3171 Whitney Ave Unit 1B · New York, NY 11229

$149,000

1 bd · 1.0 ba · 750 sqft · Condo · 268 Days on market

↓ 32% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

MARINE PARK/ GERRITSEN BEACH-1 bedroom co-op, first floor unit in the Graham, large open floor plan in the living room & dining room, beautiful hardwood floor throughout, full kitchen with breakfast bar, granite countertops, dishwasher, refrigerator, stove and microwave, oversized bedroom with walk in closet, modern full bath with jacuzzi tub, air conditioner/heating units in each room, washer/dryer in apartment, bright and airy, excellent condition, perfect co-op for someone just starting out or looking to downsize and stay in Brooklyn, wait list for parking, 100% owner occupied, no pets, no subletting, maintenance $908.12 includes water, sewer and property taxes, come visit and make this unit your new home, very easy to show, we have keys, **some photos have been virtually staged**

Key facts

• Walk-in closet
• Open layout
• Granite countertops

Tags

• OPEN LAYOUT
• HARDWOOD FLOORS
• BREAKFAST BAR
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• WALK-IN CLOSET

Property features AI

Finance

• Other: Co-op shares: 328; Pets are not allowed; Handicap access available; Building contains 27 units
• Financial info: Cash financing noted; Flip tax of $5,000
• HOA & community: Monthly maintenance fee of $1,239.91; Managed by Delkap Management (manager phone available)

Exterior

• Security: Intercom door
• Utilities: Public water; Sewer; Septic
• Home design: Residential property; First-floor location
• Exterior features: Intercom entry; First-floor unit

Interior

• Kitchen: Refrigerator; Stove
• Bedrooms: One bedroom on the first floor
• Flooring: Hardwood floors
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Steam/radiator heat; Two A/C units
• Interior features: Central A/C plus a second A/C unit; Intercom door; Hardwood floors; Refrigerator; Stove

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $149k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $149k).
• Recommended offer: $131k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.7% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $3,091/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 $1k of loan paydown is wiped out by about $4k 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 $42k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 268 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $41k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $131,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 268 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. 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?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.07% ✓
• Cap rate: 17.67%
• Cash-on-cash: 40.63%
• DSCR: 2.81
• GRM: 4.0

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: 42.7%
• Equity multiple: 2.97×
• Total profit: $82,202
• Equity at exit: $22,216

10-year hold

• IRR: 51.0%
• Equity multiple: 7.28×
• Total profit: $261,968
• Equity at exit: $12,883

Cash invested: $41,720 (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: 4.0×

Monthly cashflow live

• Estimated rent: $3,091 medium
• Mortgage (P&I): −$781
• Tax est. 1.5%: −$186 /mo · $2,235/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$649
• Net cashflow: $1,412

Break-even live

Break-even rent $1,303

Max offer price $149,000

Occupancy floor 49%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	24d	1	0.99mi
3000 Emmons Ave Unit 1 Brooklyn, NY	—	1.0	536	$3,273	$6.11	24d	1	1.06mi
3000 Emmons Ave Unit 5 Brooklyn, NY	2.0	2.0	840	$4,085	$4.86	24d	1	1.06mi

HOA detail condo

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

Listing history 23 events

1. 2026-06-18
   days on market $149,000 Active 268 DOM
2. 2026-06-17
   days on market $149,000 Active 267 DOM
3. 2026-06-15
   days on market $149,000 Active 265 DOM
4. 2026-06-13
   days on market $149,000 Active 263 DOM
5. 2026-06-10
   days on market $149,000 Active 259 DOM
6. 2026-06-08
   days on market $149,000 Active 258 DOM
7. 2026-06-03
   days on market $149,000 Active 253 DOM
8. 2026-06-01
   days on market $149,000 Active 251 DOM
9. 2026-05-31
   days on market $149,000 Active 250 DOM
10. 2026-05-04
    price $149,000
11. 2026-04-21
    price $159,000
12. 2025-12-09
    price $165,000
13. 2025-10-29
    price $179,000
14. 2025-09-22
    listed $190,000 Active
15. 2024-06-26
    soldstatus $185,000 Sold 798-char remark

    Show marketing remark (798 chars)

    MARINE PARK/ GERRITSEN BEACH-1 bedroom co-op, first floor unit in the Graham, large open floor plan in the living room & dining room, beautiful hardwood floor throughout, full kitchen with breakfast bar, granite countertops, dishwasher, refrigerator, stove and microwave, oversized bedroom with walk in closet, modern full bath with jacuzzi tub, air conditioner/heating units in each room, washer/dryer in apartment, bright and airy, excellent condition, perfect co-op for someone just starting out or looking to downsize and stay in Brooklyn, wait list for parking, 100% owner occupied, no pets, no subletting, maintenance $908.12 includes water, sewer and property taxes, come visit and make this unit your new home, very easy to show, we have keys, **some photos have been virtually staged**

16. 2024-04-09
    status Pending 798-char remark

    Show marketing remark (798 chars)

    MARINE PARK/ GERRITSEN BEACH-1 bedroom co-op, first floor unit in the Graham, large open floor plan in the living room & dining room, beautiful hardwood floor throughout, full kitchen with breakfast bar, granite countertops, dishwasher, refrigerator, stove and microwave, oversized bedroom with walk in closet, modern full bath with jacuzzi tub, air conditioner/heating units in each room, washer/dryer in apartment, bright and airy, excellent condition, perfect co-op for someone just starting out or looking to downsize and stay in Brooklyn, wait list for parking, 100% owner occupied, no pets, no subletting, maintenance $908.12 includes water, sewer and property taxes, come visit and make this unit your new home, very easy to show, we have keys, **some photos have been virtually staged**

17. 2024-01-26
    status Active 798-char remark

    Show marketing remark (798 chars)

    MARINE PARK/ GERRITSEN BEACH-1 bedroom co-op, first floor unit in the Graham, large open floor plan in the living room & dining room, beautiful hardwood floor throughout, full kitchen with breakfast bar, granite countertops, dishwasher, refrigerator, stove and microwave, oversized bedroom with walk in closet, modern full bath with jacuzzi tub, air conditioner/heating units in each room, washer/dryer in apartment, bright and airy, excellent condition, perfect co-op for someone just starting out or looking to downsize and stay in Brooklyn, wait list for parking, 100% owner occupied, no pets, no subletting, maintenance $908.12 includes water, sewer and property taxes, come visit and make this unit your new home, very easy to show, we have keys, **some photos have been virtually staged**

18. 2023-12-02
    status Pending 798-char remark

    Show marketing remark (798 chars)

    MARINE PARK/ GERRITSEN BEACH-1 bedroom co-op, first floor unit in the Graham, large open floor plan in the living room & dining room, beautiful hardwood floor throughout, full kitchen with breakfast bar, granite countertops, dishwasher, refrigerator, stove and microwave, oversized bedroom with walk in closet, modern full bath with jacuzzi tub, air conditioner/heating units in each room, washer/dryer in apartment, bright and airy, excellent condition, perfect co-op for someone just starting out or looking to downsize and stay in Brooklyn, wait list for parking, 100% owner occupied, no pets, no subletting, maintenance $908.12 includes water, sewer and property taxes, come visit and make this unit your new home, very easy to show, we have keys, **some photos have been virtually staged**

19. 2023-11-05
    listed $199,000 Active 798-char remark

    Show marketing remark (798 chars)

    MARINE PARK/ GERRITSEN BEACH-1 bedroom co-op, first floor unit in the Graham, large open floor plan in the living room & dining room, beautiful hardwood floor throughout, full kitchen with breakfast bar, granite countertops, dishwasher, refrigerator, stove and microwave, oversized bedroom with walk in closet, modern full bath with jacuzzi tub, air conditioner/heating units in each room, washer/dryer in apartment, bright and airy, excellent condition, perfect co-op for someone just starting out or looking to downsize and stay in Brooklyn, wait list for parking, 100% owner occupied, no pets, no subletting, maintenance $908.12 includes water, sewer and property taxes, come visit and make this unit your new home, very easy to show, we have keys, **some photos have been virtually staged**

20. 2023-09-20
    price $199,000
21. 2023-08-08
    price $210,000
22. 2023-03-31
    price $215,000
23. 2023-01-25
    price $219,000

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 58% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $37,097
• − Mortgage interest: −$8,346
• − Property taxes: −$2,235
• − Insurance: −$745
• − Repairs & maintenance: −$2,968
• − Management: −$2,968
• − Depreciation: −$4,335
• Taxable income: $15,500
• Est. tax owed @ 24.0%: −$3,720
• After-tax cash flow: $13,230/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

-32.0% since first listed

14 events — show timeline

• 2026-05-04 Price Changed $149,000 BNYMLS
• 2026-04-21 Price Changed $159,000 BNYMLS
• 2025-12-09 Price Changed $165,000 BNYMLS
• 2025-10-29 Price Changed $179,000 BNYMLS
• 2025-09-22 Listed $190,000 BNYMLS
• 2024-06-26 Sold (MLS) $185,000 BNYMLS
• 2024-04-09 Pending — BNYMLS
• 2024-01-26 Relisted — BNYMLS
• 2023-12-02 Pending — BNYMLS
• 2023-11-05 Listed $199,000 BNYMLS
• 2023-09-20 Price Changed $199,000 BNYMLS
• 2023-08-08 Price Changed $210,000 BNYMLS
• 2023-03-31 Price Changed $215,000 BNYMLS
• 2023-01-25 Price Changed $219,000 BNYMLS