570 Wythe Ave Unit 6A · New York, NY 11249

$1,250,000

4 bd · 2.5 ba · 1,367 sqft · Condo public records · 69 Days on market

Built 2000 ↓ 7% since listing

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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).

• Cash flow +12.6/30.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• Schools +5.0/10.0
• Rent growth +4.7/5.0
• DSCR +3.8/10.0
• Livability +3.8/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0

Listing remarks

Unit 6A at 570 Wythe Ave is a bright, comfortable condo located in the heart of Williamsburg. The building is well-maintained and features an elevator, providing a modern and convenient living experience. The unit enjoys abundant natural light with serene views of the water and surrounding greenery. It also offers a spacious private yard ideal to enjoy, a nicely sized porch perfect for relaxing or entertaining, and a dedicated storage room for added convenience. Set in a highly desirable Williamsburg location, this home provides a modern, well-appointed living space suited for a wide range of lifestyles.

Key facts

• Storage room
• Porch
• Private yard

Tags

• PRIVATE YARD
• PORCH
• STORAGE ROOM
• WILLIAMSBURG LOCATION

Property features AI

Exterior

• Parking: No carport; No dedicated parking features listed
• Utilities: Electricity available; Sewer: other/unspecified
• Home design: Condominium
• Construction: Built with other/unspecified materials; Other/unspecified foundation
• Exterior features: Other construction materials; Other foundation details; Not waterfront

Interior

• Kitchen: Other appliances (specific items not provided)
• Bedrooms: 6 entry level (entry level indicated as 6)
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air conditioning; Other heating (specific type not provided)
• Interior features: Other interior features (details not provided)
• Laundry & utility: Washer/dryer details not provided

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath condo listed at $1.25M.

Deal economics

• At list price, monthly cash flow is $-157 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $1.22M (2.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $984k (21.3% below list).
• Recommended offer: $984k (21.3% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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 (+8.7%/yr); 129 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $9,838/mo this rent would consume 96% of the median local household income ($123k/yr) (locally 2717% 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 $60k of equity ($9k loan paydown + $51k appreciation (4.1% 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 ~$97k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($1.18M) 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.

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 $983,768 (21.3% 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 69 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
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. 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: 0.79% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.54%
• DSCR: 0.98
• GRM: 10.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.11% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 12.3%
• Equity multiple: 1.76×
• Total profit: $267,025
• Equity at exit: $641,536

10-year hold

• IRR: 15.7%
• Equity multiple: 3.78×
• Total profit: $973,182
• Equity at exit: $1,055,530

Cash invested: $350,000 (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 11249

• Home prices YoY: 0.8%
• Rents YoY: 8.7%
• Active inventory: 129
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $9,838 high
• Mortgage (P&I): −$6,555
• Tax from tax record: −$852 /mo · $10,228/yr
• Insurance: −$521
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,066
• Net cashflow: $-157

Break-even live

Break-even rent $10,036

Max offer price $1,222,343

Occupancy floor 97%

Sensitivity live

Price	-10% $551	-5% $197	+0% $-157	+5% $-510	+10% $-864
Rent	-10% $-934	-5% $-545	+0% $-157	+5% $232	+10% $621
Rate	-1.0pp $473	-0.5pp $161	base $-157	+0.5pp $-480	+1.0pp $-810

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: $312,500
• Closing costs: $37,500
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
685 Myrtle Ave Brooklyn, NY	5.0	3.0	1100	$1,210	$1.10	26d	1	0.97mi
343 Gold St Brooklyn, NY	3.0	1.0–2.0	903	$8,384	$9.28	6d	1	1.17mi
252 South St Unit 36C New York, NY	3.0	3.0	1487	$15,000	$10.09	0d	1	1.31mi
252 South St Unit 70A New York, NY	3.0	3.0	1667	$15,500	$9.30	0d	1	1.31mi
214 Duffield St Brooklyn, NY	3.0	1.0–2.0	956	$7,806	$8.17	0d	1	1.34mi
100 Willoughby St Brooklyn, NY	3.0	1.0–2.0	892	$8,969	$10.05	9d	1	1.34mi
111 Lawrence St Brooklyn, NY	3.0	1.0–2.0	950	$6,622	$6.97	0d	24	1.35mi
540 Fulton St #1729 Brooklyn, NY	3.0	1.0–2.0	750	$9,390	$12.52	26d	4	1.40mi
1088 Bedford Ave Brooklyn, NY	4.0	1.0	1200	$1,190	$0.99	26d	1	1.42mi

HOA detail condo

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

Listing history 17 events

1. 2026-06-21
   days on market $1,250,000 Active 69 DOM
2. 2026-06-18
   days on market $1,250,000 Active 66 DOM
3. 2026-06-17
   days on market $1,250,000 Active 65 DOM
4. 2026-06-15
   days on market $1,250,000 Active 63 DOM
5. 2026-06-13
   days on market $1,250,000 Active 61 DOM
6. 2026-06-10
   days on market $1,250,000 Active 57 DOM
7. 2026-06-08
   days on market $1,250,000 Active 56 DOM
8. 2026-06-08
   days on market $1,250,000 Active 55 DOM
9. 2026-06-04
   days on market $1,250,000 Active 52 DOM
10. 2026-06-03
    days on market $1,250,000 Active 51 DOM
11. 2026-06-01
    days on market $1,250,000 Active 49 DOM
12. 2026-05-31
    days on market $1,250,000 Active 48 DOM
13. 2026-04-13
    listed $1,250,000 Active
14. 2026-02-24
    historical
15. 2026-01-23
    price $1,250,000
16. 2025-12-11
    price $1,275,000
17. 2025-11-19
    listed $1,350,000 Active

ⓘ 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: $10,228 · $852/mo
• Projected year-2 tax: $15,677 · $1,306/mo
• Expected delta: +$5,448/yr (+$454/mo · 53.3%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 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: $118,052
• − Mortgage interest: −$70,019
• − Property taxes: −$10,228
• − Insurance: −$6,250
• − Repairs & maintenance: −$9,444
• − Management: −$9,444
• − Depreciation: −$36,364
• Taxable loss: −$23,698
• Est. tax savings @ 24.0%: +$5,687
• After-tax cash flow: $3,809/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): 47,728
• Household income: $123,047
• Rent vs Own: 83.4% rent · 16.6% own
• Severe rent burden: 2717.0

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 0.56)
• Race & ethnicity: White 63% Hispanic / Latino 18% Two or more races 10% Black 9% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Dominican 4%
• Common ancestry: Romanian 4% Italian 3% Scotch-Irish 2%
• Foreign-born: 20% · Canada, China, Jamaica
• Languages at home: 52% English-only · German/W. Germanic 24% Spanish 12% Russian/Polish/Slavic 3%

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: ▲ 4.11%
• Current HPI: 531.7196
• Rent YoY: ▲ 8.72%
• 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

-7.4% since first listed

5 events — show timeline

• 2026-04-13 Listed $1,250,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-24 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-01-23 Price Changed $1,250,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-11 Price Changed $1,275,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-19 Listed $1,350,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+25.7%/yr

Latest (2025): $10,228 · +3.0% YoY. Source: county tax records.