1275 East 51st St Unit 3c · New York, NY 11234

$159,000

1 bd · 1.0 ba · 750 sqft · SingleFamily · 131 Days on market

Built 1965 $1077/mo HOA ↓ 20% 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).

• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.8/30.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• DSCR +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1275 51st Street, Apartment 3C, a bright and well-maintained 1-bedroom co-op in the highly desirable Kings Village community in Flatlands/East Flatbush, Brooklyn. This inviting home features hardwood floors throughout, creating a warm and classic living space. The apartment offers a spacious living room ideal for entertaining, a generously sized bedroom with excellent natural light, and a functional kitchen with ample cabinetry. Multiple closets provide practical storage. Monthly maintenance is 1,077, which includes heat, hot water, gas, property taxes, building maintenance, sanitation, and an assessment of 219.98, providing transparency and predictable monthly expenses. Kings Village is a professionally managed, well-kept complex featuring part-time doorman/security, on-site laundry, and optional parking (waitlist/fee may apply). The building has a no-pets policy and requires board approval. Conveniently located near shopping, dining, and public transportation, this apartment offers comfortable, low-maintenance living in a prime Brooklyn location. With its desirable location, well-maintained condition, and attractive monthly maintenance, this unit is poised for a smooth sale. A fantastic opportunity for first-time buyers or anyone seeking a well-managed co-op community. Schedule your private showing today

Key facts

• Functional kitchen
• Optional parking
• Hardwood floors

Tags

• HARDWOOD FLOORS
• SPACIOUS LIVING ROOM
• FUNCTIONAL KITCHEN
• MULTIPLE CLOSETS
• ON-SITE LAUNDRY
• OPTIONAL PARKING

Property features AI

Finance

• Other: Co-op shares: 268
• Financial info: Seller will consider exchange, bank mortgage, or cash; 8% flip tax
• HOA & community: Monthly maintenance fee of $1,077.87; Managed by Kings Village Management; Pets are not allowed; Handicap accessible

Exterior

• Parking: No parking
• Security: Secure lobby
• Utilities: Gas; Heat; Sewer; Water
• Home design: Residential unit
• Construction: 750 total square feet
• Exterior features: Secure lobby; Located on the 3rd floor of the building

Interior

• Kitchen: Galley kitchen
• Bedrooms: One bedroom on the first floor
• Flooring: Hardwood floors
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: No central AC units
• Interior features: Elevator; Laundry area; Hardwood floors
• Laundry & utility: Laundry area (in building)

🏢 Co-op / cooperative unit. The $159,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $-247 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $123k (22.5% below list).
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $123k (22.5% below list) — sets the bar for cash-flow.
• Cap rate 4.4% 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 (+16.2%/yr); 459 active listings in the ZIP; solid renter incomes; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• This rent runs 30% of the median local income ($97k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $41k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 44% of rent.
• Climate carrying-cost: major wind risk, 64% 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 $123,264 (22.5% 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 131 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.54% ✓
• Cap rate: 4.43%
• Cash-on-cash: -6.66%
• DSCR: 0.70
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $574,500
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1165 E 54th St Unit 5D	0.16mi	2/1.0 (+1)	800 (+7%)	20mo	$280,000	$350	60
5505 Avenue L	0.46mi	2/2.0 (+1)	756 (+1%)	21mo	$579,000	$766	51

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -16.2%
• Equity multiple: 0.37×
• Total profit: $-27,892
• Equity at exit: $23,707

10-year hold

• IRR: 3.7%
• Equity multiple: 1.38×
• Total profit: $17,024
• Equity at exit: $13,747

Cash invested: $44,520 (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 11234

• Rents YoY: 16.2%
• Active inventory: 459
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,442 medium
• Mortgage (P&I): −$834
• Tax est. 1.5%: −$199 /mo · $2,385/yr
• Insurance: −$66
• HOA: −$1,077
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $-247

Break-even live

Break-even rent $2,754

Max offer price $123,264

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $1,077 · $12,924/yr
• Likely covers: watergasdoormansecurity

Listing history 8 events

1. 2026-06-18
   days on market $159,000 Active 131 DOM
2. 2026-06-17
   statuslisting id $159,000 Active 130 DOM
3. 2026-05-18
   status Pending

   Show marketing remark (1344 chars)

   Welcome to 1275 51st Street, Apartment 3C, a bright and well-maintained 1-bedroom co-op in the highly desirable Kings Village community in Flatlands/East Flatbush, Brooklyn. This inviting home features hardwood floors throughout, creating a warm and classic living space. The apartment offers a spacious living room ideal for entertaining, a generously sized bedroom with excellent natural light, and a functional kitchen with ample cabinetry. Multiple closets provide practical storage. Monthly maintenance is 1,077, which includes heat, hot water, gas, property taxes, building maintenance, sanitation, and an assessment of 219.98, providing transparency and predictable monthly expenses. Kings Village is a professionally managed, well-kept complex featuring part-time doorman/security, on-site laundry, and optional parking (waitlist/fee may apply). The building has a no-pets policy and requires board approval. Conveniently located near shopping, dining, and public transportation, this apartment offers comfortable, low-maintenance living in a prime Brooklyn location. With its desirable location, well-maintained condition, and attractive monthly maintenance, this unit is poised for a smooth sale. A fantastic opportunity for first-time buyers or anyone seeking a well-managed co-op community. Schedule your private showing today

4. 2026-05-18
   status Pending 1344-char remark

   Show marketing remark (1344 chars)

   Welcome to 1275 51st Street, Apartment 3C, a bright and well-maintained 1-bedroom co-op in the highly desirable Kings Village community in Flatlands/East Flatbush, Brooklyn. This inviting home features hardwood floors throughout, creating a warm and classic living space. The apartment offers a spacious living room ideal for entertaining, a generously sized bedroom with excellent natural light, and a functional kitchen with ample cabinetry. Multiple closets provide practical storage. Monthly maintenance is 1,077, which includes heat, hot water, gas, property taxes, building maintenance, sanitation, and an assessment of 219.98, providing transparency and predictable monthly expenses. Kings Village is a professionally managed, well-kept complex featuring part-time doorman/security, on-site laundry, and optional parking (waitlist/fee may apply). The building has a no-pets policy and requires board approval. Conveniently located near shopping, dining, and public transportation, this apartment offers comfortable, low-maintenance living in a prime Brooklyn location. With its desirable location, well-maintained condition, and attractive monthly maintenance, this unit is poised for a smooth sale. A fantastic opportunity for first-time buyers or anyone seeking a well-managed co-op community. Schedule your private showing today

5. 2026-03-14
   price $159,000

   Show marketing remark (1344 chars)

   Welcome to 1275 51st Street, Apartment 3C, a bright and well-maintained 1-bedroom co-op in the highly desirable Kings Village community in Flatlands/East Flatbush, Brooklyn. This inviting home features hardwood floors throughout, creating a warm and classic living space. The apartment offers a spacious living room ideal for entertaining, a generously sized bedroom with excellent natural light, and a functional kitchen with ample cabinetry. Multiple closets provide practical storage. Monthly maintenance is 1,077, which includes heat, hot water, gas, property taxes, building maintenance, sanitation, and an assessment of 219.98, providing transparency and predictable monthly expenses. Kings Village is a professionally managed, well-kept complex featuring part-time doorman/security, on-site laundry, and optional parking (waitlist/fee may apply). The building has a no-pets policy and requires board approval. Conveniently located near shopping, dining, and public transportation, this apartment offers comfortable, low-maintenance living in a prime Brooklyn location. With its desirable location, well-maintained condition, and attractive monthly maintenance, this unit is poised for a smooth sale. A fantastic opportunity for first-time buyers or anyone seeking a well-managed co-op community. Schedule your private showing today

6. 2026-03-14
   price $159,000 1344-char remark

   Show marketing remark (1344 chars)

   Welcome to 1275 51st Street, Apartment 3C, a bright and well-maintained 1-bedroom co-op in the highly desirable Kings Village community in Flatlands/East Flatbush, Brooklyn. This inviting home features hardwood floors throughout, creating a warm and classic living space. The apartment offers a spacious living room ideal for entertaining, a generously sized bedroom with excellent natural light, and a functional kitchen with ample cabinetry. Multiple closets provide practical storage. Monthly maintenance is 1,077, which includes heat, hot water, gas, property taxes, building maintenance, sanitation, and an assessment of 219.98, providing transparency and predictable monthly expenses. Kings Village is a professionally managed, well-kept complex featuring part-time doorman/security, on-site laundry, and optional parking (waitlist/fee may apply). The building has a no-pets policy and requires board approval. Conveniently located near shopping, dining, and public transportation, this apartment offers comfortable, low-maintenance living in a prime Brooklyn location. With its desirable location, well-maintained condition, and attractive monthly maintenance, this unit is poised for a smooth sale. A fantastic opportunity for first-time buyers or anyone seeking a well-managed co-op community. Schedule your private showing today

7. 2026-01-08
   listed $200,000 Active

   Show marketing remark (1344 chars)

   Welcome to 1275 51st Street, Apartment 3C, a bright and well-maintained 1-bedroom co-op in the highly desirable Kings Village community in Flatlands/East Flatbush, Brooklyn. This inviting home features hardwood floors throughout, creating a warm and classic living space. The apartment offers a spacious living room ideal for entertaining, a generously sized bedroom with excellent natural light, and a functional kitchen with ample cabinetry. Multiple closets provide practical storage. Monthly maintenance is 1,077, which includes heat, hot water, gas, property taxes, building maintenance, sanitation, and an assessment of 219.98, providing transparency and predictable monthly expenses. Kings Village is a professionally managed, well-kept complex featuring part-time doorman/security, on-site laundry, and optional parking (waitlist/fee may apply). The building has a no-pets policy and requires board approval. Conveniently located near shopping, dining, and public transportation, this apartment offers comfortable, low-maintenance living in a prime Brooklyn location. With its desirable location, well-maintained condition, and attractive monthly maintenance, this unit is poised for a smooth sale. A fantastic opportunity for first-time buyers or anyone seeking a well-managed co-op community. Schedule your private showing today

8. 2026-01-08
   listed $200,000 Active 1344-char remark

   Show marketing remark (1344 chars)

   Welcome to 1275 51st Street, Apartment 3C, a bright and well-maintained 1-bedroom co-op in the highly desirable Kings Village community in Flatlands/East Flatbush, Brooklyn. This inviting home features hardwood floors throughout, creating a warm and classic living space. The apartment offers a spacious living room ideal for entertaining, a generously sized bedroom with excellent natural light, and a functional kitchen with ample cabinetry. Multiple closets provide practical storage. Monthly maintenance is 1,077, which includes heat, hot water, gas, property taxes, building maintenance, sanitation, and an assessment of 219.98, providing transparency and predictable monthly expenses. Kings Village is a professionally managed, well-kept complex featuring part-time doorman/security, on-site laundry, and optional parking (waitlist/fee may apply). The building has a no-pets policy and requires board approval. Conveniently located near shopping, dining, and public transportation, this apartment offers comfortable, low-maintenance living in a prime Brooklyn location. With its desirable location, well-maintained condition, and attractive monthly maintenance, this unit is poised for a smooth sale. A fantastic opportunity for first-time buyers or anyone seeking a well-managed co-op community. Schedule your private showing today

ⓘ 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 7/10 Severe 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% 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: $29,299
• − Mortgage interest: −$8,906
• − Property taxes: −$2,385
• − Insurance: −$795
• − Repairs & maintenance: −$2,344
• − Management: −$2,344
• − HOA: −$12,924
• − Depreciation: −$4,625
• Taxable loss: −$5,025
• Est. tax savings @ 24.0%: +$1,206
• After-tax cash flow: $-1,758/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): 83,187
• Household income: $97,479
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 2384.0

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 42% White 35% Hispanic / Latino 10% Asian 8% Two or more races 7%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4%
• Common ancestry: Hispanic 8% Scotch-Irish 3% Romanian 2%
• Foreign-born: 35% · Canada, China, Mexico
• Languages at home: 65% English-only · French/Haitian/Cajun 9% Spanish 7% Russian/Polish/Slavic 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: ▼ -667.47%
• Current HPI: 318.0416
• Rent YoY: ▲ 16.21%
• 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

-20.5% since first listed

6 events — show timeline

• 2026-05-18 Pending — BNYMLS
• 2026-05-18 Pending — SIBORMLS
• 2026-03-14 Price Changed $159,000 BNYMLS
• 2026-03-14 Price Changed $159,000 SIBORMLS
• 2026-01-08 Listed $200,000 SIBORMLS
• 2026-01-08 Listed $200,000 BNYMLS