153 Joralemon St Unit 5R · New York, NY 11201

$375,000

1 bd · 1.0 ba · 400 sqft · Condo · 30 Days on market

Built 1900

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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 +12.8/30.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• DSCR +3.8/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Incredible value and priced to sell! A very characterful and peaceful top-floor studio with a separate, windowed home office!! Situated in an excellent location in prime Brooklyn Heights, this fifth floor walk-up offers plenty of light, soaring tin ceilings, finished parquet floors and picture-frame moldings. There is a decorative fireplace with a gorgeous stone mantle. The bathroom is large with a newly glazed clawfoot bathtub, a brand new vanity and medicine cabinet, tin ceilings and a skylight. The separate kitchen has newly painted white cabinets, a light stone counter and a brand new sink. The home office has a large closet which is currently storing a window a/c unit which comes with the apartment. There are brand new light fixtures throughout the apartment. This well maintained coop 153 Joralemon/114 Clinton offers a beautiful newly renovated roof deck with panoramic views, a central laundry room, live-in super and bike storage -all in the adjacent building. For a $59 surcharge the building pays for high-speed internet. Pets, pied-a-terre, gifts, guarantors, trusts and subletting usually ok with board approval. There is a $2000 flip tax paid by both buyer and seller. Situated just a few blocks to the historic Brooklyn Heights Promenade, many stores and restaurants on Montague Street, Court Street and Atlantic Avenue, and you can go straight down Joralemon into the Brooklyn Bridge Park heading west, and to the subway lines at Borough Hall heading east. Dont miss out on this sweet apartment at an unbeatable price!

Key facts

• Exposed brick detail
• Decorative fireplace
• Galley kitchen

Tags

• 11 FOOT CEILINGS
• HARDWOOD PARQUET FLOORS
• OVERSIZED WINDOWS
• DECORATIVE FIREPLACE
• EXPOSED BRICK DETAIL
• GALLEY KITCHEN

🏢 Co-op / cooperative unit. The $375,000 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 condo listed at $375k.

Deal economics

• At list price, monthly cash flow is $-36 ($-437/yr) — negative.
• To cash-flow at today's rent, offer at most $370k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $323k (13.7% below list).
• Recommended offer: $323k (13.7% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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); 393 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).

Forward outlook

• In year one you build about $25k of equity ($3k loan paydown + $22k appreciation (6.0% local appreciation)).
• Kings County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (6.0% appreciation + 5.4% rent growth), your $105k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($369k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 12y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $323,438 (13.7% 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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. 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.
8. 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.
9. 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: 0.86% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.42%
• DSCR: 0.98
• GRM: 9.7

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: 15.9%
• Equity multiple: 2.08×
• Total profit: $113,200
• Equity at exit: $234,926

10-year hold

• IRR: 16.8%
• Equity multiple: 4.36×
• Total profit: $352,904
• Equity at exit: $425,325

Cash invested: $105,000 (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: 393
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $3,234 medium
• Mortgage (P&I): −$1,967
• Tax est. 1.5%: −$469 /mo · $5,625/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$679
• Net cashflow: $-36

Break-even live

Break-even rent $3,280

Max offer price $369,736

Occupancy floor 96%

Sensitivity live

Price	-10% $223	-5% $93	+0% $-36	+5% $-166	+10% $-296
Rent	-10% $-292	-5% $-164	+0% $-36	+5% $91	+10% $219
Rate	-1.0pp $152	-0.5pp $59	base $-36	+0.5pp $-134	+1.0pp $-232

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
229 Duffield St Brooklyn, NY	1.0	1.0	177	$2,600	$14.69	25d	1	0.49mi

HOA detail condo

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

Listing history 14 events

1. 2026-03-20
   status Pending
2. 2026-02-18
   listed $375,000 Active
3. 2026-02-15
   listed $375,000 Active
4. 2022-06-17
   price $330,000 1562-char remark

   Show marketing remark (1562 chars)

   Incredible value and priced to sell! A very characterful and peaceful top-floor studio with a separate, windowed home office!! Situated in an excellent location in prime Brooklyn Heights, this fifth floor walk-up offers plenty of light, soaring tin ceilings, finished parquet floors and picture-frame moldings. There is a decorative fireplace with a gorgeous stone mantle. The bathroom is large with a newly glazed clawfoot bathtub, a brand new vanity and medicine cabinet, tin ceilings and a skylight. The separate kitchen has newly painted white cabinets, a light stone counter and a brand new sink. The home office has a large closet which is currently storing a window a/c unit which comes with the apartment. There are brand new light fixtures throughout the apartment. This well maintained coop 153 Joralemon/114 Clinton offers a beautiful newly renovated roof deck with panoramic views, a central laundry room, live-in super and bike storage -all in the adjacent building. For a $59 surcharge the building pays for high-speed internet. Pets, pied-a-terre, gifts, guarantors, trusts and subletting usually ok with board approval. There is a $2000 flip tax paid by both buyer and seller. Situated just a few blocks to the historic Brooklyn Heights Promenade, many stores and restaurants on Montague Street, Court Street and Atlantic Avenue, and you can go straight down Joralemon into the Brooklyn Bridge Park heading west, and to the subway lines at Borough Hall heading east. Dont miss out on this sweet apartment at an unbeatable price!

5. 2022-06-17
   soldstatus $330,000 Sold 1562-char remark

   Show marketing remark (1562 chars)

   Incredible value and priced to sell! A very characterful and peaceful top-floor studio with a separate, windowed home office!! Situated in an excellent location in prime Brooklyn Heights, this fifth floor walk-up offers plenty of light, soaring tin ceilings, finished parquet floors and picture-frame moldings. There is a decorative fireplace with a gorgeous stone mantle. The bathroom is large with a newly glazed clawfoot bathtub, a brand new vanity and medicine cabinet, tin ceilings and a skylight. The separate kitchen has newly painted white cabinets, a light stone counter and a brand new sink. The home office has a large closet which is currently storing a window a/c unit which comes with the apartment. There are brand new light fixtures throughout the apartment. This well maintained coop 153 Joralemon/114 Clinton offers a beautiful newly renovated roof deck with panoramic views, a central laundry room, live-in super and bike storage -all in the adjacent building. For a $59 surcharge the building pays for high-speed internet. Pets, pied-a-terre, gifts, guarantors, trusts and subletting usually ok with board approval. There is a $2000 flip tax paid by both buyer and seller. Situated just a few blocks to the historic Brooklyn Heights Promenade, many stores and restaurants on Montague Street, Court Street and Atlantic Avenue, and you can go straight down Joralemon into the Brooklyn Bridge Park heading west, and to the subway lines at Borough Hall heading east. Dont miss out on this sweet apartment at an unbeatable price!

6. 2021-12-01
   status Active
7. 2021-10-09
   price $340,000
8. 2021-09-08
   status Active
9. 2021-04-22
   price $355,000
10. 2021-02-23
    listed $370,000 Active
11. 2021-02-15
    listed $340,000 Active 1562-char remark

    Show marketing remark (1562 chars)

    Incredible value and priced to sell! A very characterful and peaceful top-floor studio with a separate, windowed home office!! Situated in an excellent location in prime Brooklyn Heights, this fifth floor walk-up offers plenty of light, soaring tin ceilings, finished parquet floors and picture-frame moldings. There is a decorative fireplace with a gorgeous stone mantle. The bathroom is large with a newly glazed clawfoot bathtub, a brand new vanity and medicine cabinet, tin ceilings and a skylight. The separate kitchen has newly painted white cabinets, a light stone counter and a brand new sink. The home office has a large closet which is currently storing a window a/c unit which comes with the apartment. There are brand new light fixtures throughout the apartment. This well maintained coop 153 Joralemon/114 Clinton offers a beautiful newly renovated roof deck with panoramic views, a central laundry room, live-in super and bike storage -all in the adjacent building. For a $59 surcharge the building pays for high-speed internet. Pets, pied-a-terre, gifts, guarantors, trusts and subletting usually ok with board approval. There is a $2000 flip tax paid by both buyer and seller. Situated just a few blocks to the historic Brooklyn Heights Promenade, many stores and restaurants on Montague Street, Court Street and Atlantic Avenue, and you can go straight down Joralemon into the Brooklyn Bridge Park heading west, and to the subway lines at Borough Hall heading east. Dont miss out on this sweet apartment at an unbeatable price!

12. 2014-10-16
    soldstatus $339,000
13. 2014-07-31
    price $339,000
14. 2014-04-30
    listed $333,000

ⓘ 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 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: $38,813
• − Mortgage interest: −$21,006
• − Property taxes: −$5,625
• − Insurance: −$1,875
• − Repairs & maintenance: −$3,105
• − Management: −$3,105
• − Depreciation: −$10,909
• Taxable loss: −$6,812
• Est. tax savings @ 24.0%: +$1,635
• After-tax cash flow: $1,198/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

+12.6% since first listed

14 events — show timeline

• 2026-03-20 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-02-18 Listed $375,000 RLS at REBNY
• 2026-02-15 Listed $375,000 OneKey® MLS as Distributed by MLS Grid
• 2022-06-17 Price Changed $330,000 RLS at REBNY
• 2022-06-17 Sold (MLS) $330,000 RLS at REBNY
• 2021-12-01 Relisted — RLS at REBNY
• 2021-10-09 Price Changed $340,000 RLS at REBNY
• 2021-09-08 Relisted — RLS at REBNY
• 2021-04-22 Price Changed $355,000 RLS at REBNY
• 2021-02-23 Listed $370,000 RLS at REBNY
• 2021-02-15 Listed $340,000 RLS at REBNY
• 2014-10-16 Sold (MLS) $339,000 RLS at REBNY
• 2014-07-31 Price Changed $339,000 RLS at REBNY
• 2014-04-30 Listed $333,000 RLS at REBNY