330 Lenox Rd Unit 6S · New York, NY 11226

$350,000

1 bd · 1.0 ba · 780 sqft · Condo · 83 Days on market

Built 1964 $845/mo HOA · 24% 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).

• ARV discount +7.5/15.0
• Cash flow +7.1/30.0
• Appreciation +6.4/10.0
• 1% rule +5.0/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0

Listing remarks

A Quiet Sanctuary at an Incredible Value Discover one of Brooklyn's most best kept secrets in the vibrant and historic Prospect Lefferts Gardens. This oversized 1 Bedroom, 1 Bath co-op offers a rare combination of massive interior scale and pin-drop quiet living, all at an incredible value. Perched on the 6th floor of a 7-story elevator building, this home provides ample natural light, a versatile layout, and excellent closet space. The gracious foyer can easily serve as a formal dining area or a home office. As an incredibly well-maintained estate sale, the apartment is in move-in-ready condition with an opportunity for your very own personal touches to unlock even more value. The kitchen

Key facts

• $845 HOA
• Garage
• Built 1964

Property features AI

Finance

• Other: Elevator in building; Pets are not allowed in the building
• Financial info: Building contains 118 total units
• HOA & community: Monthly association fee of $845

Exterior

• Parking: Includes a garage
• Home design: 6-story building; Entry on 6th level
• Exterior features: No notable exterior features listed; Zoned R7-1

Interior

• Bathrooms: 1 full bathroom
• Interior features: Total of 3 rooms; Basement: Other
• Laundry & utility: Building laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $350k.

Deal economics

• At list price, monthly cash flow is $-498 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $278k (20.6% below list).
• Meets the 1% rule at list price ($4k rent vs $350k).
• Recommended offer: $278k (20.6% below list) — sets the bar for cash-flow.
• Cap rate 4.6% 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 (+4.0%/yr); 153 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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 $3,500/mo this rent would consume 52% of the median local household income ($81k/yr) (locally 8485% 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 $12k of equity ($2k loan paydown + $10k appreciation (2.9% local appreciation)).
• Kings County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($329k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 11y ago; this cycle's ask has dropped $19k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• Climate carrying-cost: major wind risk, 64% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $277,875 (20.6% 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 83 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.00% ✓
• Cap rate: 4.58%
• Cash-on-cash: -6.10%
• DSCR: 0.73
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.87% appreciation · 4.0% rent growth · sell at horizon

5-year hold

• IRR: 2.2%
• Equity multiple: 1.12×
• Total profit: $12,213
• Equity at exit: $154,894

10-year hold

• IRR: 6.4%
• Equity multiple: 1.99×
• Total profit: $97,052
• Equity at exit: $236,798

Cash invested: $98,000 (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 11226

• Home prices YoY: 0.9%
• Rents YoY: 4.0%
• Active inventory: 153
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $3,500 medium
• Mortgage (P&I): −$1,835
• Tax est. 1.5%: −$438 /mo · $5,250/yr
• Insurance: −$146
• HOA: −$845
• Vacancy / Maint / Mgmt: −$735
• Net cashflow: $-498

Break-even live

Break-even rent $4,131

Max offer price $277,875

Occupancy floor —

Sensitivity live

Price	-10% $-257	-5% $-378	+0% $-498	+5% $-619	+10% $-740
Rent	-10% $-775	-5% $-637	+0% $-498	+5% $-360	+10% $-222
Rate	-1.0pp $-322	-0.5pp $-409	base $-498	+0.5pp $-589	+1.0pp $-681

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
955 Sterling Pl Unit 415 Brooklyn, NY	2.0	1.0	680	$5,150	$7.57	26d	1	1.28mi
955 Sterling Pl #1936 Brooklyn, NY	1.0	1.0	540	$3,170	$5.87	22d	1	1.28mi
1266 Park Pl Unit 1A Brooklyn, NY	2.0	1.5	886	$3,250	$3.67	26d	1	1.43mi
668 Nostrand Ave #1 Brooklyn, NY	1.0	1.0	611	$4,200	$6.87	20d	1	1.50mi

HOA detail condo

• Monthly dues: $845 · $10,140/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-21
   days on market $350,000 Active 83 DOM
2. 2026-06-18
   days on market $350,000 Active 80 DOM
3. 2026-06-17
   days on market $350,000 Active 79 DOM
4. 2026-06-15
   days on market $350,000 Active 77 DOM
5. 2026-06-13
   days on market $350,000 Active 75 DOM
6. 2026-06-10
   days on market $350,000 Active 71 DOM
7. 2026-06-08
   days on market $350,000 Active 70 DOM
8. 2026-06-08
   days on market $350,000 Active 69 DOM
9. 2026-06-04
   days on market $350,000 Active 66 DOM
10. 2026-06-03
    days on market $350,000 Active 65 DOM
11. 2026-06-01
    days on market $350,000 Active 63 DOM
12. 2026-05-31
    days on market $350,000 Active 62 DOM
13. 2026-05-22
    price $350,000
14. 2026-03-30
    listed $369,000 Active
15. 2025-10-20
    price $379,000
16. 2025-09-14
    historical
17. 2025-05-14
    price $380,000
18. 2025-04-17
    price $390,000
19. 2025-03-19
    listed $400,000 Active
20. 2016-06-30
    historical
21. 2016-05-25
    listed $293,000
22. 2016-05-25
    listed $293,000
23. 2016-03-10
    historical
24. 2016-01-27
    historical
25. 2016-01-12
    listed $324,999
26. 2015-12-15
    listed $324,999
27. 2015-06-15
    listed $280,000
28. 2015-01-27
    listed $299,000
29. 2015-01-27
    listed $299,000

ⓘ 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 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 · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% 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: $42,005
• − Mortgage interest: −$19,605
• − Property taxes: −$5,250
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,360
• − Management: −$3,360
• − HOA: −$10,140
• − Depreciation: −$10,182
• Taxable loss: −$11,643
• Est. tax savings @ 24.0%: +$2,794
• After-tax cash flow: $-3,187/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): 95,144
• Household income: $81,014
• Rent vs Own: 86.0% rent · 14.0% own
• Severe rent burden: 8485.0

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: Black 59% Hispanic / Latino 16% White 14% Two or more races 9% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 3% Dominican 2%
• Common ancestry: Hispanic 12% Romanian 1% Italian 1%
• Foreign-born: 43% · Canada, China, Mexico
• Languages at home: 65% English-only · French/Haitian/Cajun 14% Spanish 13% Other Indo-European 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: ▲ 2.87%
• Current HPI: 331.4138
• Rent YoY: ▲ 4.00%
• 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

+17.1% since first listed

17 events — show timeline

• 2026-05-22 Price Changed $350,000 RLS at REBNY
• 2026-03-30 Listed $369,000 RLS at REBNY
• 2025-10-20 Price Changed $379,000 RLS at REBNY
• 2025-09-14 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-05-14 Price Changed $380,000 OneKey® MLS as Distributed by MLS Grid
• 2025-04-17 Price Changed $390,000 OneKey® MLS as Distributed by MLS Grid
• 2025-03-19 Listed $400,000 OneKey® MLS as Distributed by MLS Grid
• 2016-06-30 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2016-05-25 Listed $293,000 RLS at REBNY
• 2016-05-25 Listed $293,000 RLS at REBNY
• 2016-03-10 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2016-01-27 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2016-01-12 Listed $324,999 OneKey® MLS as Distributed by MLS Grid
• 2015-12-15 Listed $324,999 OneKey® MLS as Distributed by MLS Grid
• 2015-06-15 Listed $280,000 OneKey® MLS as Distributed by MLS Grid
• 2015-01-27 Listed $299,000 RLS at REBNY
• 2015-01-27 Listed $299,000 RLS at REBNY