2607 Avenue O Unit 6C · New York, NY 11210

$225,000

1 bd · 1.5 ba · 650 sqft · Condo · 95 Days on market

↓ 40% since listing

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Why this score? — see what drove the C- 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 +19.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +5.1/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to your luxury-renovated One bedroom, One and a Half bathroom Coop, top floor unit that faces South & West, amazing views of Midwood and more… Featuring: high-end renovation throughout, luxury bathrooms with shower, optional parking, laundry, open gourmet kitchen with full package SS appliances, granite countertops, exhaust-out vent, designer backsplash, open living room with oversized windows, pocket doors, plenty of custom made closets, large master suite bedroom with its own bathroom and oversized windows. Building features: updated elevator, central laundry, garage parking rental available, live-in super, controlled lobby, intercom system, bike room, good neigh

Key facts

• High-end renovation
• Luxury bathrooms
• Open gourmet kitchen

Tags

• HIGH-END RENOVATION
• LUXURY BATHROOMS
• OPEN GOURMET KITCHEN
• GRANITE COUNTERTOPS
• DESIGNER BACKSPLASH
• OVERSIZED WINDOWS

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $225k.

Deal economics

• At list price, monthly cash flow is $176 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $205k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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.
• Zoned schools: Ps 197 Kings Highway Academy (The) (math 62% / reading 62%, grade B, #675 of 2,108 statewide, top 35%, 963 students, 73% FRL); Jhs 383 Philippa Schuyler (math 32% / reading 67%, grade C, #280 of 729 statewide, top 40%, 822 students, 85% FRL); Midwood High School (math 94% / reading 96%, grade A+, #83 of 1,100 statewide, top 8%, 4,062 students, 73% FRL).
• Market conditions: Rents rising (+2.1%/yr); 167 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 33% of the median local income ($84k/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 $2k of loan paydown is wiped out by about $7k 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 95 days — a 9% lower offer ($205k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; major wind risk, 77% 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 $204,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
9. 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.
10. 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: 1.01% ✓
• Cap rate: 7.58%
• Cash-on-cash: 4.61%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.11% rent growth · sell at horizon

5-year hold

• IRR: -12.0%
• Equity multiple: 0.57×
• Total profit: $-27,207
• Equity at exit: $33,548

10-year hold

• IRR: -4.3%
• Equity multiple: 0.73×
• Total profit: $-17,108
• Equity at exit: $19,454

Cash invested: $63,000 (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 11210

• Rents YoY: 2.1%
• Active inventory: 167
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,275 medium
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $176

Break-even live

Break-even rent $2,052

Max offer price $225,000

Occupancy floor 87%

Sensitivity live

Price	-10% $331	-5% $254	+0% $176	+5% $98	+10% $20
Rent	-10% $-4	-5% $86	+0% $176	+5% $266	+10% $356
Rate	-1.0pp $289	-0.5pp $233	base $176	+0.5pp $117	+1.0pp $58

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

HOA detail condo

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

Listing history 23 events

1. 2025-12-30
   status Pending
2. 2025-12-06
   price $225,000
3. 2025-11-23
   price $235,000
4. 2025-11-11
   price $239,000
5. 2025-09-26
   listed $249,000 Active
6. 2022-09-07
   price $278,888
7. 2022-07-29
   price $280,000
8. 2022-07-18
   price $288,000
9. 2022-06-24
   price $290,000
10. 2022-06-08
    price $293,000
11. 2022-05-23
    price $294,000
12. 2022-05-17
    price $295,000
13. 2021-12-20
    price $329,000
14. 2021-11-30
    price $339,000
15. 2021-10-21
    price $300,000
16. 2021-09-24
    price $320,000
17. 2021-09-13
    price $325,000
18. 2021-09-11
    price $335,000
19. 2021-08-24
    price $345,000
20. 2021-08-17
    price $353,000
21. 2021-07-30
    price $354,000
22. 2021-07-16
    price $355,000
23. 2021-07-13
    price $378,000

ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 78% 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 77% 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: $27,299
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,922
• − Repairs & maintenance: −$2,184
• − Management: −$2,184
• − Depreciation: −$6,545
• Taxable loss: −$1,515
• Est. tax savings @ 24.0%: +$364
• After-tax cash flow: $2,473/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): 57,915
• Household income: $83,692
• Rent vs Own: 55.8% rent · 44.2% own
• Severe rent burden: 3513.0

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 0.65)
• Race & ethnicity: Black 50% White 30% Two or more races 8% Hispanic / Latino 7% Asian 5%
• Hispanic origin (detail): Puerto Rican 2% Dominican 1%
• Common ancestry: Hispanic 12% Romanian 2% Scotch-Irish 2%
• Foreign-born: 39% · Canada, China, Mexico
• Languages at home: 67% English-only · French/Haitian/Cajun 13% Spanish 5% 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: ▼ -831.01%
• Current HPI: 389.9293
• Rent YoY: ▲ 2.11%
• 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

-40.5% since first listed

23 events — show timeline

• 2025-12-30 Pending — BNYMLS
• 2025-12-06 Price Changed $225,000 BNYMLS
• 2025-11-23 Price Changed $235,000 BNYMLS
• 2025-11-11 Price Changed $239,000 BNYMLS
• 2025-09-26 Listed $249,000 BNYMLS
• 2022-09-07 Price Changed $278,888 BNYMLS
• 2022-07-29 Price Changed $280,000 BNYMLS
• 2022-07-18 Price Changed $288,000 BNYMLS
• 2022-06-24 Price Changed $290,000 BNYMLS
• 2022-06-08 Price Changed $293,000 BNYMLS
• 2022-05-23 Price Changed $294,000 BNYMLS
• 2022-05-17 Price Changed $295,000 BNYMLS
• 2021-12-20 Price Changed $329,000 BNYMLS
• 2021-11-30 Price Changed $339,000 BNYMLS
• 2021-10-21 Price Changed $300,000 BNYMLS
• 2021-09-24 Price Changed $320,000 BNYMLS
• 2021-09-13 Price Changed $325,000 BNYMLS
• 2021-09-11 Price Changed $335,000 BNYMLS
• 2021-08-24 Price Changed $345,000 BNYMLS
• 2021-08-17 Price Changed $353,000 BNYMLS
• 2021-07-30 Price Changed $354,000 BNYMLS
• 2021-07-16 Price Changed $355,000 BNYMLS
• 2021-07-13 Price Changed $378,000 BNYMLS