1588 Lincoln Pl · New York, NY 11233

$759,000

3 bd · 2.0 ba · 1,200 sqft · SingleFamily public records · 69 Days on market

Built 1899 1,640 sqft lot Est $616k · 23% over

---

Why this score? — see what drove the F 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
• Schools +5.0/10.0
• Rent growth +4.1/5.0
• Cash flow +3.9/30.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

We are proud to offer a cozy 1 family in one of Brooklyn’s hottest areas. This home features 2 large bedrooms over a living room, dining room/kitchen combo all over a full finished basement with a separate entrance. Extra-large private backyard. A short distance to all shopping and transportation..minutes to Manhattan.

Key facts

• Renovated home
• Good size yard
• Finished basement

Tags

• CROWN HEIGHTS LOCATION
• RENOVATED HOME
• FINISHED BASEMENT
• CHEFS KITCHEN
• FORMAL DINING AREA
• GOOD SIZE YARD

Property features AI

Exterior

• Parking: No carport; No designated parking features listed
• Utilities: Con-Edison electric; Public sewer; Cable available; Electricity connected; Natural gas available and connected; Sewer connected; Public trash collection; Water available and connected
• Home design: Single family residence; Updated/remodeled; Bi-level
• Construction: Vinyl siding; Block foundation
• Exterior features: Garden; Mailbox; Back yard fencing

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Oven; Refrigerator; Stainless steel appliances; ENERGY STAR qualified appliances
• Bedrooms: Bi-level layout (bedroom level details not specified)
• Flooring: Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; ENERGY STAR qualified heating equipment; Other heating; No cooling
• Interior features: First-floor full bath; Breakfast bar; Chef's kitchen; Double vanity; Eat-in kitchen; ENERGY STAR qualified doors; Entrance foyer; Formal dining room; Kitchen island; Open floorplan; Open kitchen; Quartz/Quartzite counters; Other
• Laundry & utility: Laundry inside; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $759k.

Deal economics

• At list price, monthly cash flow is $-2k ($-26k/yr) — negative.
• To cash-flow at today's rent, offer at most $379k (50.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $300k (60.5% below list).
• Recommended offer: $300k (60.5% below list) — sets the bar for 1% rule.

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 (+6.4%/yr); 152 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $2,997/mo this rent would consume 58% of the median local household income ($62k/yr) (locally 6960% 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 $81k of equity ($5k loan paydown + $76k 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 ~$130k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($713k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $40k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $600k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1899 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 65% 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 $299,703 (60.5% 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 69 days. Have you received any prior offers? Is the seller open to a 61% concession, seller financing, or rate buy-down credit?
3. Built in 1899 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.39% ✗
• Cap rate: 2.89%
• Cash-on-cash: -12.16%
• DSCR: 0.46
• GRM: 21.1

CMA / ARV

• ARV (on-the-fly): $615,600
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
53 Legion St	0.35mi	3/1.5	1,116 (-7%)	5mo	$605,000	$542	66
20 Suydam Pl Unit 3C	0.61mi	4/2.0 (+1)	1,200 (0%)	12mo	$350,000	$292	56
179 Amboy St	0.60mi	3/1.5	1,116 (-7%)	9mo	$625,000	$560	51
242 Legion St	0.58mi	3/1.5	1,116 (-7%)	12mo	$573,000	$513	50
908 Rutland Rd	0.65mi	3/2.5	1,350 (+12%)	4mo	$640,000	$474	43
609 Thomas S Boyland St	0.65mi	2/1.5 (-1)	1,148 (-4%)	21mo	$495,000	$431	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 6.44% rent growth · sell at horizon

5-year hold

• IRR: 16.3%
• Equity multiple: 2.35×
• Total profit: $286,543
• Equity at exit: $683,767

10-year hold

• IRR: 16.1%
• Equity multiple: 5.59×
• Total profit: $975,897
• Equity at exit: $1,474,570

Cash invested: $212,520 (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 11233

• Home prices YoY: 2.9%
• Rents YoY: 6.4%
• Active inventory: 152
• Price-to-rent: 21.1×

Monthly cashflow live

• Estimated rent: $2,997 high
• Mortgage (P&I): −$3,980
• Tax from tax record: −$225 /mo · $2,696/yr
• Insurance: −$316
• HOA: −$0
• Vacancy / Maint / Mgmt: −$629
• Net cashflow: $-2,154

Break-even live

Break-even rent $5,723

Max offer price $378,568

Occupancy floor —

Sensitivity live

Price	-10% $-1,724	-5% $-1,939	+0% $-2,154	+5% $-2,368	+10% $-2,583
Rent	-10% $-2,390	-5% $-2,272	+0% $-2,154	+5% $-2,035	+10% $-1,917
Rate	-1.0pp $-1,771	-0.5pp $-1,960	base $-2,154	+0.5pp $-2,350	+1.0pp $-2,550

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: $189,750
• Closing costs: $22,770
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1266 Park Pl Unit 1A Brooklyn, NY	2.0	1.5	886	$3,250	$3.67	26d	1	0.65mi
819 Saratoga Ave Brooklyn, NY	3.0	1.5	1300	$3,350	$2.58	26d	1	0.75mi
1619 Pacific St Brooklyn, NY	2.0	2.0	1300	$3,300	$2.54	3d	1	0.89mi
338 Chauncey St Unit 3A Brooklyn, NY	2.0	1.0	900	$3,500	$3.89	26d	1	0.90mi
256 E 55th St #1 Brooklyn, NY	2.0	1.0	1200	$2,600	$2.17	26d	1	1.20mi
1437 Pacific St Brooklyn, NY	2.0	1.0	1000	$3,200	$3.20	26d	1	1.20mi
22 Granite St Brooklyn, NY	4.0	2.0	586	$1,150	$1.96	6d	1	1.25mi
448 Empire Blvd Brooklyn, NY	4.0	2.0	592	$1,170	$1.97	7d	1	1.27mi
1066 Putnam Ave Brooklyn, NY	4.0	2.0	647	$1,110	$1.71	7d	1	1.29mi
1083 Thomas S Boyland St Unit 2 Brooklyn, NY	4.0	1.0	1100	$3,600	$3.27	26d	1	1.31mi
951 Madison St Brooklyn, NY	4.0	1.0	1000	$1,260	$1.26	26d	1	1.37mi
705 Saint Marks Ave Brooklyn, NY	4.0	2.0	650	$1,100	$1.69	22d	1	1.41mi
800 Park Pl Unit 3R Brooklyn, NY	2.0	2.0	1300	$6,995	$5.38	26d	1	1.46mi
361 Winthrop St Brooklyn, NY	3.0	4.0	500	$1,510	$3.02	7d	1	1.48mi

Listing history 20 events

1. 2026-06-21
   days on market $759,000 Active 69 DOM
2. 2026-06-18
   days on market $759,000 Active 66 DOM
3. 2026-06-17
   days on market $759,000 Active 65 DOM
4. 2026-06-15
   days on market $759,000 Active 63 DOM
5. 2026-06-13
   pricedays on market $759,000 Active 61 DOM
6. 2026-06-10
   days on market $769,000 Active 57 DOM
7. 2026-06-08
   days on market $769,000 Active 56 DOM
8. 2026-06-08
   days on market $769,000 Active 55 DOM
9. 2026-06-04
   days on market $769,000 Active 52 DOM
10. 2026-06-03
    days on market $769,000 Active 51 DOM
11. 2026-06-01
    days on market $769,000 Active 49 DOM
12. 2026-05-31
    days on market $769,000 Active 48 DOM
13. 2026-04-21
    price $769,000
14. 2026-04-13
    listed $799,000 Active
15. 2025-07-11
    price $870,000
16. 2025-06-03
    price $875,000
17. 2025-01-30
    soldstatus $600,000
18. 2025-01-23
    soldstatus $600,000 Sold 326-char remark

    Show marketing remark (326 chars)

    We are proud to offer a cozy 1 family in one of Brooklyn’s hottest areas. This home features 2 large bedrooms over a living room, dining room/kitchen combo all over a full finished basement with a separate entrance. Extra-large private backyard. A short distance to all shopping and transportation..minutes to Manhattan.

19. 2024-11-15
    status Pending 326-char remark

    Show marketing remark (326 chars)

    We are proud to offer a cozy 1 family in one of Brooklyn’s hottest areas. This home features 2 large bedrooms over a living room, dining room/kitchen combo all over a full finished basement with a separate entrance. Extra-large private backyard. A short distance to all shopping and transportation..minutes to Manhattan.

20. 2024-10-19
    listed $695,000 Active 326-char remark

    Show marketing remark (326 chars)

    We are proud to offer a cozy 1 family in one of Brooklyn’s hottest areas. This home features 2 large bedrooms over a living room, dining room/kitchen combo all over a full finished basement with a separate entrance. Extra-large private backyard. A short distance to all shopping and transportation..minutes to Manhattan.

ⓘ 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: $2,696 · $225/mo
• Projected year-2 tax: $7,762 · $647/mo
• Expected delta: +$5,066/yr (+$422/mo · 187.9%)

ⓘ 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 65% 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: $35,964
• − Mortgage interest: −$42,516
• − Property taxes: −$2,696
• − Insurance: −$3,795
• − Repairs & maintenance: −$2,877
• − Management: −$2,877
• − Depreciation: −$22,080
• Taxable loss: −$40,877
• Est. tax savings @ 24.0%: +$9,810
• After-tax cash flow: $-16,032/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): 81,822
• Household income: $62,411
• Rent vs Own: 76.3% rent · 23.7% own
• Severe rent burden: 6960.0

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: Predominantly Black (65%)
• Race & ethnicity: Black 65% Hispanic / Latino 16% White 12% Two or more races 8% Asian 2%
• Hispanic origin (detail): Puerto Rican 5% Dominican 5%
• Common ancestry: Hispanic 1% Romanian 1% Lithuanian 1%
• Foreign-born: 25% · Canada, Mexico, China
• Languages at home: 80% English-only · Spanish 12% French/Haitian/Cajun 3% Other Indo-European 1%

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: ▲ 18.31%
• Current HPI: 645.4828
• Rent YoY: ▲ 6.44%
• 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

+10.6% since first listed

8 events — show timeline

• 2026-04-21 Price Changed $769,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-13 Listed $799,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-11 Price Changed $870,000 BNYMLS
• 2025-06-03 Price Changed $875,000 BNYMLS
• 2025-01-30 Sold (Public Records) $600,000 Public Records
• 2025-01-23 Sold (MLS) $600,000 BNYMLS
• 2024-11-15 Pending — BNYMLS
• 2024-10-19 Listed $695,000 BNYMLS

Property tax history

+6.0%/yr

Latest (2025): $2,696 · +8.1% YoY. Source: county tax records.