2170 Brigham St Unit 4H · New York, NY 11229

$229,000

2 bd · 1.0 ba · 900 sqft · Condo · 50 Days on market

Good condition

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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 +8.6/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Prime Marine Park location!! This 2 Bedroom apartment has a large living room, 2 good sized bedrooms, eat-in-kitchen, dining area and a full bath. Maintenance includes all utilities. Close to all: Shopping, transportation, and a beautiful Marine Park. There is a recreation room, gym, parking (wait list). All are available in this well-maintained section of Brigham Park. A Must See!

Key facts

• Eat-in-kitchen
• Recreation room
• Dining area

Tags

• MARINE PARK LOCATION
• LARGE LIVING ROOM
• EAT-IN-KITCHEN
• DINING AREA
• RECREATION ROOM
• GYM

Property features AI

Finance

• Other: Co-op shares: 111.00; Building has 66 total units; Pets are not allowed
• Financial info: Financing available: Bank mortgage or cash; Flip tax of 7% applies
• HOA & community: Monthly common maintenance fee of $1,247.32; Managed by First Service Residential (Manager phone available)

Exterior

• Parking: Wait-list parking and other parking options
• Utilities: Electric service; Gas service; Heat service
• Home design: Residential unit on the 4th floor
• Exterior features: Located near Avenue U and Avenue V

Interior

• Kitchen: Refrigerator; Stove; Eat-in kitchen
• Bedrooms: 2 bedrooms on the first floor
• Bathrooms: 1 full bathroom on the first floor
• Heating & cooling: Heat (building supplied)
• Interior features: Air conditioning (1 unit); Elevator access; Window treatments
• Laundry & utility: Card-operated laundry in the building

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $229k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $808 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $229k).
• Recommended offer: $222k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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); 355 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $3,110/mo this rent would consume 53% 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 $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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $64k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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: flood insurance adds $66/mo.
• 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 $222,130 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.36% ✓
• Cap rate: 10.88%
• Cash-on-cash: 16.37%
• DSCR: 1.73
• 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: 11.5%
• Equity multiple: 1.48×
• Total profit: $30,892
• Equity at exit: $34,145

10-year hold

• IRR: 24.3%
• Equity multiple: 3.63×
• Total profit: $168,354
• Equity at exit: $19,800

Cash invested: $64,120 (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: 355
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $3,110 medium
• Mortgage (P&I): −$1,201
• Tax est. 1.5%: −$286 /mo · $3,435/yr
• Insurance: −$95
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$653
• Net cashflow: $808

Break-even live

Break-even rent $2,087

Max offer price $229,000

Occupancy floor 69%

Sensitivity live

Price	-10% $966	-5% $887	+0% $808	+5% $729	+10% $650
Rent	-10% $562	-5% $685	+0% $808	+5% $931	+10% $1,054
Rate	-1.0pp $924	-0.5pp $866	base $808	+0.5pp $749	+1.0pp $688

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	25d	1	1.12mi
3000 Emmons Ave Unit 5 Brooklyn, NY	2.0	2.0	840	$4,085	$4.86	25d	1	1.16mi

HOA detail condo

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

Listing history 28 events

1. 2026-06-18
   days on market $229,000 Active 50 DOM
2. 2026-06-17
   days on market $229,000 Active 49 DOM
3. 2026-06-16
   days on market $229,000 Active 48 DOM
4. 2026-06-15
   days on market $229,000 Active 47 DOM
5. 2026-06-13
   days on market $229,000 Active 45 DOM
6. 2026-06-10
   days on market $229,000 Active 41 DOM
7. 2026-06-08
   days on market $229,000 Active 40 DOM
8. 2026-06-08
   days on market $229,000 Active 39 DOM
9. 2026-06-04
   days on market $229,000 Active 36 DOM
10. 2026-06-03
    days on market $229,000 Active 35 DOM
11. 2026-06-02
    price $229,000 Active 33 DOM
12. 2026-06-01
    days on market $239,000 Active 33 DOM
13. 2026-05-31
    days on market $239,000 Active 32 DOM
14. 2026-04-29
    listed $239,000 Active
15. 2025-12-02
    historical
16. 2025-12-02
    historical
17. 2025-08-21
    price $220,000
18. 2025-08-21
    price $220,000
19. 2025-07-03
    price $225,000
20. 2025-05-27
    listed $249,000 Active
21. 2025-05-05
    listed $249,000 Active
22. 2023-02-21
    historical
23. 2023-02-21
    status Pending
24. 2022-11-16
    historical Contingent
25. 2022-07-22
    historical
26. 2022-07-07
    price $199,000
27. 2022-07-07
    price $199,000
28. 2022-02-15
    listed $225,000 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 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: $37,325
• − Mortgage interest: −$12,828
• − Property taxes: −$3,435
• − Insurance: −$1,942
• − Repairs & maintenance: −$2,986
• − Management: −$2,986
• − Depreciation: −$6,662
• Taxable income: $6,486
• Est. tax owed @ 24.0%: −$1,557
• After-tax cash flow: $8,142/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.

Condition & rehab AI · 9 photos

Good 75/100 Cosmetic rehab

This well-maintained 2-bedroom condo in a prime location offers a good starting point for a cosmetic renovation to enhance its resale and rental value.

Repairs flagged

• Minor kitchen cabinets — Dated cabinetry
• Minor bathroom fixtures — Small, dated space

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace kitchen cabinets — Modern cabinets improve functionality and aesthetics
• Both Replace bathroom fixtures — Upgraded fixtures enhance functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Dated cabinetry	Minor	$500–3,000
bathroom fixtures · Small, dated space	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace kitchen cabinets — Modern cabinets improve functionality and aesthetics ↑
• Both Replace bathroom fixtures — Upgraded fixtures enhance functionality and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+6.2% since first listed

15 events — show timeline

• 2026-04-29 Listed $239,000 BNYMLS
• 2025-12-02 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-12-02 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-08-21 Price Changed $220,000 BNYMLS
• 2025-08-21 Price Changed $220,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-03 Price Changed $225,000 BNYMLS
• 2025-05-27 Listed $249,000 OneKey® MLS as Distributed by MLS Grid
• 2025-05-05 Listed $249,000 OneKey® MLS as Distributed by MLS Grid
• 2023-02-21 Listing Removed — SIBORMLS
• 2023-02-21 Pending — SIBORMLS
• 2022-11-16 Contingent — SIBORMLS
• 2022-07-22 Listing Removed — SIBORMLS
• 2022-07-07 Price Changed $199,000 BNYMLS
• 2022-07-07 Price Changed $199,000 SIBORMLS
• 2022-02-15 Listed $225,000 SIBORMLS