Updating the kitchen backsplash — Improves the kitchen's appearance and functionality
• Resale Installing new flooring in the bathrooms — Enhances the overall look and feel of the home

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Resale Updating the kitchen backsplash — Improves the kitchen's appearance and functionality ↑
• Resale Installing new flooring in the bathrooms — Enhances the overall look and feel of the home ↑

ⓘ 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): 65,314
• Household income: $107,506
• Rent vs Own: 82.8% rent · 17.2% own
• Severe rent burden: 5879.0

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 0.58)
• Race & ethnicity: White 59% Hispanic / Latino 26% Two or more races 9% Asian 7% Black 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 10% Dominican 6%
• Common ancestry: Italian 4% Romanian 3% Lithuanian 2%
• Foreign-born: 23% · Canada, China, Jamaica
• Languages at home: 50% English-only · Spanish 21% German/W. Germanic 17% 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: ▲ 14.72%
• Current HPI: 588.2538
• Rent YoY: ▲ 6.06%
• 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

• 2026-06-09 Listed $785,000 OneKey® MLS as Distributed by MLS Grid