145 Prospect Park W Unit 4D · New York, NY 11215

$799,999

2 bd · 1.0 ba · 525 sqft · Condo public records · 378 Days on market

Built 2002

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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
• Cash flow +6.9/30.0
• Schools +5.0/10.0
• Rent growth +3.9/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +1.2/10.0

Listing remarks

Nestled in one of Brooklyn’s most sought-after locations, this bright and peaceful true 2-bedroom, 1-bath home offers the perfect blend of charm and comfort. Featuring high ceilings, stunning wood-framed windows, and rich hardwood floors, this residence exudes warmth and elegance. Ample closet space complements the modern pass-thru windowed kitchen, which boasts marble countertops, stainless steel appliances, and a convenient breakfast counter. Situated on the top floor of a well-maintained walk-up building with a blonde brick façade, this home offers delightful architectural details, including decorative tiles. Residents enjoy the convenience of a live-in superintendent, on-si

Key facts

• 2-bedroom
• 1-bath home
• Wood-framed windows

Tags

• 2-BEDROOM
• 1-BATH HOME
• HIGH CEILINGS
• WOOD-FRAMED WINDOWS
• HARDWOOD FLOORS
• MODERN PASS-THRU KITCHEN

Property features AI

Finance

• Financial info: Financing available: Bank mortgage, cash; exchange considered; 20% down payment typically required
• HOA & community: Monthly maintenance/common fee of $385; Managed by 145 Prospect Park Condo (manager phone available)

Exterior

• Parking: Street parking
• Utilities: Public water; Public sewer
• Home design: Attached building; Residential unit on the 4th floor
• Exterior features: Street parking

Interior

• Kitchen: Dishwasher, Microwave, Refrigerator, Stove
• Bedrooms: Two bedrooms on the first floor
• Flooring: Ceramic floors; Hardwood floors; Tile floors
• Bathrooms: One full bathroom on the first floor
• Interior features: Dishwasher; Microwave; Refrigerator; Stove; Terrace; One AC unit

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $800k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $589k (26.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $521k (34.9% below list).
• Recommended offer: $521k (34.9% below list) — sets the bar for 1% rule.
• Cap rate 4.5% 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: Elm Tree Elementary School (math 27% / reading 52%, grade F, #1,444 of 2,108 statewide, top 71%, 806 students, 94% FRL); Ms 51 William Alexander (math 67% / reading 92%, grade A+, #32 of 729 statewide, top 5%, 1,026 students, 61% 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 fast (+5.7%/yr); 250 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 7d 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 34% of the median local income ($186k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $86k of equity ($6k loan paydown + $80k 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 ~$137k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 378 days — a 12% lower offer ($704k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $49k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 65% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $520,976 (34.9% 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 378 days. Have you received any prior offers? Is the seller open to a 35% 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: 0.65% ✗
• Cap rate: 4.50%
• Cash-on-cash: -6.40%
• DSCR: 0.72
• GRM: 12.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 5.67% rent growth · sell at horizon

5-year hold

• IRR: 20.4%
• Equity multiple: 2.67×
• Total profit: $373,928
• Equity at exit: $720,702

10-year hold

• IRR: 19.2%
• Equity multiple: 6.33×
• Total profit: $1,193,360
• Equity at exit: $1,554,222

Cash invested: $224,000 (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 11215

• Home prices YoY: 2.7%
• Rents YoY: 5.7%
• Active inventory: 250
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $5,210 high
• Mortgage (P&I): −$4,195
• Tax from tax record: −$782 /mo · $9,381/yr
• Insurance: −$333
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,094
• Net cashflow: $-1,195

Break-even live

Break-even rent $6,722

Max offer price $588,964

Occupancy floor —

Sensitivity live

Price	-10% $-742	-5% $-968	+0% $-1,195	+5% $-1,421	+10% $-1,647
Rent	-10% $-1,606	-5% $-1,400	+0% $-1,195	+5% $-989	+10% $-783
Rate	-1.0pp $-792	-0.5pp $-991	base $-1,195	+0.5pp $-1,402	+1.0pp $-1,613

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: $200,000
• Closing costs: $24,000
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
655 Union St #1846 Brooklyn, NY	1.0–2.0	1.0–2.0	727	$7,810	$10.74	4d	2	1.00mi
755 Washington Ave Brooklyn, NY	1.0	1.0	700	$1,800	$2.57	22d	1	1.02mi
461 Dean St Brooklyn, NY	1.0	1.0	781	$5,320	$6.81	6d	5	1.25mi
552 Prospect Pl Unit 3A Brooklyn, NY	1.0	1.0	676	$4,500	$6.66	26d	1	1.26mi
22 Tehama St Unit 2 Fl Brooklyn, NY	2.0	1.0	700	$2,980	$4.26	26d	1	1.34mi
545 Vanderbilt Ave Brooklyn, NY	2.0	1.0	600	$6,280	$10.47	4d	3	1.36mi
475 Clermont Ave Brooklyn, NY	2.0	1.0–2.0	807	$6,596	$8.17	0d	6	1.41mi
151 S Elliott Pl Brooklyn, NY	1.0–2.0	1.0–2.0	655	$6,380	$9.74	3d	2	1.43mi

HOA detail condo

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

Listing history 21 events

1. 2026-06-21
   days on market $799,999 Active 378 DOM
2. 2026-06-18
   days on market $799,999 Active 375 DOM
3. 2026-06-17
   days on market $799,999 Active 374 DOM
4. 2026-06-15
   days on market $799,999 Active 372 DOM
5. 2026-06-13
   days on market $799,999 Active 370 DOM
6. 2026-06-10
   days on market $799,999 Active 366 DOM
7. 2026-06-08
   days on market $799,999 Active 365 DOM
8. 2026-06-03
   days on market $799,999 Active 360 DOM
9. 2026-06-01
   days on market $799,999 Active 358 DOM
10. 2026-05-31
    days on market $799,999 Active 357 DOM
11. 2025-07-29
    price $799,999
12. 2025-06-08
    listed $849,000 Active
13. 2025-04-28
    price $875,000
14. 2018-08-09
    historical Permanently Off Market
15. 2018-08-07
    soldstatus $699,000
16. 2018-08-02
    soldstatus $699,000
17. 2018-06-29
    status Contract Signed
18. 2018-06-09
    historical Permanently Off Market
19. 2018-04-26
    price $699,000
20. 2018-03-12
    listed $749,000 Active
21. 2018-03-12
    listed $699,000

ⓘ 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: $9,381 · $782/mo
• Projected year-2 tax: $11,450 · $954/mo
• Expected delta: +$2,070/yr (+$172/mo · 22.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $62,517
• − Mortgage interest: −$44,812
• − Property taxes: −$9,381
• − Insurance: −$4,000
• − Repairs & maintenance: −$5,001
• − Management: −$5,001
• − Depreciation: −$23,273
• Taxable loss: −$28,951
• Est. tax savings @ 24.0%: +$6,948
• After-tax cash flow: $-7,387/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): 70,441
• Household income: $185,865
• Rent vs Own: 57.7% rent · 42.3% own
• Severe rent burden: 2372.0

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: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 15% Two or more races 11% Asian 9% Black 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Romanian 5% Scotch-Irish 5% Italian 3%
• Foreign-born: 18% · Canada, China, Jamaica
• Languages at home: 76% English-only · Spanish 9% Other Indo-European 4% Chinese 2%

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: ▲ 11.03%
• Current HPI: 417.4151
• Rent YoY: ▲ 5.67%
• 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

+6.8% since first listed

11 events — show timeline

• 2025-07-29 Price Changed $799,999 BNYMLS
• 2025-06-08 Listed $849,000 BNYMLS
• 2025-04-28 Price Changed $875,000 RLS at REBNY
• 2018-08-09 Delisted — RLS at REBNY
• 2018-08-07 Sold (Public Records) $699,000 Public Records
• 2018-08-02 Sold (MLS) $699,000 RLS at REBNY
• 2018-06-29 Relisted — RLS at REBNY
• 2018-06-09 Delisted — RLS at REBNY
• 2018-04-26 Price Changed $699,000 RLS at REBNY
• 2018-03-12 Listed $699,000 RLS at REBNY
• 2018-03-12 Listed $749,000 RLS at REBNY

Property tax history

+16.8%/yr

Latest (2024): $9,381 · +4.2% YoY. Source: county tax records.