627 Dekalb Ave Unit 5B · New York, NY 11216

$665,000

1 bd · 1.0 ba · 614 sqft · Condo public records · 35 Days on market

Built 2018 $492/mo HOA · 12% of rent

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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
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +4.4/5.0
• Cash flow +3.9/30.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• 1% rule +1.1/10.0
• DSCR +0.0/10.0

Listing remarks

Please Note this is a Cash or nontraditional financing at this time. Enjoy Brooklyn living at its best at 627 DeKalb, is an elevator building designed by Isaac & Stern, conveniently located at the junction of DeKalb and Nostrand Avenues in prime Bedford-Stuyvesant. #5B is a nicely proportioned one bedroom / one bath (1BR/1BTH) with stunning city views! Features include: an open concept kitchen features Ceasarstone quartz counters, Hans-Grohe fixtures, an exterior vented hood for serious chefs, and a Nolte German & Bertazzoni appliance package including: gas burning stove, matte steel refrigerator, and front loading dishwasher. Sleek minimal bathrooms are designed with marble p

Key facts

• Hans-grohe fixtures
• Open concept kitchen
• Elevator building

Tags

• ELEVATOR BUILDING
• OPEN CONCEPT KITCHEN
• CEASARSTONE QUARTZ COUNTERS
• HANS-GROHE FIXTURES
• EXTERIOR VENTED HOOD
• NOLTE GERMAN APPLIANCES

Property features AI

Finance

• Other: Pets allowed in building (restrictions apply)
• Financial info: Building contains 35 total units
• HOA & community: Association fee of $492 monthly

Exterior

• Parking: Has garage
• Home design: 7-story building; Entry level: 3
• Construction: New construction
• Exterior features: Building roof deck; Private outdoor space under 60 sqft; South exposure; Has a view

Interior

• Kitchen: Dishwasher
• Bedrooms: Entry level located on 3
• Bathrooms: 1 full bathroom
• Interior features: Total of 3 rooms; Basement: Other; Building has bike storage and additional storage
• Laundry & utility: Washer hookup; In-unit laundry; Washer/dryer allowed

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $665k.

Deal economics

• At list price, monthly cash flow is $-2k ($-23k/yr) — negative.
• To cash-flow at today's rent, offer at most $391k (41.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $405k (39.2% below list).
• Recommended offer: $391k (41.2% below list) — sets the bar for cash-flow.

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 (+7.7%/yr); 120 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $4,046/mo this rent would consume 48% of the median local household income ($101k/yr) (locally 4473% 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 $71k of equity ($5k loan paydown + $66k 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 ~$114k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($645k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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

• Climate carrying-cost: major wind risk, 27% 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 $391,275 (41.2% 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 35 days. Have you received any prior offers? Is the seller open to a 41% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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. 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?
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: 0.61% ✗
• Cap rate: 2.88%
• Cash-on-cash: -12.19%
• DSCR: 0.46
• GRM: 13.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 7.72% rent growth · sell at horizon

5-year hold

• IRR: 17.0%
• Equity multiple: 2.41×
• Total profit: $262,187
• Equity at exit: $599,085

10-year hold

• IRR: 17.1%
• Equity multiple: 5.92×
• Total profit: $916,887
• Equity at exit: $1,291,949

Cash invested: $186,200 (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 11216

• Home prices YoY: 3.4%
• Rents YoY: 7.7%
• Active inventory: 120
• Price-to-rent: 13.7×

Monthly cashflow live

• Estimated rent: $4,046 high
• Mortgage (P&I): −$3,487
• Tax est. 1.5%: −$831 /mo · $9,975/yr
• Insurance: −$277
• HOA: −$492
• Vacancy / Maint / Mgmt: −$850
• Net cashflow: $-1,892

Break-even live

Break-even rent $6,440

Max offer price $391,275

Occupancy floor —

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: $166,250
• Closing costs: $19,950
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
198 Hancock St Brooklyn, NY	1.0	1.0	400	$2,450	$6.12	24d	1	0.67mi
328 Hancock St Brooklyn, NY	2.0	1.0	500	$2,800	$5.60	24d	1	0.74mi
565 Nostrand Ave Unit 1 Brooklyn, NY	—	1.0	600	$2,000	$3.33	6d	1	0.97mi
475 Clermont Ave Brooklyn, NY	2.0	1.0–2.0	807	$5,144	$6.37	3d	7	1.08mi
545 Vanderbilt Ave Brooklyn, NY	2.0	1.0	600	$4,910	$8.18	2d	3	1.09mi
250 Union Ave #2119 Brooklyn, NY	1.0–2.0	1.0	590	$3,500	$5.93	24d	2	1.10mi
668 Nostrand Ave #1 Brooklyn, NY	1.0	1.0	611	$4,200	$6.87	18d	1	1.13mi
552 Prospect Pl Unit 3A Brooklyn, NY	1.0	1.0	676	$4,500	$6.66	24d	1	1.21mi
275 S 5th St #1698 Brooklyn, NY	1.0	1.0	450	$4,860	$10.80	24d	2	1.25mi
151 S Elliott Pl Brooklyn, NY	1.0–2.0	1.0–2.0	655	$4,670	$7.13	1d	2	1.36mi
955 Sterling Pl Unit 415 Brooklyn, NY	2.0	1.0	680	$5,150	$7.57	24d	1	1.36mi
955 Sterling Pl #1936 Brooklyn, NY	1.0	1.0	540	$3,170	$5.87	20d	1	1.36mi
755 Washington Ave Brooklyn, NY	1.0	1.0	700	$1,800	$2.57	20d	1	1.38mi
482 Kent Ave Brooklyn, NY	2.0	1.0–2.0	750	$6,545	$8.73	2d	3	1.43mi
478 Kent Ave Brooklyn, NY	2.0	1.0–2.0	775	$5,920	$7.64	2d	3	1.43mi
11 Wharf Way Brooklyn, NY	1.0	1.0	610	$4,870	$7.98	1d	2	1.45mi
461 Dean St Brooklyn, NY	1.0	1.0	781	$5,320	$6.81	4d	5	1.45mi

HOA detail condo

• Monthly dues: $492 · $5,904/yr
• Likely covers: gas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-06-03
   days on market $665,000 Active 35 DOM
2. 2026-06-01
   days on market $665,000 Active 33 DOM
3. 2026-05-31
   days on market $665,000 Active 32 DOM
4. 2026-04-29
   listed $665,000 Active
5. 2024-05-09
   historical $3,000
6. 2024-05-03
   listed $3,000
7. 2019-10-23
   price $600,000
8. 2019-04-16
   listed $650,000
9. 2019-04-16
   listed $650,000

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 20% 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 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $48,547
• − Mortgage interest: −$37,250
• − Property taxes: −$9,975
• − Insurance: −$3,325
• − Repairs & maintenance: −$3,884
• − Management: −$3,884
• − HOA: −$5,904
• − Depreciation: −$19,345
• Taxable loss: −$35,020
• Est. tax savings @ 24.0%: +$8,405
• After-tax cash flow: $-14,295/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): 60,685
• Household income: $101,277
• Rent vs Own: 78.7% rent · 21.3% own
• Severe rent burden: 4473.0

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 46% White 29% Hispanic / Latino 12% Two or more races 11% Asian 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Dominican 2%
• Common ancestry: Romanian 2% Lithuanian 2% Hispanic 2%
• Foreign-born: 22% · Canada, Mexico, China
• Languages at home: 80% English-only · Spanish 8% French/Haitian/Cajun 3% Other Indo-European 2%

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: ▲ 27.76%
• Current HPI: 849.9392
• Rent YoY: ▲ 7.72%
• 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

+2.3% since first listed

6 events — show timeline

• 2026-04-29 Listed $665,000 RLS at REBNY
• 2024-05-09 Rental Removed $3,000 REBNY
• 2024-05-03 Listed for Rent $3,000 REBNY
• 2019-10-23 Price Changed $600,000 RLS at REBNY
• 2019-04-16 Listed $650,000 RLS at REBNY
• 2019-04-16 Listed $650,000 RLS at REBNY

Property tax history

-0.2%/yr

Latest (2025): $488 · -1.0% YoY. Source: county tax records.