166 Coffey St · New York, NY 11231

$1,499,000

4 bd · 4.5 ba · 1,000 sqft · Other public records · 233 Days on market

Built 2025 2,500 sqft lot

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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
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Cash flow +4.2/30.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

The Opportunity: Build on Red Hooks hottest Street. Picturesque, preserved row houses, with views of The Statue of Liberty and NY skyline. 3700 Buildable square feet, 4 Bedroom 4 Full Bath 1 Half Bath on 25 x 100 lot. Turnkey ground up project. Fully permitted with NB Approval The Value: Full set of drawings: Support of excavation, foundation, structural, architectural, mechanical, electrical and plumbing. INCLUDED Project comes with a site safety plan, updated survey and scaffolding plan. Site fence permitted and erected. Street services are present (disconnected for demo of previous structure) Architect, MEP engineer and structural engineering design documents INCLUDED Access agreement in place with 168 Coffey. Access agreement pending for 164 Coffey. (Both Access agreements come with no cost or time restraints for new owner) All Facade materials are stores on site (see attached list) windows, terrace doors, face brick, wood cladding, wood trim. INCLUDED Foundation has been designed to avoid any underpinning of adjacent structures Lot for rent behind the project to run all construction activities. Off Street access. Project located in Red Hook’s X Zone. No flood insurance required. Red hook. You do not come here by accident. People come with strong intentions. They see open space. A close knit intertwined community that supports free thought and art. Whether food, fashion, painting, sculpture, photography, architecture or coffee, the spirit of Red Hook shapes the medium. Bold with roots to old New York, the streets stretch to New York Harbor where the views of the Statue of Liberty and Downtown are a reminder that Red Hook is part of the city but set just far enough apart to create its own culture and attitude. The buildings are low. Some industrial and pragmatic. Converted to enclaves for artisans to create and live. Designed in a style of living that suits their sensibilities.. Others are Row houses on cobblestone streets that date back to the turn of the century. Most have been repurposed and some have been re-built. Elevating the community while Keeping the heights and dimensions of the old. Utilizing modern finishes and materials to create new interior spaces while embracing the light and air of Red Hook by creating compelling roof decks and gardens. The allure of Red Hook is the sense of wonder and possibility. At every corner you can meet someone who can change your life. A conversation that leads to a new thought or direction. Where the art and concepts are complex but feel approachable and easy. There is a reason the creatives flock here. The energy moves and guides them. All artists have vision. A sense of what will be. It's the only way a blank canvas becomes a painting or a block of stone becomes a sculpture. They are here because of what Red Hook is and what it is to become.

Key facts

• Site safety plan
• Off street access
• Fully permitted

Tags

• BUILDABLE SQUARE FEET
• FULLY PERMITTED
• SITE SAFETY PLAN
• UPDATED SURVEY
• OFF STREET ACCESS
• VIEWS OF STATUE OF LIBERTY

Property features AI

Finance

• Other: Living area and total building area reported as 3700 (based on plans); Property condition listed as 'To Be Built'
• Financial info: No investor or income/expense details provided
• HOA & community: No HOA details provided

Exterior

• Parking: No carport; No designated parking
• Security: No security details provided
• Utilities: Public sewer; No additional utilities listed
• Home design: Single family residence; To be built
• Construction: Built with advanced framing technique; Building area based on plans
• Exterior features: Garden; Back yard; City lot

Interior

• Kitchen: Cooktop
• Bedrooms: Rooms total: 12 (includes bedrooms and other living spaces)
• Flooring: No flooring details provided
• Bathrooms: 4 full bathrooms; 1 half bathroom
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: First-floor bedroom; Basement described in remarks
• Laundry & utility: No separate laundry info provided

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/4.5-bath other listed at $1.50M.

Deal economics

• At list price, monthly cash flow is $-4k ($-49k/yr) — negative.
• To cash-flow at today's rent, offer at most $783k (47.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $602k (59.9% below list).
• Recommended offer: $602k (59.9% below list) — sets the bar for 1% rule.

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 (+12.0%/yr); 88 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $6,015/mo this rent would consume 52% of the median local household income ($140k/yr) (locally 1542% 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 $160k of equity ($10k loan paydown + $150k 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 ~$258k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 233 days — a 12% lower offer ($1.32M) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 7y ago; this cycle's ask has dropped $300k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $1.30M; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $601,523 (59.9% 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 233 days. Have you received any prior offers? Is the seller open to a 60% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
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 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: 0.40% ✗
• Cap rate: 3.05%
• Cash-on-cash: -11.58%
• DSCR: 0.48
• GRM: 20.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 17.0%
• Equity multiple: 2.40×
• Total profit: $589,326
• Equity at exit: $1,350,418

10-year hold

• IRR: 16.8%
• Equity multiple: 5.80×
• Total profit: $2,015,384
• Equity at exit: $2,912,227

Cash invested: $419,720 (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 11231

• Home prices YoY: 2.2%
• Rents YoY: 12.0%
• Active inventory: 88
• Price-to-rent: 20.8×

Monthly cashflow live

• Estimated rent: $6,015 medium
• Mortgage (P&I): −$7,861
• Tax from tax record: −$317 /mo · $3,807/yr
• Insurance: −$625
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,263
• Net cashflow: $-4,051

Break-even live

Break-even rent $11,143

Max offer price $783,425

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: $374,750
• Closing costs: $44,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
132 17th St Unit 5 Brooklyn, NY	3.0	1.0	850	$2,700	$3.18	24d	1	1.34mi

Listing history 26 events

1. 2026-06-18
   days on market $1,499,000 Active 233 DOM
2. 2026-06-17
   days on market $1,499,000 Active 232 DOM
3. 2026-06-15
   days on market $1,499,000 Active 230 DOM
4. 2026-06-13
   days on market $1,499,000 Active 228 DOM
5. 2026-06-10
   days on market $1,499,000 Active 224 DOM
6. 2026-06-08
   days on market $1,499,000 Active 223 DOM
7. 2026-06-04
   days on market $1,499,000 Active 219 DOM
8. 2026-06-03
   days on market $1,499,000 Active 218 DOM
9. 2026-06-01
   days on market $1,499,000 Active 216 DOM
10. 2026-05-31
    days on market $1,499,000 Active 215 DOM
11. 2026-01-20
    price $1,499,000

    Show marketing remark (2885 chars)

    The Opportunity: Build on Red Hooks hottest Street. Picturesque, preserved row houses, with views of The Statue of Liberty and NY skyline. 3700 Buildable square feet, 4 Bedroom 4 Full Bath 1 Half Bath on 25 x 100 lot. Turnkey ground up project. Fully permitted with NB Approval The Value: Full set of drawings: Support of excavation, foundation, structural, architectural, mechanical, electrical and plumbing. INCLUDED Project comes with a site safety plan, updated survey and scaffolding plan. Site fence permitted and erected. Street services are present (disconnected for demo of previous structure) Architect, MEP engineer and structural engineering design documents INCLUDED Access agreement in place with 168 Coffey. Access agreement pending for 164 Coffey. (Both Access agreements come with no cost or time restraints for new owner) All Facade materials are stores on site (see attached list) windows, terrace doors, face brick, wood cladding, wood trim. INCLUDED Foundation has been designed to avoid any underpinning of adjacent structures Lot for rent behind the project to run all construction activities. Off Street access. Project located in Red Hook’s X Zone. No flood insurance required. Red hook. You do not come here by accident. People come with strong intentions. They see open space. A close knit intertwined community that supports free thought and art. Whether food, fashion, painting, sculpture, photography, architecture or coffee, the spirit of Red Hook shapes the medium. Bold with roots to old New York, the streets stretch to New York Harbor where the views of the Statue of Liberty and Downtown are a reminder that Red Hook is part of the city but set just far enough apart to create its own culture and attitude. The buildings are low. Some industrial and pragmatic. Converted to enclaves for artisans to create and live. Designed in a style of living that suits their sensibilities.. Others are Row houses on cobblestone streets that date back to the turn of the century. Most have been repurposed and some have been re-built. Elevating the community while Keeping the heights and dimensions of the old. Utilizing modern finishes and materials to create new interior spaces while embracing the light and air of Red Hook by creating compelling roof decks and gardens. The allure of Red Hook is the sense of wonder and possibility. At every corner you can meet someone who can change your life. A conversation that leads to a new thought or direction. Where the art and concepts are complex but feel approachable and easy. There is a reason the creatives flock here. The energy moves and guides them. All artists have vision. A sense of what will be. It's the only way a blank canvas becomes a painting or a block of stone becomes a sculpture. They are here because of what Red Hook is and what it is to become.

12. 2026-01-20
    price $1,499,000 2885-char remark

    Show marketing remark (2885 chars)

    The Opportunity: Build on Red Hooks hottest Street. Picturesque, preserved row houses, with views of The Statue of Liberty and NY skyline. 3700 Buildable square feet, 4 Bedroom 4 Full Bath 1 Half Bath on 25 x 100 lot. Turnkey ground up project. Fully permitted with NB Approval The Value: Full set of drawings: Support of excavation, foundation, structural, architectural, mechanical, electrical and plumbing. INCLUDED Project comes with a site safety plan, updated survey and scaffolding plan. Site fence permitted and erected. Street services are present (disconnected for demo of previous structure) Architect, MEP engineer and structural engineering design documents INCLUDED Access agreement in place with 168 Coffey. Access agreement pending for 164 Coffey. (Both Access agreements come with no cost or time restraints for new owner) All Facade materials are stores on site (see attached list) windows, terrace doors, face brick, wood cladding, wood trim. INCLUDED Foundation has been designed to avoid any underpinning of adjacent structures Lot for rent behind the project to run all construction activities. Off Street access. Project located in Red Hook’s X Zone. No flood insurance required. Red hook. You do not come here by accident. People come with strong intentions. They see open space. A close knit intertwined community that supports free thought and art. Whether food, fashion, painting, sculpture, photography, architecture or coffee, the spirit of Red Hook shapes the medium. Bold with roots to old New York, the streets stretch to New York Harbor where the views of the Statue of Liberty and Downtown are a reminder that Red Hook is part of the city but set just far enough apart to create its own culture and attitude. The buildings are low. Some industrial and pragmatic. Converted to enclaves for artisans to create and live. Designed in a style of living that suits their sensibilities.. Others are Row houses on cobblestone streets that date back to the turn of the century. Most have been repurposed and some have been re-built. Elevating the community while Keeping the heights and dimensions of the old. Utilizing modern finishes and materials to create new interior spaces while embracing the light and air of Red Hook by creating compelling roof decks and gardens. The allure of Red Hook is the sense of wonder and possibility. At every corner you can meet someone who can change your life. A conversation that leads to a new thought or direction. Where the art and concepts are complex but feel approachable and easy. There is a reason the creatives flock here. The energy moves and guides them. All artists have vision. A sense of what will be. It's the only way a blank canvas becomes a painting or a block of stone becomes a sculpture. They are here because of what Red Hook is and what it is to become.

13. 2025-10-30
    listed $1,799,000 Active 2885-char remark

    Show marketing remark (2885 chars)

    The Opportunity: Build on Red Hooks hottest Street. Picturesque, preserved row houses, with views of The Statue of Liberty and NY skyline. 3700 Buildable square feet, 4 Bedroom 4 Full Bath 1 Half Bath on 25 x 100 lot. Turnkey ground up project. Fully permitted with NB Approval The Value: Full set of drawings: Support of excavation, foundation, structural, architectural, mechanical, electrical and plumbing. INCLUDED Project comes with a site safety plan, updated survey and scaffolding plan. Site fence permitted and erected. Street services are present (disconnected for demo of previous structure) Architect, MEP engineer and structural engineering design documents INCLUDED Access agreement in place with 168 Coffey. Access agreement pending for 164 Coffey. (Both Access agreements come with no cost or time restraints for new owner) All Facade materials are stores on site (see attached list) windows, terrace doors, face brick, wood cladding, wood trim. INCLUDED Foundation has been designed to avoid any underpinning of adjacent structures Lot for rent behind the project to run all construction activities. Off Street access. Project located in Red Hook’s X Zone. No flood insurance required. Red hook. You do not come here by accident. People come with strong intentions. They see open space. A close knit intertwined community that supports free thought and art. Whether food, fashion, painting, sculpture, photography, architecture or coffee, the spirit of Red Hook shapes the medium. Bold with roots to old New York, the streets stretch to New York Harbor where the views of the Statue of Liberty and Downtown are a reminder that Red Hook is part of the city but set just far enough apart to create its own culture and attitude. The buildings are low. Some industrial and pragmatic. Converted to enclaves for artisans to create and live. Designed in a style of living that suits their sensibilities.. Others are Row houses on cobblestone streets that date back to the turn of the century. Most have been repurposed and some have been re-built. Elevating the community while Keeping the heights and dimensions of the old. Utilizing modern finishes and materials to create new interior spaces while embracing the light and air of Red Hook by creating compelling roof decks and gardens. The allure of Red Hook is the sense of wonder and possibility. At every corner you can meet someone who can change your life. A conversation that leads to a new thought or direction. Where the art and concepts are complex but feel approachable and easy. There is a reason the creatives flock here. The energy moves and guides them. All artists have vision. A sense of what will be. It's the only way a blank canvas becomes a painting or a block of stone becomes a sculpture. They are here because of what Red Hook is and what it is to become.

14. 2025-10-28
    listed $1,799,000 Active
15. 2025-06-25
    price $1,800,000
16. 2024-10-02
    price $1,950,000
17. 2019-07-28
    price $1,300,000
18. 2019-07-26
    soldstatus $1,300,000
19. 2019-07-15
    soldstatus $1,300,000 Closed
20. 2019-06-19
    listed Contract Signed
21. 2019-04-26
    soldstatus $1,300,000
22. 2019-03-13
    listed $1,450,000
23. 2019-03-13
    listed $1,450,000
24. 2019-03-13
    listed $1,300,000
25. 2019-03-13
    listed $1,450,000
26. 1983-01-01
    soldstatus $22,727

ⓘ 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: $3,807 · $317/mo
• Projected year-2 tax: $14,570 · $1,214/mo
• Expected delta: +$10,763/yr (+$897/mo · 282.7%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 12% 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: $72,183
• − Mortgage interest: −$83,967
• − Property taxes: −$3,807
• − Insurance: −$7,495
• − Repairs & maintenance: −$5,775
• − Management: −$5,775
• − Depreciation: −$43,607
• Taxable loss: −$78,243
• Est. tax savings @ 24.0%: +$18,778
• After-tax cash flow: $-29,830/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): 38,276
• Household income: $139,930
• Rent vs Own: 69.5% rent · 30.5% own
• Severe rent burden: 1542.0

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 0.59)
• Race & ethnicity: White 61% Hispanic / Latino 16% Black 11% Two or more races 11% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 7% Dominican 2%
• Common ancestry: Romanian 4% Scotch-Irish 3% Lithuanian 2%
• Foreign-born: 18% · Canada, China, Jamaica
• Languages at home: 77% English-only · Spanish 10% French/Haitian/Cajun 4% 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: ▲ 10.74%
• Current HPI: 494.094
• Rent YoY: ▲ 11.99%
• 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

+6495.7% since first listed

16 events — show timeline

• 2026-01-20 Price Changed $1,499,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-20 Price Changed $1,499,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-30 Listed $1,799,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-28 Listed $1,799,000 OneKey® MLS as Distributed by MLS Grid
• 2025-06-25 Price Changed $1,800,000 RLS at REBNY
• 2024-10-02 Price Changed $1,950,000 RLS at REBNY
• 2019-07-28 Price Changed $1,300,000 RLS at REBNY
• 2019-07-26 Sold (Public Records) $1,300,000 Public Records
• 2019-07-15 Sold (MLS) $1,300,000 RLS at REBNY
• 2019-06-19 Listed — RLS at REBNY
• 2019-04-26 Sold (MLS) $1,300,000 RLS at REBNY
• 2019-03-13 Listed $1,450,000 RLS at REBNY
• 2019-03-13 Listed $1,300,000 RLS at REBNY
• 2019-03-13 Listed $1,450,000 RLS at REBNY
• 2019-03-13 Listed $1,450,000 RLS at REBNY
• 1983-01-01 Sold (Public Records) $22,727 Public Records

Property tax history

+12.0%/yr

Latest (2025): $3,807 · +100.4% YoY. Source: county tax records.