77 Kingsland Ave Unit 4F · New York, NY 11211

$749,000

1 bd · 1.0 ba · 594 sqft · Condo public records · 89 Days on market

Built 2019 $327/mo HOA · 8% 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 +5.4/30.0
• Schools +5.0/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• 1% rule +0.6/10.0
• DSCR +0.0/10.0

Listing remarks

1 Bed Condo on the Boarder of Greenpoint & Williamsburg at nearly 600SF with a 48SF Balcony and additional near 50SF Storage room included . This beautiful home features floor-to-ceiling windows that flood the space with natural light showcasing gorgeous 5” white oak floors throughout. The European-style kitchen is a chef’s dream, featuring sleek white quartz countertops and top-of-the-line Bosch stainless steel appliances, making it a perfect environment for crafting delicious meals and then walking out onto your private balcony to enjoy alfresco dining beneath the stars. Inside, the generously sized bathroom is nothing short of luxurious, featuring a deep soaking tub, ra

Key facts

• $327 HOA
• Built 2019
• Listed 88 days

Property features AI

Finance

• Other: Pets allowed in building; cats and dogs OK
• Financial info: Building has 7 total units
• HOA & community: Monthly association fee of $327

Exterior

• Home design: Located on the 4th (entry) level; Has a view; 4-story building
• Construction: Lot dimensions approximately 25 x 100
• Exterior features: Balcony; Building roof deck; Private outdoor space under 60 sqft

Interior

• Kitchen: Dishwasher; Gas cooktop; Stainless steel appliances
• Bedrooms: 3 total rooms (includes bedrooms and living spaces)
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air
• Interior features: Window treatments; Breakfast bar; Double vanity; Recessed lighting; Soaking tub
• Laundry & utility: In-unit laundry; Building allows washer/dryer installation

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $749k.

Deal economics

• At list price, monthly cash flow is $-2k ($-19k/yr) — negative.
• To cash-flow at today's rent, offer at most $462k (38.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $421k (43.8% below list).
• Recommended offer: $421k (43.8% below list) — sets the bar for 1% rule.
• Cap rate 3.7% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $4,209/mo this rent would consume 47% 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 $80k of equity ($5k loan paydown + $75k 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 ~$129k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($704k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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.

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 $420,881 (43.8% 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 89 days. Have you received any prior offers? Is the seller open to a 44% 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: 0.56% ✗
• Cap rate: 3.69%
• Cash-on-cash: -9.29%
• DSCR: 0.59
• GRM: 14.8

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: 18.4%
• Equity multiple: 2.52×
• Total profit: $317,844
• Equity at exit: $674,759

10-year hold

• IRR: 17.7%
• Equity multiple: 6.00×
• Total profit: $1,047,786
• Equity at exit: $1,455,142

Cash invested: $209,720 (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: 14.8×

Monthly cashflow live

• Estimated rent: $4,209 medium
• Mortgage (P&I): −$3,928
• Tax from tax record: −$381 /mo · $4,571/yr
• Insurance: −$312
• HOA: −$327
• Vacancy / Maint / Mgmt: −$884
• Net cashflow: $-1,623

Break-even live

Break-even rent $6,263

Max offer price $462,318

Occupancy floor —

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: $187,250
• Closing costs: $22,470
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
285 Kingsland Ave #2078 Brooklyn, NY	1.0–2.0	1.0–2.0	725	$4,240	$5.85	24d	2	0.51mi
250 Union Ave #2119 Brooklyn, NY	1.0–2.0	1.0	590	$3,500	$5.93	24d	2	0.91mi
275 S 5th St #1698 Brooklyn, NY	1.0	1.0	450	$4,860	$10.80	24d	2	1.11mi
187 Kent Ave #1730 Brooklyn, NY	1.0	1.0	500	$5,750	$11.50	6d	1	1.22mi

HOA detail condo

• Monthly dues: $327 · $3,924/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $749,000 Active 89 DOM
2. 2026-06-17
   days on market $749,000 Active 88 DOM
3. 2026-06-15
   days on market $749,000 Active 86 DOM
4. 2026-06-13
   days on market $749,000 Active 84 DOM
5. 2026-06-10
   days on market $749,000 Active 80 DOM
6. 2026-06-08
   days on market $749,000 Active 79 DOM
7. 2026-06-08
   days on market $749,000 Active 78 DOM
8. 2026-06-04
   days on market $749,000 Active 75 DOM
9. 2026-06-03
   days on market $749,000 Active 74 DOM
10. 2026-06-01
    days on market $749,000 Active 72 DOM
11. 2026-05-31
    pricedays on market $749,000 Active 71 DOM
12. 2026-03-22
    listed $769,000 Active
13. 2026-03-18
    historical $769,000
14. 2025-11-19
    price $775,000
15. 2025-10-28
    price $799,000
16. 2019-10-29
    price $675,000
17. 2019-08-26
    historical
18. 2019-08-26
    historical
19. 2019-07-17
    listed $675,000 Active
20. 2019-07-17
    listed $665,000
21. 2019-07-16
    listed $675,000 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: $4,571 · $381/mo
• Projected year-2 tax: $8,614 · $718/mo
• Expected delta: +$4,044/yr (+$337/mo · 88.5%)

ⓘ 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 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 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $50,506
• − Mortgage interest: −$41,956
• − Property taxes: −$4,571
• − Insurance: −$3,745
• − Repairs & maintenance: −$4,040
• − Management: −$4,040
• − HOA: −$3,924
• − Depreciation: −$21,789
• Taxable loss: −$33,560
• Est. tax savings @ 24.0%: +$8,054
• After-tax cash flow: $-11,420/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): 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

+13.9% since first listed

10 events — show timeline

• 2026-03-22 Listed $769,000 RLS at REBNY
• 2026-03-18 Coming Soon $769,000 RLS at REBNY
• 2025-11-19 Price Changed $775,000 RLS at REBNY
• 2025-10-28 Price Changed $799,000 RLS at REBNY
• 2019-10-29 Price Changed $675,000 RLS at REBNY
• 2019-08-26 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2019-08-26 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2019-07-17 Listed $665,000 RLS at REBNY
• 2019-07-17 Listed $675,000 OneKey® MLS as Distributed by MLS Grid
• 2019-07-16 Listed $675,000 RLS at REBNY

Property tax history

+5.0%/yr

Latest (2025): $4,571 · -1.0% YoY. Source: county tax records.