2181 Pacific St Unit 2C · New York, NY 11233

$350,000

3 bd · 1.0 ba · 937 sqft · Condo · 80 Days on market

Built 1910

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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).

• Appreciation +10.0/10.0
• Cash flow +7.8/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.9/10.0

Listing remarks MLS

Welcome to 2181 Pacific Street , a spacious three-bedroom market-rate co-op located in Crown Heights East. This inviting residence offers a balance of classic New York charm and modern updates, presenting an excellent opportunity for buyers seeking space, value, and neighborhood accessibility. The apartment is filled with abundant natural light and features hardwood floors throughout, creating a warm and cohesive living environment. A modern kitchen enhances functionality, while the open living and dining area provides flexibility for both everyday living and entertaining. The well-proportioned bedrooms offer comfort and versatility, whether for primary use, guests, or a home office. This pet-friendly co-op is conveniently located near schools, parks, dining, and shopping, with easy access to neighboring areas such as Bedford-Stuyvesant and central Crown Heights. Commuting is straightforward and accessible, with the Crown Heights-Utica Avenue station located at Utica Avenue and Fulton Street approximately 10-12 minutes away, providing A and C train service. Additional access to the Utica Avenue station at Utica Avenue and Eastern Parkway offers 3 and 4 train service, creating multiple convenient transit options throughout Brooklyn and into Manhattan. Offering space, light, and accessibility in a growing Brooklyn neighborhood, this home presents a compelling opportunity for buyers seeking a home in Brooklyn. FINANCING MAY BE LIMITED DUE TO BUILDING FINANCIALS; ALL-CASH PURCHASES ARE STRONGLY ENCOURAGED.

Key facts

• Crown heights east
• Pet-friendly co-op
• Modern kitchen

Tags

• CROWN HEIGHTS EAST
• ABUNDANT NATURAL LIGHT
• HARDWOOD FLOORS
• MODERN KITCHEN
• OPEN LIVING AND DINING AREA
• PET-FRIENDLY CO-OP

Property features AI

Finance

• Other: Living area reported as 900 (source: Other)
• Financial info: Financial details not provided
• HOA & community: Has association: 2181 Pacific St. HDFC Inc.

Exterior

• Parking: On-street parking; No carport
• Security: Security details not provided
• Utilities: Electricity connected (Con-Edison); Natural gas connected; Public sewer
• Home design: Stock cooperative; Actual property condition
• Construction: Built with brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: Bedrooms information not provided
• Flooring: Flooring information not provided
• Bathrooms: One full bathroom
• Heating & cooling: Steam heating; Wall/window air conditioning units
• Interior features: Other interior features; Located on the second floor; Four total stories in the building; Five total rooms
• Laundry & utility: Laundry details not provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath condo listed at $350k.

Deal economics

• At list price, monthly cash flow is $-381 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $295k (15.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $258k (26.3% below list).
• Recommended offer: $258k (26.3% below list) — sets the bar for 1% rule.
• Cap rate 5.0% 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.
• 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; 12 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 $2,579/mo this rent would consume 50% 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 $37k of equity ($2k loan paydown + $35k 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 ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($329k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 39% 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 $257,896 (26.3% 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 80 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
10. 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.
11. 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.
12. 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: 0.74% ✗
• Cap rate: 4.99%
• Cash-on-cash: -4.67%
• DSCR: 0.79
• GRM: 11.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 22.0%
• Equity multiple: 2.79×
• Total profit: $175,602
• Equity at exit: $315,308

10-year hold

• IRR: 20.6%
• Equity multiple: 6.69×
• Total profit: $557,818
• Equity at exit: $679,973

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 11233

• Home prices YoY: 2.9%
• Rents YoY: 6.4%
• Active inventory: 152
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,579 high
• Mortgage (P&I): −$1,835
• Tax est. 1.5%: −$438 /mo · $5,250/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$542
• Net cashflow: $-381

Break-even live

Break-even rent $3,062

Max offer price $294,813

Occupancy floor —

Sensitivity live

Price	-10% $-140	-5% $-260	+0% $-381	+5% $-502	+10% $-623
Rent	-10% $-585	-5% $-483	+0% $-381	+5% $-280	+10% $-178
Rate	-1.0pp $-205	-0.5pp $-292	base $-381	+0.5pp $-472	+1.0pp $-564

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 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
338 Chauncey St Unit 3A Brooklyn, NY	2.0	1.0	900	$3,500	$3.89	26d	1	0.45mi
22 Granite St Brooklyn, NY	4.0	2.0	586	$1,150	$1.96	6d	1	0.54mi
1066 Putnam Ave Brooklyn, NY	4.0	2.0	647	$1,110	$1.71	7d	1	0.83mi
951 Madison St Brooklyn, NY	4.0	1.0	1000	$1,260	$1.26	26d	1	0.92mi
166A Schaefer St Unit 3 FL Brooklyn, NY	3.0	1.0	900	$3,995	$4.44	26d	1	0.95mi
148 Cornelia St Brooklyn, NY	4.0	1.0	652	$1,190	$1.82	22d	1	1.03mi
223 Weirfield St Brooklyn, NY	4.0	1.0	585	$1,330	$2.27	22d	1	1.10mi
1225 Hancock St Brooklyn, NY	4.0	2.0	600	$1,230	$2.05	22d	1	1.12mi
1266 Park Pl Unit 1A Brooklyn, NY	2.0	1.5	886	$3,250	$3.67	26d	1	1.15mi
5611 Clover Pl #402 Glendale, NY	3.0	1.0	804	$2,995	$3.73	26d	1	1.44mi
595 Kosciuszko St Brooklyn, NY	4.0	1.0	1100	$1,190	$1.08	26d	1	1.47mi
173 Bleecker St Brooklyn, NY	4.0	1.0	520	$1,180	$2.27	7d	1	1.48mi

HOA detail condo

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

Listing history 16 events

1. 2026-06-21
   days on market $350,000 Active 80 DOM
2. 2026-06-18
   days on market $350,000 Active 77 DOM
3. 2026-06-17
   days on market $350,000 Active 76 DOM
4. 2026-06-15
   days on market $350,000 Active 74 DOM
5. 2026-06-13
   days on market $350,000 Active 72 DOM
6. 2026-06-10
   days on market $350,000 Active 68 DOM
7. 2026-06-08
   days on market $350,000 Active 67 DOM
8. 2026-06-08
   days on market $350,000 Active 66 DOM
9. 2026-06-04
   days on market $350,000 Active 63 DOM
10. 2026-06-03
    days on market $350,000 Active 62 DOM
11. 2026-06-01
    days on market $350,000 Active 60 DOM
12. 2026-05-31
    days on market $350,000 Active 59 DOM
13. 2026-04-02
    listed $350,000 Active

    Show marketing remark (1537 chars)

    Welcome to 2181 Pacific Street , a spacious three-bedroom market-rate co-op located in Crown Heights East. This inviting residence offers a balance of classic New York charm and modern updates, presenting an excellent opportunity for buyers seeking space, value, and neighborhood accessibility. The apartment is filled with abundant natural light and features hardwood floors throughout, creating a warm and cohesive living environment. A modern kitchen enhances functionality, while the open living and dining area provides flexibility for both everyday living and entertaining. The well-proportioned bedrooms offer comfort and versatility, whether for primary use, guests, or a home office. This pet-friendly co-op is conveniently located near schools, parks, dining, and shopping, with easy access to neighboring areas such as Bedford-Stuyvesant and central Crown Heights. Commuting is straightforward and accessible, with the Crown Heights-Utica Avenue station located at Utica Avenue and Fulton Street approximately 10-12 minutes away, providing A and C train service. Additional access to the Utica Avenue station at Utica Avenue and Eastern Parkway offers 3 and 4 train service, creating multiple convenient transit options throughout Brooklyn and into Manhattan. Offering space, light, and accessibility in a growing Brooklyn neighborhood, this home presents a compelling opportunity for buyers seeking a home in Brooklyn. FINANCING MAY BE LIMITED DUE TO BUILDING FINANCIALS; ALL-CASH PURCHASES ARE STRONGLY ENCOURAGED.

14. 2026-04-02
    listed $350,000 Active 1537-char remark

    Show marketing remark (1537 chars)

    Welcome to 2181 Pacific Street , a spacious three-bedroom market-rate co-op located in Crown Heights East. This inviting residence offers a balance of classic New York charm and modern updates, presenting an excellent opportunity for buyers seeking space, value, and neighborhood accessibility. The apartment is filled with abundant natural light and features hardwood floors throughout, creating a warm and cohesive living environment. A modern kitchen enhances functionality, while the open living and dining area provides flexibility for both everyday living and entertaining. The well-proportioned bedrooms offer comfort and versatility, whether for primary use, guests, or a home office. This pet-friendly co-op is conveniently located near schools, parks, dining, and shopping, with easy access to neighboring areas such as Bedford-Stuyvesant and central Crown Heights. Commuting is straightforward and accessible, with the Crown Heights-Utica Avenue station located at Utica Avenue and Fulton Street approximately 10-12 minutes away, providing A and C train service. Additional access to the Utica Avenue station at Utica Avenue and Eastern Parkway offers 3 and 4 train service, creating multiple convenient transit options throughout Brooklyn and into Manhattan. Offering space, light, and accessibility in a growing Brooklyn neighborhood, this home presents a compelling opportunity for buyers seeking a home in Brooklyn. FINANCING MAY BE LIMITED DUE TO BUILDING FINANCIALS; ALL-CASH PURCHASES ARE STRONGLY ENCOURAGED.

15. 2024-08-21
    historical
16. 2024-05-21
    listed $300,000 Active

ⓘ 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 · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 39% 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: $30,948
• − Mortgage interest: −$19,605
• − Property taxes: −$5,250
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,476
• − Management: −$2,476
• − Depreciation: −$10,182
• Taxable loss: −$10,791
• Est. tax savings @ 24.0%: +$2,590
• After-tax cash flow: $-1,987/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

+16.7% since first listed

4 events — show timeline

• 2026-04-02 Listed $350,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-02 Listed $350,000 RLS at REBNY
• 2024-08-21 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-05-21 Listed $300,000 OneKey® MLS as Distributed by MLS Grid