2020 E 41st St Unit 2B · New York, NY 11234

$179,500

1 bd · 1.0 ba · 715 sqft · Condo · 214 Days on market

Built 1931

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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 +8.8/10.0
• 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

Welcome to 2020 E 41st Street, Unit 2B — a spacious, move-in-ready one-bedroom, one-bath co-op located in the desirable Flatlands section of Brooklyn. This charming pre-war elevator building blends timeless character with modern comfort and convenience with spacious closets. Enter through a welcoming hallway that opens into a bright, open-concept living and dining area featuring beautiful parquet wood floors, high ceilings, and abundant natural light. The updated kitchen offers custom wood cabinetry, stainless steel appliances, and a convenient breakfast bar—ideal for casual dining or entertaining. The king-sized bedroom boasts double window exposures that fill the room with nat

Key facts

• Open concept living
• Spacious closets
• Breakfast bar

Tags

• SPACIOUS CLOSETS
• OPEN CONCEPT LIVING
• CUSTOM WOOD CABINETRY
• STAINLESS STEEL APPLIANCES
• BREAKFAST BAR
• DOUBLE WINDOW EXPOSURES

Property features AI

Finance

• HOA & community: Building elevator(s); Live-in superintendent; Maintenance provided; Trash service; Other association amenities

Exterior

• Parking: On-street parking
• Utilities: Public sewer; Water available; Sewer available; Natural gas available; Public trash collection
• Home design: Stock cooperative; Measured living area; 6-story building
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Refrigerator
• Bedrooms: 4 rooms total; Basement level storage (basement present)
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating (natural gas); Wall/window air conditioning unit(s)
• Interior features: Open kitchen; Walk-in closet(s); Elevator
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $180k.

Deal economics

• At list price, monthly cash flow is $644 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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 (+16.2%/yr); 459 active listings in the ZIP; solid renter incomes; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• This rent runs 30% of the median local income ($97k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 $50k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 214 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y 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 $124k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1931 — 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 $157,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 214 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 1931 — 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: 1.38% ✓
• Cap rate: 11.04%
• Cash-on-cash: 16.96%
• DSCR: 1.75
• GRM: 6.1

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: 11.8%
• Equity multiple: 1.50×
• Total profit: $25,039
• Equity at exit: $26,764

10-year hold

• IRR: 24.6%
• Equity multiple: 3.67×
• Total profit: $134,304
• Equity at exit: $15,520

Cash invested: $50,260 (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 11234

• Rents YoY: 16.2%
• Active inventory: 459
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,469 medium
• Mortgage (P&I): −$941
• Tax est. 1.5%: −$224 /mo · $2,692/yr
• Insurance: −$75
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$519
• Net cashflow: $644

Break-even live

Break-even rent $1,654

Max offer price $179,500

Occupancy floor 69%

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: $44,875
• Closing costs: $5,385
• Reserves months: —
• Total cash needed: —

HOA detail condo

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

Listing history 21 events

1. 2026-06-18
   days on market $179,500 Active 214 DOM
2. 2026-06-17
   days on market $179,500 Active 213 DOM
3. 2026-06-15
   days on market $179,500 Active 211 DOM
4. 2026-06-13
   days on market $179,500 Active 209 DOM
5. 2026-06-10
   days on market $179,500 Active 205 DOM
6. 2026-06-08
   days on market $179,500 Active 204 DOM
7. 2026-06-04
   days on market $179,500 Active 200 DOM
8. 2026-06-03
   days on market $179,500 Active 199 DOM
9. 2026-06-01
   days on market $179,500 Active 197 DOM
10. 2026-05-31
    days on market $179,500 Active 196 DOM
11. 2025-11-16
    listed $179,500 Active
12. 2025-10-16
    historical
13. 2025-07-18
    price $190,000
14. 2025-06-27
    listed $195,000 Active
15. 2025-06-27
    historical
16. 2025-06-17
    price $195,000
17. 2025-06-05
    price $205,000
18. 2025-04-16
    listed $210,000 Active
19. 2013-02-06
    soldstatus $124,500
20. 2013-02-06
    price $140,000
21. 2012-03-10
    listed $124,500

ⓘ 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) · 76% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 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: $29,630
• − Mortgage interest: −$10,055
• − Property taxes: −$2,692
• − Insurance: −$1,695
• − Repairs & maintenance: −$2,370
• − Management: −$2,370
• − Depreciation: −$5,222
• Taxable income: $5,225
• Est. tax owed @ 24.0%: −$1,254
• After-tax cash flow: $6,470/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): 83,187
• Household income: $97,479
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 2384.0

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 0.69)
• Race & ethnicity: Black 42% White 35% Hispanic / Latino 10% Asian 8% Two or more races 7%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4%
• Common ancestry: Hispanic 8% Scotch-Irish 3% Romanian 2%
• Foreign-born: 35% · Canada, China, Mexico
• Languages at home: 65% English-only · French/Haitian/Cajun 9% Spanish 7% Russian/Polish/Slavic 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: ▼ -667.47%
• Current HPI: 318.0416
• Rent YoY: ▲ 16.21%
• 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

+44.2% since first listed

11 events — show timeline

• 2025-11-16 Listed $179,500 OneKey® MLS as Distributed by MLS Grid
• 2025-10-16 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-07-18 Price Changed $190,000 OneKey® MLS as Distributed by MLS Grid
• 2025-06-27 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-06-27 Listed $195,000 OneKey® MLS as Distributed by MLS Grid
• 2025-06-17 Price Changed $195,000 OneKey® MLS as Distributed by MLS Grid
• 2025-06-05 Price Changed $205,000 OneKey® MLS as Distributed by MLS Grid
• 2025-04-16 Listed $210,000 OneKey® MLS as Distributed by MLS Grid
• 2013-02-06 Price Changed $140,000 RLS at REBNY
• 2013-02-06 Sold (MLS) $124,500 RLS at REBNY
• 2012-03-10 Listed $124,500 RLS at REBNY