2265 W 7th St Unit 3B · New York, NY 11223

$499,999

2 bd · 1.0 ba · 708 sqft · Condo public records · 94 Days on market

Built 2007 ↓ 3% since listing

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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).

• Cash flow +9.0/30.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• 1% rule +2.9/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a charming 2 bedroom Condo apartment featuring 2 balconies, located near public transportation - N (just minutes away) + F trains, Buses B1 & B4. Enjoy low monthly maintenance fees which cover snow removal & water bill.

Key facts

• 2 balconies
• Built 2007
• Listed 94 days

Tags

• 2 BALCONIES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $500k.

Deal economics

• At list price, monthly cash flow is $-394 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $469k (6.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $396k (20.7% below list).
• Recommended offer: $396k (20.7% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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.
• Zoned schools: Ps 95 Gravesend (The) (math 64% / reading 68%, grade B+, #580 of 2,108 statewide, top 28%, 940 students, 72% FRL); Is 228 David A Boody (math 56% / reading 67%, grade B+, #147 of 729 statewide, top 20%, 1,551 students, 76% 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 (+13.1%/yr); 219 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $3,964/mo this rent would consume 75% of the median local household income ($63k/yr) (locally 6011% 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 $3k of loan paydown is wiped out by about $15k 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.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($455k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 69% 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 $396,441 (20.7% 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 94 days. Have you received any prior offers? Is the seller open to a 21% 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. 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. 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?
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: 0.79% ✗
• Cap rate: 5.35%
• Cash-on-cash: -3.38%
• DSCR: 0.85
• GRM: 10.5

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: -16.4%
• Equity multiple: 0.39×
• Total profit: $-85,047
• Equity at exit: $74,551

10-year hold

• IRR: -0.9%
• Equity multiple: 0.92×
• Total profit: $-10,577
• Equity at exit: $43,231

Cash invested: $140,000 (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 11223

• Rents YoY: 13.1%
• Active inventory: 219
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $3,964 medium
• Mortgage (P&I): −$2,622
• Tax from tax record: −$474 /mo · $5,691/yr
• Insurance: −$208
• HOA est. from 1 same-building comp: −$221
• Vacancy / Maint / Mgmt: −$833
• Net cashflow: $-394

Break-even live

Break-even rent $4,463

Max offer price $430,436

Occupancy floor —

Sensitivity live

Price	-10% $-111	-5% $-252	+0% $-394	+5% $-535	+10% $-677
Rent	-10% $-707	-5% $-550	+0% $-394	+5% $-237	+10% $-81
Rate	-1.0pp $-142	-0.5pp $-267	base $-394	+0.5pp $-523	+1.0pp $-655

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: $125,000
• Closing costs: $15,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
532 Neptune Ave Brooklyn, NY	1.0–3.0	1.0–2.0	948	$4,550	$4.80	1d	8	0.96mi
2286 Cropsey Ave Unit 19C Brooklyn, NY	1.0	1.0	544	$3,600	$6.62	20d	1	1.02mi
1515 Surf Ave Brooklyn, NY	1.0–2.0	1.0	706	$5,195	$7.35	0d	16	1.19mi

HOA detail condo

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

Listing history 7 events

1. 2026-03-22
   status Pending

   Show marketing remark (235 chars)

   This is a charming 2 bedroom Condo apartment featuring 2 balconies, located near public transportation - N (just minutes away) + F trains, Buses B1 & B4. Enjoy low monthly maintenance fees which cover snow removal & water bill.

2. 2026-03-22
   status Pending 235-char remark

   Show marketing remark (235 chars)

   This is a charming 2 bedroom Condo apartment featuring 2 balconies, located near public transportation - N (just minutes away) + F trains, Buses B1 & B4. Enjoy low monthly maintenance fees which cover snow removal & water bill.

3. 2025-12-18
   listed $499,999 Active

   Show marketing remark (235 chars)

   This is a charming 2 bedroom Condo apartment featuring 2 balconies, located near public transportation - N (just minutes away) + F trains, Buses B1 & B4. Enjoy low monthly maintenance fees which cover snow removal & water bill.

4. 2025-12-18
   listed $499,999 Active 235-char remark

   Show marketing remark (235 chars)

   This is a charming 2 bedroom Condo apartment featuring 2 balconies, located near public transportation - N (just minutes away) + F trains, Buses B1 & B4. Enjoy low monthly maintenance fees which cover snow removal & water bill.

5. 2025-10-01
   historical
6. 2025-07-04
   price $499,990
7. 2025-05-08
   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: $5,691 · $474/mo
• Projected year-2 tax: $7,071 · $589/mo
• Expected delta: +$1,379/yr (+$115/mo · 24.2%)

ⓘ 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 ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% 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: $47,573
• − Mortgage interest: −$28,008
• − Property taxes: −$5,691
• − Insurance: −$2,500
• − Repairs & maintenance: −$3,806
• − Management: −$3,806
• − HOA: −$2,652
• − Depreciation: −$14,545
• Taxable loss: −$13,435
• Est. tax savings @ 24.0%: +$3,224
• After-tax cash flow: $-1,501/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): 78,093
• Household income: $63,368
• Rent vs Own: 63.9% rent · 36.1% own
• Severe rent burden: 6011.0

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 0.65)
• Race & ethnicity: White 51% Asian 26% Hispanic / Latino 13% Black 5% Two or more races 4%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2% Dominican 1%
• Common ancestry: Scotch-Irish 4% Subsaharan African 4% Romanian 1%
• Foreign-born: 46% · China, Canada, Philippines
• Languages at home: 41% English-only · Chinese 17% Russian/Polish/Slavic 15% Spanish 9%

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: ▼ -286.92%
• Current HPI: 430.9891
• Rent YoY: ▲ 13.09%
• 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

-2.9% since first listed

7 events — show timeline

• 2026-03-22 Pending — BNYMLS
• 2026-03-22 Pending — SIBORMLS
• 2025-12-18 Listed $499,999 SIBORMLS
• 2025-12-18 Listed $499,999 BNYMLS
• 2025-10-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-07-04 Price Changed $499,990 OneKey® MLS as Distributed by MLS Grid
• 2025-05-08 Listed $515,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+24.9%/yr

Latest (2025): $5,691 · +3.4% YoY. Source: county tax records.