72 Steuben St Unit 2A · New York, NY 11205

$739,000

1 bd · 1.0 ba · 678 sqft · Condo public records · 4 Days on market

Built 2007 $563/mo HOA · 13% 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 +5.0/30.0
• Schools +5.0/10.0
• Rent growth +4.7/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• 1% rule +1.0/10.0
• DSCR +0.0/10.0

Listing remarks

A wonderful home OR investment! Welcome to 72 Steuben Street, a boutique 10-unit elevator condo building on a very quiet block in the heart of vibrant and creative Clinton Hill! This LARGE, sun-filled 1-bedroom condo features a smart, well apportioned layout. The apartment features wide-plank flooring, modern fixtures, and fresh paint throughout. The living area has a coat closet off the entry, an oversized window, and ample space for living / dining considerations. The bedroom has a reach-in closet with built-in ELFA system. A generous bathroom features porcelain tile, a deep soaking tub, towel warmer, and large medicine cabinet. The alcove kitchen kitchen provides ample countertop and

Key facts

• Large rooftop area
• Wide plank flooring
• Deep soaking tub

Tags

• ELEVATOR CONDO BUILDING
• WIDE PLANK FLOORING
• DEEP SOAKING TUB
• DEEDED BASEMENT STORAGE
• COMMUNAL OUTDOOR SPACE
• LARGE ROOFTOP AREA

Property features AI

Finance

• Financial info: Pets allowed (cats and dogs permitted in building)
• HOA & community: Part of 72 Steuben Condominium; Monthly association fee of $563; Association fee covers common area maintenance, building maintenance, pest control, sewer, snow removal, trash and water

Exterior

• Home design: Entry on level 2; Completed development
• Construction: Concrete construction; 4-story building; Elevator access
• Exterior features: Multi-family use

Interior

• Kitchen: Gas cooktop; Gas oven; Gas range; ENERGY STAR qualified refrigerator; ENERGY STAR qualified freezer; Freezer
• Bedrooms: Total of 3 rooms
• Bathrooms: 1 full bathroom
• Interior features: Unfurnished
• Laundry & utility: In-unit laundry; Washer; Dryer; Stacked washer/dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $739k.

Deal economics

• At list price, monthly cash flow is $-2k ($-21k/yr) — negative.
• To cash-flow at today's rent, offer at most $430k (41.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $446k (39.6% below list).
• Recommended offer: $430k (41.8% below list) — sets the bar for cash-flow.
• Cap rate 3.5% 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 (+8.6%/yr); 88 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 $4,465/mo this rent would consume 57% of the median local household income ($94k/yr) (locally 3544% 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 $79k of equity ($5k loan paydown + $74k 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 ~$127k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 12y 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.
• Current owner paid $605k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $430,401 (41.8% 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. 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. 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?
8. 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.
9. 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.
10. 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: 0.60% ✗
• Cap rate: 3.46%
• Cash-on-cash: -10.13%
• DSCR: 0.55
• GRM: 13.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 18.4%
• Equity multiple: 2.52×
• Total profit: $314,981
• Equity at exit: $665,750

10-year hold

• IRR: 18.2%
• Equity multiple: 6.19×
• Total profit: $1,073,853
• Equity at exit: $1,435,714

Cash invested: $206,920 (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 11205

• Home prices YoY: 2.1%
• Rents YoY: 8.6%
• Active inventory: 88
• Price-to-rent: 13.8×

Monthly cashflow live

• Estimated rent: $4,465 high
• Mortgage (P&I): −$3,875
• Tax from tax record: −$528 /mo · $6,331/yr
• Insurance: −$308
• HOA: −$563
• Vacancy / Maint / Mgmt: −$938
• Net cashflow: $-1,747

Break-even live

Break-even rent $6,676

Max offer price $430,401

Occupancy floor —

Sensitivity live

Price	-10% $-1,329	-5% $-1,538	+0% $-1,747	+5% $-1,956	+10% $-2,165
Rent	-10% $-2,100	-5% $-1,923	+0% $-1,747	+5% $-1,571	+10% $-1,394
Rate	-1.0pp $-1,375	-0.5pp $-1,559	base $-1,747	+0.5pp $-1,938	+1.0pp $-2,133

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: $184,750
• Closing costs: $22,170
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
475 Clermont Ave Brooklyn, NY	2.0	1.0–2.0	807	$5,144	$6.37	5d	7	0.84mi
196 Willoughby St Brooklyn, NY	2.0	1.0–2.0	717	$6,146	$8.57	0d	7	0.87mi
545 Vanderbilt Ave Brooklyn, NY	2.0	1.0	600	$4,910	$8.18	4d	3	0.89mi
482 Kent Ave Brooklyn, NY	2.0	1.0–2.0	750	$6,555	$8.74	0d	3	0.90mi
478 Kent Ave Brooklyn, NY	2.0	1.0–2.0	775	$5,920	$7.64	4d	3	0.90mi
151 S Elliott Pl Brooklyn, NY	1.0–2.0	1.0–2.0	655	$4,670	$7.13	3d	2	0.91mi
11 Wharf Way Brooklyn, NY	1.0	1.0	610	$4,870	$7.98	0d	2	0.93mi
343 Gold St Brooklyn, NY	3.0	1.0–2.0	903	$5,053	$5.59	5d	1	0.99mi
540 Fulton St #1729 Brooklyn, NY	3.0	1.0–2.0	750	$5,737	$7.65	25d	4	1.00mi
10 Nevins St Unit 9D Brooklyn, NY	—	1.0	488	$3,500	$7.17	25d	1	1.02mi
275 S 5th St #1698 Brooklyn, NY	1.0	1.0	450	$4,860	$10.80	25d	2	1.04mi
333 Schermerhorn St Brooklyn, NY	1.0	1.0	585	$6,782	$11.58	0d	15	1.04mi
461 Dean St Brooklyn, NY	1.0	1.0	781	$5,320	$6.81	6d	5	1.07mi
214 Duffield St Brooklyn, NY	3.0	1.0–2.0	956	$4,342	$4.54	0d	1	1.10mi
100 Willoughby St Brooklyn, NY	3.0	1.0–2.0	892	$5,232	$5.87	9d	1	1.11mi
250 Union Ave #2119 Brooklyn, NY	1.0–2.0	1.0	590	$3,500	$5.93	25d	2	1.14mi
72 Willoughby St Brooklyn, NY	1.0–2.0	1.0	487	$3,900	$8.00	3d	2	1.17mi
111 Lawrence St Brooklyn, NY	3.0	1.0–2.0	950	$4,282	$4.50	0d	24	1.17mi
68 Gold St New York, NY	1.0–2.0	1.0	700	$3,610	$5.16	25d	2	1.18mi
150 Lawrence St Brooklyn, NY	1.0–2.0	1.0–2.0	700	$4,130	$5.90	0d	2	1.20mi
198 Hancock St Brooklyn, NY	1.0	1.0	400	$2,450	$6.12	25d	1	1.20mi
328 Hancock St Brooklyn, NY	2.0	1.0	500	$2,800	$5.60	25d	1	1.38mi
552 Prospect Pl Unit 3A Brooklyn, NY	1.0	1.0	676	$4,500	$6.66	25d	1	1.39mi
565 Nostrand Ave Unit 1 Brooklyn, NY	—	1.0	600	$2,000	$3.33	7d	1	1.40mi
200 Montague St #1516 Brooklyn, NY	1.0	1.0	600	$7,500	$12.50	22d	1	1.43mi
755 Washington Ave Brooklyn, NY	1.0	1.0	700	$1,800	$2.57	22d	1	1.44mi
180 Montague St Brooklyn, NY	3.0	1.0–2.0	901	$5,353	$5.94	0d	12	1.47mi

HOA detail condo

• Monthly dues: $563 · $6,756/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-06-21
   days on market $739,000 Active 4 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $739,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $6,331 · $528/mo
• Projected year-2 tax: $9,410 · $784/mo
• Expected delta: +$3,079/yr (+$257/mo · 48.6%)

ⓘ 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 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: $53,575
• − Mortgage interest: −$41,395
• − Property taxes: −$6,331
• − Insurance: −$3,695
• − Repairs & maintenance: −$4,286
• − Management: −$4,286
• − HOA: −$6,756
• − Depreciation: −$21,498
• Taxable loss: −$34,673
• Est. tax savings @ 24.0%: +$8,322
• After-tax cash flow: $-12,641/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): 51,676
• Household income: $93,887
• Rent vs Own: 71.9% rent · 28.1% own
• Severe rent burden: 3544.0

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 0.66)
• Race & ethnicity: White 52% Black 20% Hispanic / Latino 15% Two or more races 10% Asian 7%
• Hispanic origin (detail): Mexican 3% Puerto Rican 5% Dominican 3%
• Common ancestry: Italian 4% Scandinavian 3% Romanian 2%
• Foreign-born: 16% · Canada, China, South Korea
• Languages at home: 57% English-only · German/W. Germanic 21% Spanish 11% Chinese 4%

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: ▲ 12.40%
• Current HPI: 605.3512
• Rent YoY: ▲ 8.61%
• 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

+22.1% since first listed

9 events — show timeline

• 2026-06-17 Listed $739,000 RLS at REBNY
• 2024-02-02 Price Changed $540,000 RLS at REBNY
• 2022-11-19 Price Changed $268,500 RLS at REBNY
• 2018-02-15 Sold (Public Records) $605,000 Public Records
• 2017-11-15 Price Changed $599,000 RLS at REBNY
• 2017-09-05 Listed $605,000 RLS at REBNY
• 2017-09-05 Listed $605,000 RLS at REBNY
• 2014-01-07 Listed $549,855 RLS at REBNY
• 2000-11-07 Price Changed $605,000 RLS at REBNY

Property tax history

+3.6%/yr

Latest (2025): $6,331 · -15.5% YoY. Source: county tax records.