2265 Gerritsen Ave Unit 3S · New York, NY 11229

$259,000

2 bd · 1.0 ba · 900 sqft · Condo · 281 Days on market

Built 1962 Fair condition ↓ 4% since listing

---

Why this score? — see what drove the B- 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 +26.3/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MARINE PARK/SHEEPSHEAD BAY. Spacious jr 4, 2-bedroom 1 bath co-op. Galley kitchen with large dining area. Living room with lots of light, king size primary bedroom, separate single size bedroom off the kitchen. Good closet space. Ready to move in. Building has an outdoor pool, laundry room, resident super, pet friendly, near Marine Park nature trails, buses, restaurants and shopping.

Key facts

• Outdoor pool
• Galley kitchen
• Laundry room

Tags

• GALLEY KITCHEN
• LARGE DINING AREA
• OUTDOOR POOL
• LAUNDRY ROOM
• PET FRIENDLY
• NEAR MARINE PARK NATURE TRAILS

Property features AI

Finance

• HOA & community: Additional monthly fee of $420 (assessment through 12/20207)

Exterior

• Parking: Garage (waitlist)
• Utilities: Public sewer; Cable available; Electricity connected; Natural gas connected; Phone available
• Home design: Stock cooperative; Measured living area
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Gas range; Microwave; Refrigerator
• Bedrooms: Located on entry level (3rd floor)
• Flooring: Carpet; Ceramic tile
• Bathrooms: One full bathroom
• Heating & cooling: Hot water heating; Steam heating; Wall/window air conditioning units
• Interior features: Walk-through kitchen; Common area laundry; No basement; Total of 4 rooms; Cats and dogs allowed
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $259k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $667 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $259k).
• Recommended offer: $228k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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 (+15.8%/yr); 355 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $3,109/mo this rent would consume 53% of the median local household income ($71k/yr) (locally 4771% 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 $2k of loan paydown is wiped out by about $8k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $73k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 281 days — a 12% lower offer ($228k) 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 flood risk; major wind risk, 72% 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 $227,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 281 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
10. 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.
11. 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: 1.20% ✓
• Cap rate: 9.38%
• Cash-on-cash: 11.03%
• DSCR: 1.49
• GRM: 6.9

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: 5.7%
• Equity multiple: 1.23×
• Total profit: $16,966
• Equity at exit: $38,618

10-year hold

• IRR: 19.2%
• Equity multiple: 2.99×
• Total profit: $144,425
• Equity at exit: $22,394

Cash invested: $72,520 (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 11229

• Rents YoY: 15.8%
• Active inventory: 355
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $3,109 medium
• Mortgage (P&I): −$1,358
• Tax est. 1.5%: −$324 /mo · $3,885/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$653
• Net cashflow: $667

Break-even live

Break-even rent $2,266

Max offer price $259,000

Occupancy floor 74%

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3112 Emmons Ave Unit 203 Brooklyn, NY	1.0	1.0	734	$3,200	$4.36	24d	1	1.19mi
3000 Emmons Ave Unit 5 Brooklyn, NY	2.0	2.0	840	$4,085	$4.86	24d	1	1.24mi

HOA detail condo

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

Listing history 15 events

1. 2026-06-18
   days on market $259,000 Active 281 DOM
2. 2026-06-17
   days on market $259,000 Active 280 DOM
3. 2026-06-15
   days on market $259,000 Active 278 DOM
4. 2026-06-13
   days on marketlisting id $259,000 Active 276 DOM
5. 2026-06-08
   days on market $259,000 Active 49 DOM
6. 2026-06-08
   days on market $259,000 Active 48 DOM
7. 2026-06-04
   days on market $259,000 Active 45 DOM
8. 2026-06-03
   days on market $259,000 Active 44 DOM
9. 2026-06-01
   days on market $259,000 Active 42 DOM
10. 2026-05-31
    days on market $259,000 Active 41 DOM
11. 2026-04-20
    listed $259,000 Active
12. 2026-03-09
    historical
13. 2025-11-09
    price $259,000 386-char remark

    Show marketing remark (386 chars)

    MARINE PARK/SHEEPSHEAD BAY. Spacious jr 4, 2-bedroom 1 bath co-op. Galley kitchen with large dining area. Living room with lots of light, king size primary bedroom, separate single size bedroom off the kitchen. Good closet space. Ready to move in. Building has an outdoor pool, laundry room, resident super, pet friendly, near Marine Park nature trails, buses, restaurants and shopping.

14. 2025-09-08
    listed $270,000 Active 386-char remark

    Show marketing remark (386 chars)

    MARINE PARK/SHEEPSHEAD BAY. Spacious jr 4, 2-bedroom 1 bath co-op. Galley kitchen with large dining area. Living room with lots of light, king size primary bedroom, separate single size bedroom off the kitchen. Good closet space. Ready to move in. Building has an outdoor pool, laundry room, resident super, pet friendly, near Marine Park nature trails, buses, restaurants and shopping.

15. 2025-09-07
    listed $270,000 Active

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $37,314
• − Mortgage interest: −$14,508
• − Property taxes: −$3,885
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,985
• − Management: −$2,985
• − Depreciation: −$7,535
• Taxable income: $4,121
• Est. tax owed @ 24.0%: −$989
• After-tax cash flow: $7,010/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 · 14 photos

Fair 45/100 Moderate rehab

The property is in fair condition with moderate repairs needed. Painting, new flooring, and landscaping would significantly increase its resale value.

Repairs flagged

• Minor Kitchen countertops — Visible wear on the countertops.
• Minor Bathroom fixtures — Visible wear on the fixtures.
• Minor Exterior brick — Some wear visible on the brick.
• Minor Carpeted floors — Some wear visible on the carpet.
• Minor Painted walls — Some wear visible on the walls.
• Minor Windows — Some wear visible on the window frames.

Value-add opportunities

• Resale Painting — Fresh paint can significantly improve the home's curb appeal and resale value.
• Resale New flooring — New flooring can enhance the home's appearance and increase its value.
• Resale Landscaping — Well-maintained landscaping can improve the home's curb appeal and resale value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops · Visible wear on the countertops.	Minor	$500–3,000
Bathroom fixtures · Visible wear on the fixtures.	Minor	$500–3,000
Exterior brick · Some wear visible on the brick.	Minor	$500–3,000
Carpeted floors · Some wear visible on the carpet.	Minor	$500–3,000
Painted walls · Some wear visible on the walls.	Minor	$500–3,000
Windows · Some wear visible on the window frames.	Minor	$500–3,000
Total estimated repair cost · 6 items		$3,000–18,000

Value-add ROI direction

• Resale Painting — Fresh paint can significantly improve the home's curb appeal and resale value. ↑
• Resale New flooring — New flooring can enhance the home's appearance and increase its value. ↑
• Resale Landscaping — Well-maintained landscaping can improve the home's curb appeal and resale value. ↑

ⓘ 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): 78,377
• Household income: $70,603
• Rent vs Own: 53.1% rent · 46.9% own
• Severe rent burden: 4771.0

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 0.60)
• Race & ethnicity: White 59% Asian 22% Hispanic / Latino 9% Black 6% Two or more races 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Scotch-Irish 6% Subsaharan African 6% Romanian 1%
• Foreign-born: 47% · China, Canada, Vietnam
• Languages at home: 40% English-only · Russian/Polish/Slavic 22% Chinese 16% Spanish 6%

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: ▼ -761.52%
• Current HPI: 361.7011
• Rent YoY: ▲ 15.81%
• 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

-4.1% since first listed

5 events — show timeline

• 2026-04-20 Listed $259,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-09 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-11-09 Price Changed $259,000 BNYMLS
• 2025-09-08 Listed $270,000 BNYMLS
• 2025-09-07 Listed $270,000 OneKey® MLS as Distributed by MLS Grid