195 Adams St Unit 4F · New York, NY 11201

$525,000

1 bd · 1.0 ba · 675 sqft · Condo · 11 Days on market

Built 1950 $1483/mo HOA · 29% 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 +8.0/10.0
• ARV discount +7.5/15.0
• Cash flow +5.6/30.0
• Schools +5.0/10.0
• 1% rule +4.7/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0

Listing remarks

Spacious 675 Sq. Ft. One-Bedroom with Flexible Layout & Washer/Dryer Permitted Welcome home to this oversized 675-square-foot residence offering exceptional flexibility, comfort, and value. Currently configured as a spacious one-bedroom, the thoughtfully designed layout can easily accommodate a home office, nursery, guest room, or den, making it ideal for today's evolving lifestyle needs. The apartment features generously proportioned rooms, abundant natural light, ample closet space, and a versatile floor plan that allows for effortless customization. An added bonus: in-unit washer and dryer installation is permitted, providing the convenience and luxury today's buyers seek. Loc

Key facts

• Fitness center
• Landscaped grounds
• 24 hour doorman

Tags

• IN UNIT WASHER DRYER PERMITTED
• 24 HOUR DOORMAN
• LANDSCAPED GROUNDS
• COURTYARD ORIENTED SETTING
• FITNESS CENTER
• OUTDOOR PLAYGROUND

Property features AI

Finance

• Other: Pets allowed (dogs OK)
• HOA & community: Monthly association fee of $1,483; Building amenities include elevators and storage; Building has 146 total units

Exterior

• Home design: Concord Village building; Entry level listed as 16
• Construction: 15-story building; Zoning: R7-1
• Exterior features: Private outdoor space (over 60 sqft); East-facing exposure; Has a view

Interior

• Bathrooms: 1 full bathroom
• Interior features: Total of 3 rooms; Basement described as 'Other'
• Laundry & utility: Building laundry/other laundry features

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $525k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $365k (30.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $507k (3.4% below list).
• Recommended offer: $365k (30.5% below list) — sets the bar for cash-flow.
• Cap rate 3.8% 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 (+5.4%/yr); 402 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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).
• This rent runs 35% of the median local income ($173k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $35k of equity ($4k loan paydown + $31k appreciation (6.0% 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 ~$56k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $364,929 (30.5% 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. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.97% ✗
• Cap rate: 3.76%
• Cash-on-cash: -9.03%
• DSCR: 0.60
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.97% appreciation · 5.39% rent growth · sell at horizon

5-year hold

• IRR: 9.3%
• Equity multiple: 1.64×
• Total profit: $93,521
• Equity at exit: $328,896

10-year hold

• IRR: 11.8%
• Equity multiple: 3.45×
• Total profit: $360,436
• Equity at exit: $595,455

Cash invested: $147,000 (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 11201

• Home prices YoY: 1.9%
• Rents YoY: 5.4%
• Active inventory: 402
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $5,070 high
• Mortgage (P&I): −$2,753
• Tax est. 1.5%: −$656 /mo · $7,875/yr
• Insurance: −$219
• HOA: −$1,483
• Vacancy / Maint / Mgmt: −$1,065
• Net cashflow: $-1,106

Break-even live

Break-even rent $6,470

Max offer price $364,929

Occupancy floor —

Sensitivity live

Price	-10% $-743	-5% $-925	+0% $-1,106	+5% $-1,288	+10% $-1,469
Rent	-10% $-1,507	-5% $-1,306	+0% $-1,106	+5% $-906	+10% $-706
Rate	-1.0pp $-842	-0.5pp $-973	base $-1,106	+0.5pp $-1,242	+1.0pp $-1,381

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: $131,250
• Closing costs: $15,750
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Montague St #1516 Brooklyn, NY	1.0	1.0	600	$7,500	$12.50	22d	1	0.34mi
180 Montague St Brooklyn, NY	3.0	1.0–2.0	901	$5,353	$5.94	0d	12	0.35mi
111 Lawrence St Brooklyn, NY	3.0	1.0–2.0	950	$4,282	$4.50	0d	24	0.36mi
343 Gold St Brooklyn, NY	3.0	1.0–2.0	903	$5,053	$5.59	5d	1	0.39mi
107 Columbia Hts #1757 Brooklyn, NY	1.0–2.0	1.0–2.0	708	$5,650	$7.98	0d	2	0.40mi
72 Willoughby St Brooklyn, NY	1.0–2.0	1.0	487	$3,900	$8.00	3d	2	0.43mi
150 Lawrence St Brooklyn, NY	1.0–2.0	1.0–2.0	700	$4,130	$5.90	0d	2	0.44mi
100 Willoughby St Brooklyn, NY	3.0	1.0–2.0	892	$5,232	$5.87	9d	1	0.45mi
141 Joralemon St #819 Brooklyn, NY	1.0–3.0	1.0–2.0	750	$5,010	$6.68	0d	3	0.45mi
214 Duffield St Brooklyn, NY	3.0	1.0–2.0	956	$4,342	$4.54	0d	1	0.47mi
68 Gold St New York, NY	1.0–2.0	1.0	700	$3,610	$5.16	25d	2	0.53mi
196 Willoughby St Brooklyn, NY	2.0	1.0–2.0	717	$6,146	$8.57	0d	7	0.60mi
540 Fulton St #1729 Brooklyn, NY	3.0	1.0–2.0	750	$5,737	$7.65	25d	4	0.72mi
10 Nevins St Unit 9D Brooklyn, NY	—	1.0	488	$3,500	$7.17	25d	1	0.74mi
333 Schermerhorn St Brooklyn, NY	1.0	1.0	585	$6,782	$11.58	0d	15	0.83mi
180 Water St #537 New York, NY	1.0–2.0	1.0–2.0	728	$8,040	$11.04	4d	2	1.11mi
95 Wall St New York, NY	2.0	1.0–2.0	881	$5,978	$6.78	0d	33	1.13mi
151 S Elliott Pl Brooklyn, NY	1.0–2.0	1.0–2.0	655	$4,670	$7.13	3d	2	1.14mi
75 Wall St Unit 251 New York, NY	1.0	1.5	653	$6,580	$10.08	25d	1	1.16mi
75 Wall St New York, NY	3.0	1.0–3.0	452	$7,598	$16.81	16d	16	1.16mi
10 Hanover Sq New York, NY	2.0	1.0–2.0	790	$5,761	$7.29	0d	25	1.18mi
67 Wall St #13 New York, NY	1.0–2.0	1.0	636	$5,750	$9.03	4d	2	1.19mi
478 Kent Ave Brooklyn, NY	2.0	1.0–2.0	775	$5,920	$7.64	4d	3	1.19mi
482 Kent Ave Brooklyn, NY	2.0	1.0–2.0	750	$6,555	$8.74	0d	3	1.19mi
63 Wall St #1971 New York, NY	1.0	1.0	489	$5,120	$10.46	0d	2	1.21mi
11 Wharf Way Brooklyn, NY	1.0	1.0	610	$4,870	$7.98	0d	2	1.22mi
3 Hanover Sq New York, NY	3.0	1.0–2.0	600	$4,534	$7.56	25d	5	1.23mi
25 Water St Apt 706 New York, NY	—	1.0	550	$3,990	$7.25	25d	1	1.24mi
25 Water St Unit 707 New York, NY	—	1.0	550	$3,950	$7.18	25d	1	1.24mi
461 Dean St Brooklyn, NY	1.0	1.0	781	$5,320	$6.81	6d	5	1.28mi
180 Broome St #1521 New York, NY	1.0–2.0	1.0–2.0	850	$7,970	$9.38	3d	2	1.32mi
140 Broadway Unit 1298277P New York, NY	1.0	1.0	699	$9,406	$13.46	23d	1	1.39mi
125 Delancey St #1523 New York, NY	1.0–2.0	1.0–2.0	850	$7,860	$9.25	3d	2	1.40mi
655 Union St #1846 Brooklyn, NY	1.0–2.0	1.0–2.0	727	$5,780	$7.95	4d	2	1.43mi
475 Clermont Ave Brooklyn, NY	2.0	1.0–2.0	807	$5,144	$6.37	5d	7	1.45mi
120 Mulberry St Unit 1257050P New York, NY	2.0	1.0	645	$12,372	$19.18	25d	1	1.46mi
111 Worth St New York, NY	1.0–2.0	1.0–2.0	747	$6,077	$8.14	9d	7	1.49mi

HOA detail condo

• Monthly dues: $1,483 · $17,796/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-21
   days on market $525,000 Active 11 DOM
2. 2026-06-18
   days on market $525,000 Active 8 DOM
3. 2026-06-17
   days on market $525,000 Active 7 DOM
4. 2026-06-16
   days on market $525,000 Active 6 DOM
5. 2026-06-15
   days on market $525,000 Active 5 DOM
6. 2026-06-13
   remarks 695-char remark
7. 2026-06-13
   listed $525,000 Active 3 DOM

ⓘ 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 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: $60,835
• − Mortgage interest: −$29,408
• − Property taxes: −$7,875
• − Insurance: −$2,625
• − Repairs & maintenance: −$4,867
• − Management: −$4,867
• − HOA: −$17,796
• − Depreciation: −$15,273
• Taxable loss: −$21,876
• Est. tax savings @ 24.0%: +$5,250
• After-tax cash flow: $-8,024/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): 70,674
• Household income: $173,136
• Rent vs Own: 64.1% rent · 35.9% own
• Severe rent burden: 4080.0

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 0.62)
• Race & ethnicity: White 58% Asian 14% Black 12% Hispanic / Latino 11% Two or more races 10%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Dominican 2%
• Common ancestry: Romanian 4% Scotch-Irish 3% Lithuanian 3%
• Foreign-born: 21% · Canada, China, South Korea
• Languages at home: 75% English-only · Spanish 7% Chinese 6% Other Indo-European 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: ▲ 5.97%
• Current HPI: 321.3623
• Rent YoY: ▲ 5.39%
• 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

1 event — show timeline

• 2026-06-10 Listed $525,000 RLS at REBNY