2190 Brigham St Unit 4B · New York, NY 11229

$208,000

2 bd · 1.0 ba · 700 sqft · Condo · 344 Days on market

Built 1950

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

-Cozy 2 BR co-op. Why rent when you can make this your own? Refinished hardwood floors throughout. Eat in kitchen. Windows in every room. Laundry in building and attached garage. Maintenance includes electric, gas, heat, and taxes. Close to parks, grocery store, shopping, and transportation.

Key facts

• Laundry facilities
• Versatile layout
• Garage

Tags

• ORIGINAL HARDWOOD FLOORS
• GENEROUS CEILING HEIGHTS
• VERSATILE LAYOUT
• WELL MAINTAINED CO OP BUILDING
• LIVE IN SUPERINTENDENT
• LAUNDRY FACILITIES

Property features AI

Finance

• Other: No additional parcels; Building offers common basement space
• HOA & community: Association provides elevator service, landscaping, grounds maintenance, parking, snow removal and trash; Association contact: Kristina Rodriguez

Exterior

• Parking: Assigned parking; Includes garage
• Security: Key card entry; Smoke detectors; Video cameras
• Utilities: Electricity connected (Con-Edison); Public sewer; Water connected; Trash collection (public)
• Home design: Stock cooperative; 6-story building; One level unit; Located between 3rd and 5th floors; Actual property condition
• Construction: Brick construction; Other foundation
• Exterior features: Brick and other exterior materials; No fencing; Outdoor space; Fire escape

Interior

• Kitchen: Dishwasher; Gas range; Stainless steel appliances
• Bedrooms: Located between 3rd and 5th floors
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating; Wall/window air conditioning units
• Interior features: Elevator; Accessible approach with ramp; Accessible common areas; Accessible entrance; Intercom; Outdoor space
• Laundry & utility: Common area laundry; Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $208k.

Deal economics

• At list price, monthly cash flow is $775 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $208k).
• Recommended offer: $183k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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); 359 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $2,885/mo this rent would consume 49% 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 $1k of loan paydown is wiped out by about $6k 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 $58k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 344 days — a 12% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 13y 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 $120k; list at $208k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $183,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 344 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.39% ✓
• Cap rate: 11.15%
• Cash-on-cash: 17.34%
• DSCR: 1.77
• GRM: 6.0

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: 12.6%
• Equity multiple: 1.53×
• Total profit: $30,999
• Equity at exit: $31,013

10-year hold

• IRR: 25.2%
• Equity multiple: 3.75×
• Total profit: $160,304
• Equity at exit: $17,984

Cash invested: $58,240 (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: 359
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,885 medium
• Mortgage (P&I): −$1,091
• Tax est. 1.5%: −$260 /mo · $3,120/yr
• Insurance: −$87
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$606
• Net cashflow: $775

Break-even live

Break-even rent $1,904

Max offer price $208,000

Occupancy floor 68%

Sensitivity live

Price	-10% $919	-5% $847	+0% $775	+5% $703	+10% $631
Rent	-10% $547	-5% $661	+0% $775	+5% $889	+10% $1,003
Rate	-1.0pp $880	-0.5pp $828	base $775	+0.5pp $721	+1.0pp $666

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: $52,000
• Closing costs: $6,240
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	26d	1	1.05mi

HOA detail condo

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

Listing history 24 events

1. 2026-06-21
   days on market $208,000 Active 344 DOM
2. 2026-06-18
   days on market $208,000 Active 341 DOM
3. 2026-06-17
   days on market $208,000 Active 340 DOM
4. 2026-06-15
   days on market $208,000 Active 338 DOM
5. 2026-06-13
   days on market $208,000 Active 336 DOM
6. 2026-06-10
   days on market $208,000 Active 332 DOM
7. 2026-06-08
   days on market $208,000 Active 331 DOM
8. 2026-06-03
   days on market $208,000 Active 326 DOM
9. 2026-06-01
   days on market $208,000 Active 324 DOM
10. 2026-05-31
    days on market $208,000 Active 323 DOM
11. 2025-07-12
    listed $208,000 Active
12. 2022-11-19
    price $89,500 300-char remark

    Show marketing remark (300 chars)

    -Cozy 2 BR co-op. Why rent when you can make this your own? Refinished hardwood floors throughout. Eat in kitchen. Windows in every room. Laundry in building and attached garage. Maintenance includes electric, gas, heat, and taxes. Close to parks, grocery store, shopping, and transportation.

13. 2014-10-03
    soldstatus $120,000 294-char remark

    Show marketing remark (294 chars)

    -Cozy 2 BR co-op. Why rent when you can make this your own? Refinished hardwood floors throughout. Eat in kitchen. Windows in every room. Laundry in building and attached garage. Maintenance includes electric, gas, heat, and taxes. Close to parks, grocery store, shopping, and transportation.

14. 2014-10-02
    soldstatus 300-char remark

    Show marketing remark (300 chars)

    -Cozy 2 BR co-op. Why rent when you can make this your own? Refinished hardwood floors throughout. Eat in kitchen. Windows in every room. Laundry in building and attached garage. Maintenance includes electric, gas, heat, and taxes. Close to parks, grocery store, shopping, and transportation.

15. 2013-08-31
    listed $145,000
16. 2013-07-09
    listed $150,000
17. 2013-07-04
    listed $122,156 300-char remark

    Show marketing remark (294 chars)

    -Cozy 2 BR co-op. Why rent when you can make this your own? Refinished hardwood floors throughout. Eat in kitchen. Windows in every room. Laundry in building and attached garage. Maintenance includes electric, gas, heat, and taxes. Close to parks, grocery store, shopping, and transportation.

18. 2013-07-04
    listed $130,000 294-char remark

    Show marketing remark (294 chars)

    -Cozy 2 BR co-op. Why rent when you can make this your own? Refinished hardwood floors throughout. Eat in kitchen. Windows in every room. Laundry in building and attached garage. Maintenance includes electric, gas, heat, and taxes. Close to parks, grocery store, shopping, and transportation.

19. 2013-07-04
    listed $130,000

    Show marketing remark (294 chars)

    -Cozy 2 BR co-op. Why rent when you can make this your own? Refinished hardwood floors throughout. Eat in kitchen. Windows in every room. Laundry in building and attached garage. Maintenance includes electric, gas, heat, and taxes. Close to parks, grocery store, shopping, and transportation.

20. 2013-07-04
    listed $130,000

    Show marketing remark (294 chars)

    -Cozy 2 BR co-op. Why rent when you can make this your own? Refinished hardwood floors throughout. Eat in kitchen. Windows in every room. Laundry in building and attached garage. Maintenance includes electric, gas, heat, and taxes. Close to parks, grocery store, shopping, and transportation.

21. 2013-07-04
    listed $130,000

    Show marketing remark (294 chars)

    -Cozy 2 BR co-op. Why rent when you can make this your own? Refinished hardwood floors throughout. Eat in kitchen. Windows in every room. Laundry in building and attached garage. Maintenance includes electric, gas, heat, and taxes. Close to parks, grocery store, shopping, and transportation.

22. 2013-07-04
    listed $130,000

    Show marketing remark (294 chars)

    -Cozy 2 BR co-op. Why rent when you can make this your own? Refinished hardwood floors throughout. Eat in kitchen. Windows in every room. Laundry in building and attached garage. Maintenance includes electric, gas, heat, and taxes. Close to parks, grocery store, shopping, and transportation.

23. 2013-07-03
    listed $130,000
24. 1997-02-28
    price $122,156 300-char remark

    Show marketing remark (300 chars)

    -Cozy 2 BR co-op. Why rent when you can make this your own? Refinished hardwood floors throughout. Eat in kitchen. Windows in every room. Laundry in building and attached garage. Maintenance includes electric, gas, heat, and taxes. Close to parks, grocery store, shopping, and transportation.

ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $34,619
• − Mortgage interest: −$11,651
• − Property taxes: −$3,120
• − Insurance: −$1,838
• − Repairs & maintenance: −$2,770
• − Management: −$2,770
• − Depreciation: −$6,051
• Taxable income: $6,421
• Est. tax owed @ 24.0%: −$1,541
• After-tax cash flow: $7,762/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): 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

+70.3% since first listed

14 events — show timeline

• 2025-07-12 Listed $208,000 OneKey® MLS as Distributed by MLS Grid
• 2022-11-19 Price Changed $89,500 RLS at REBNY
• 2014-10-03 Sold (MLS) $120,000 RLS at REBNY
• 2014-10-02 Sold (MLS) — RLS at REBNY
• 2013-08-31 Listed $145,000 RLS at REBNY
• 2013-07-09 Listed $150,000 RLS at REBNY
• 2013-07-04 Listed $130,000 RLS at REBNY
• 2013-07-04 Listed $130,000 RLS at REBNY
• 2013-07-04 Listed $130,000 RLS at REBNY
• 2013-07-04 Listed $130,000 RLS at REBNY
• 2013-07-04 Listed $130,000 RLS at REBNY
• 2013-07-04 Listed $122,156 RLS at REBNY
• 2013-07-03 Listed $130,000 BNYMLS
• 1997-02-28 Price Changed $122,156 RLS at REBNY