850 Saint Marks Ave Unit C4 · New York, NY 11213

$599,000

2 bd · 1.0 ba · 1,400 sqft · Condo · 67 Days on market

Built 1926 ↓ 8% 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +7.3/30.0
• Schools +5.0/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.4/10.0

Listing remarks

This spacious two-bedroom, one-bath residence in Crown Heights offers a well-designed layout with distinct living and sleeping areas, ideal for both comfort and functionality. Upon entry, a long hallway leads into a bright and inviting central living space, setting the tone for the home’s open and versatile feel. Both bedrooms are generously sized and easily accommodate king-sized beds with room to spare for additional furnishings. The flexible layout also allows for guest accommodations, a home office, or creative use. The apartment features an eat-in kitchen for casual meals, as well as a separate formal dining room that can be adapted for entertaining, remote work, or extended livi

Key facts

• Built 1926
• Listed 67 days

Property features AI

Finance

• Other: Living area measured by CubiCasa (1,400 sq ft)
• Financial info: Financial details not provided
• HOA & community: Cooperative (co-op) property type

Exterior

• Parking: On-street parking; No carport
• Security: Security details not provided
• Utilities: Public sewer; Cable connected; Electricity connected; Natural gas connected; Phone connected; Trash collection (public); Water connected
• Home design: Stock cooperative; One level; Entry level on 4
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Gas cooktop; Gas oven; Microwave; Refrigerator
• Bedrooms: Total rooms: 8; Entry level: 4
• Flooring: Flooring details not provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Steam heating; Wall/window air conditioning units
• Interior features: Eat-in kitchen; Elevator; Formal dining room; Walk-in closet(s); Common basement
• Laundry & utility: Washer/dryer information not provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $599k.

Deal economics

• At list price, monthly cash flow is $-877 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $472k (21.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $421k (29.6% below list).
• Recommended offer: $421k (29.6% below list) — sets the bar for 1% rule.
• Cap rate 4.7% 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.
• Zoned schools: Elm Tree Elementary School (math 27% / reading 52%, grade F, #1,444 of 2,108 statewide, top 71%, 806 students, 94% FRL); Jhs 383 Philippa Schuyler (math 32% / reading 67%, grade C, #280 of 729 statewide, top 40%, 822 students, 85% 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 (+6.0%/yr); 74 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $4,214/mo this rent would consume 78% of the median local household income ($65k/yr) (locally 6603% 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 $64k of equity ($4k loan paydown + $60k 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 ~$103k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($563k) is reasonable based on typical stale-listing flexibility.
• 2 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

• Watch-outs: flood insurance adds $66/mo; built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; major wind risk, 62% 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 $421,412 (29.6% 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 67 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 0.70% ✗
• Cap rate: 4.67%
• Cash-on-cash: -5.80%
• DSCR: 0.74
• GRM: 11.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 5.95% rent growth · sell at horizon

5-year hold

• IRR: 20.7%
• Equity multiple: 2.69×
• Total profit: $283,365
• Equity at exit: $539,627

10-year hold

• IRR: 19.4%
• Equity multiple: 6.41×
• Total profit: $908,024
• Equity at exit: $1,163,725

Cash invested: $167,720 (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 11213

• Home prices YoY: 4.3%
• Rents YoY: 6.0%
• Active inventory: 74
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $4,214 high
• Mortgage (P&I): −$3,141
• Tax est. 1.5%: −$749 /mo · $8,985/yr
• Insurance: −$250
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$885
• Net cashflow: $-877

Break-even live

Break-even rent $5,324

Max offer price $472,117

Occupancy floor —

Sensitivity live

Price	-10% $-463	-5% $-670	+0% $-877	+5% $-1,084	+10% $-1,291
Rent	-10% $-1,210	-5% $-1,043	+0% $-877	+5% $-710	+10% $-544
Rate	-1.0pp $-575	-0.5pp $-725	base $-877	+0.5pp $-1,032	+1.0pp $-1,190

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: $149,750
• Closing costs: $17,970
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1437 Pacific St Brooklyn, NY	2.0	1.0	1000	$3,200	$3.20	26d	1	0.18mi
1065 Sterling Pl Unit Gdn Brooklyn, NY	3.0	1.5	1736	$5,995	$3.45	8d	1	0.20mi
800 Park Pl Unit 3R Brooklyn, NY	2.0	2.0	1300	$6,995	$5.38	26d	1	0.35mi
762 Park Pl Unit 3B Brooklyn, NY	3.0	2.0	1114	$5,400	$4.85	26d	1	0.40mi
1619 Pacific St Brooklyn, NY	2.0	2.0	1300	$3,300	$2.54	3d	1	0.45mi
1266 Park Pl Unit 1A Brooklyn, NY	2.0	1.5	886	$3,250	$3.67	26d	1	0.53mi
72 Van Buren St Brooklyn, NY	3.0	1.0	1000	$1,180	$1.18	26d	1	1.04mi
361 Winthrop St Brooklyn, NY	3.0	4.0	500	$1,510	$3.02	7d	1	1.22mi
475 Clermont Ave Brooklyn, NY	2.0	1.0–2.0	807	$6,596	$8.17	0d	6	1.35mi
338 Chauncey St Unit 3A Brooklyn, NY	2.0	1.0	900	$3,500	$3.89	26d	1	1.44mi

HOA detail condo

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

Listing history 5 events

1. 2026-06-01
   days on market $599,000 Active 67 DOM
2. 2026-05-31
   days on market $599,000 Active 66 DOM
3. 2026-03-25
   listed $599,000 Active
4. 2026-02-26
   price $599,000
5. 2026-02-14
   listed $649,000 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 8/10 Severe FEMA zone X (unshaded) · 78% 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 62% 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: $50,569
• − Mortgage interest: −$33,553
• − Property taxes: −$8,985
• − Insurance: −$3,792
• − Repairs & maintenance: −$4,046
• − Management: −$4,046
• − Depreciation: −$17,425
• Taxable loss: −$21,278
• Est. tax savings @ 24.0%: +$5,107
• After-tax cash flow: $-5,416/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): 68,846
• Household income: $65,127
• Rent vs Own: 83.2% rent · 16.8% own
• Severe rent burden: 6603.0

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 0.61)
• Race & ethnicity: Black 56% White 23% Hispanic / Latino 13% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Dominican 4%
• Common ancestry: Hispanic 5% Scotch-Irish 2% Romanian 1%
• Foreign-born: 32% · Canada, Mexico, China
• Languages at home: 76% English-only · Spanish 9% French/Haitian/Cajun 6% German/W. Germanic 2%

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: ▲ 23.71%
• Current HPI: 577.3841
• Rent YoY: ▲ 5.95%
• 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

-7.7% since first listed

3 events — show timeline

• 2026-03-25 Listed $599,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-26 Price Changed $599,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-14 Listed $649,000 OneKey® MLS as Distributed by MLS Grid