1216 E 82nd St #101 · New York, NY 11236

$239,900

1 bd · 1.0 ba · 432 sqft · Condo public records · 117 Days on market

Built 1982

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Why this score? — see what drove the C- 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 +21.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.1/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This one-bedroom condo is located in the Brook-club Condominium located in the heart of Canarsie Brooklyn. The unit is situated in a three story walk up. Features, a living room, a bedroom, galley kitchen and full bathroom. The many upgrades include refinished wood flooring, fresh paint, updated plumbing, fixtures and additional plumbing enhancements. The location provides convenient access to local amenities, pool, Gateway Mall, Belt Parkway, JFK Airport, Canarsie Park and various transportation options. Schedule your private showing today.

Key facts

• Canarsie park
• Updated plumbing
• Built 1982

Tags

• REFINISHED WOOD FLOORING
• UPDATED PLUMBING
• CANARSIE PARK

Property features AI

Finance

• Financial info: Financing available: Bank mortgage or cash; Typical down payment listed as 20%
• HOA & community: Monthly maintenance/ common fee of $245.48; Managed by Brook Club Condominium Association; Pets allowed (cats and dogs); Additional fee: $43

Exterior

• Parking: Street parking
• Utilities: Public water; Public sewer; Gas service
• Home design: Residential property; First-floor entry
• Exterior features: Semi-detached building; Part of a 4-unit building; Located on the first floor

Interior

• Kitchen: Galley kitchen; Microwave; Refrigerator; Stove
• Bedrooms: One bedroom on the first floor
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Gas heating; Hot water heat
• Interior features: Microwave; Refrigerator; Stove; Living/Dining combo
• Laundry & utility: No central AC units

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $240k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $240k).
• Recommended offer: $218k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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: 228 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 36% of the median local income ($81k/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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($218k) 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.
• Current owner paid $125k; list at $240k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; major wind risk, 65% 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 $218,309 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. 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?
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. 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.
9. 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.
10. 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: 1.01% ✓
• Cap rate: 7.99%
• Cash-on-cash: 6.07%
• DSCR: 1.27
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.7%
• Equity multiple: 0.68×
• Total profit: $-21,449
• Equity at exit: $35,770

10-year hold

• IRR: 0.8%
• Equity multiple: 1.06×
• Total profit: $3,820
• Equity at exit: $20,742

Cash invested: $67,172 (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 11236

• Active inventory: 228
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,414 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$209 /mo · $2,507/yr
• Insurance: −$100
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$507
• Net cashflow: $273

Break-even live

Break-even rent $2,068

Max offer price $239,900

Occupancy floor 84%

Sensitivity live

Price	-10% $409	-5% $341	+0% $273	+5% $205	+10% $137
Rent	-10% $83	-5% $178	+0% $273	+5% $369	+10% $464
Rate	-1.0pp $394	-0.5pp $334	base $273	+0.5pp $211	+1.0pp $148

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

HOA detail condo

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

Listing history 14 events

1. 2026-06-08
   statusdays on market $239,900 Pending 117 DOM
2. 2026-06-04
   days on market $239,900 Active 113 DOM
3. 2026-06-03
   days on market $239,900 Active 112 DOM
4. 2026-06-01
   days on market $239,900 Active 110 DOM
5. 2026-05-31
   days on market $239,900 Active 109 DOM
6. 2026-02-11
   listed $239,900 Active
7. 2025-11-26
   price $239,900
8. 2025-10-09
   historical
9. 2025-07-30
   price $249,000
10. 2025-05-22
    price $289,000
11. 2025-04-08
    listed $299,000 Active
12. 2005-09-08
    soldstatus $125,000
13. 2004-12-07
    soldstatus $86,500
14. 1990-02-02
    soldstatus $101,500

ⓘ 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: $2,507 · $209/mo
• Projected year-2 tax: $3,281 · $273/mo
• Expected delta: +$773/yr (+$64/mo · 30.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 59% 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 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: $28,962
• − Mortgage interest: −$13,438
• − Property taxes: −$2,507
• − Insurance: −$1,997
• − Repairs & maintenance: −$2,317
• − Management: −$2,317
• − Depreciation: −$6,979
• Taxable loss: −$593
• Est. tax savings @ 24.0%: +$142
• After-tax cash flow: $3,421/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): 88,051
• Household income: $81,464
• Rent vs Own: 48.4% rent · 51.6% own
• Severe rent burden: 4225.0

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 (79%)
• Race & ethnicity: Black 79% Hispanic / Latino 8% Two or more races 8% White 4% Asian 2%
• Hispanic origin (detail): Puerto Rican 3% Dominican 2%
• Common ancestry: Hispanic 14%
• Foreign-born: 45% · Canada, Mexico, China
• Languages at home: 74% English-only · French/Haitian/Cajun 14% Spanish 6% Chinese 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: ▼ -375.21%
• Current HPI: 330.8367
• Rent YoY: —
• 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

+136.4% since first listed

9 events — show timeline

• 2026-02-11 Listed $239,900 BNYMLS
• 2025-11-26 Price Changed $239,900 BNYMLS
• 2025-10-09 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-07-30 Price Changed $249,000 OneKey® MLS as Distributed by MLS Grid
• 2025-05-22 Price Changed $289,000 OneKey® MLS as Distributed by MLS Grid
• 2025-04-08 Listed $299,000 OneKey® MLS as Distributed by MLS Grid
• 2005-09-08 Sold (Public Records) $125,000 Public Records
• 2004-12-07 Sold (Public Records) $86,500 Public Records
• 1990-02-02 Sold (Public Records) $101,500 Public Records

Property tax history

+2.6%/yr

Latest (2025): $2,507 · +3.4% YoY. Source: county tax records.