720 E 31 St Unit 5K · New York, NY 11210

$199,000

1 bd · 1.0 ba · 680 sqft · Condo · 309 Days on market

↓ 12% 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 +25.5/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• 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

Introducing well-maintained one-bedroom apartment located on the 5th floor of an elevator co-op building and offers comfortable living with great natural light from its western exposure. The layout features a large living and dining combo, a compact yet functional kitchen, a full bathroom, and a generously sized bedroom. Hardwood floors run throughout, and there’s ample closet space. The building is professionally managed and offers great amenities, including a live-in superintendent, laundry room, and indoor garage (waitlist). Situated just around the corner from Flatbush Avenue near The Junction, you’ll enjoy immediate access to Brooklyn College, Target, HomeGoods, banks, res

Key facts

• Great natural light
• Laundry room
• Ample closet space

Tags

• GREAT NATURAL LIGHT
• LARGE LIVING AND DINING COMBO
• COMPACT YET FUNCTIONAL KITCHEN
• AMPLE CLOSET SPACE
• LAUNDRY ROOM
• INDOOR GARAGE WAITLIST

Property features AI

Finance

• Other: Building offers card-operated laundry
• Financial info: Financing accepted: bank mortgage or cash; Property is available for sub-lease; Flip tax applies (percentage-based)
• HOA & community: Monthly maintenance/ common fee; Management by Vintage RE Services LTD; Pets allowed (cats only); Co-op shares: 36.00

Exterior

• Parking: One parking space (wait-list)
• Security: Secure lobby; Intercom door
• Utilities: Gas; Heat; Water
• Home design: Residential property; Located on 5th floor
• Construction: Detached building; 66 units in building
• Exterior features: Secure lobby; Intercom door; Resident superintendent; Detached building; Handicap access available

Interior

• Kitchen: Kitchen with built-ins
• Bedrooms: One bedroom on the first floor
• Flooring: Hardwood floors; Tile in bathroom
• Bathrooms: One full bathroom on the first floor (tile floors)
• Heating & cooling: Gas heat; One AC unit
• Interior features: Elevator; Hardwood floors; One AC unit
• Laundry & utility: Card-operated laundry in building

🏢 Co-op / cooperative unit. The $199,000 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 $199k.

Deal economics

• At list price, monthly cash flow is $463 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $175k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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 (+2.1%/yr); 165 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 $1k of loan paydown is wiped out by about $6k 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 309 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $26k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 64% 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 $175,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 309 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. 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?
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. 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: 1.17% ✓
• Cap rate: 9.09%
• Cash-on-cash: 9.98%
• DSCR: 1.44
• GRM: 7.1

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: -2.3%
• Equity multiple: 0.91×
• Total profit: $-4,766
• Equity at exit: $29,672

10-year hold

• IRR: 6.4%
• Equity multiple: 1.46×
• Total profit: $25,666
• Equity at exit: $17,206

Cash invested: $55,720 (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 11210

• Rents YoY: 2.1%
• Active inventory: 165
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,327 medium
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $463

Break-even live

Break-even rent $1,741

Max offer price $199,000

Occupancy floor 75%

Sensitivity live

Price	-10% $601	-5% $532	+0% $463	+5% $395	+10% $326
Rent	-10% $279	-5% $371	+0% $463	+5% $555	+10% $647
Rate	-1.0pp $564	-0.5pp $514	base $463	+0.5pp $412	+1.0pp $359

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: $49,750
• Closing costs: $5,970
• 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 18 events

1. 2026-06-17
   status $199,000 Pending 309 DOM
2. 2026-06-15
   days on market $199,000 Active 309 DOM
3. 2026-06-13
   days on market $199,000 Active 307 DOM
4. 2026-06-10
   days on market $199,000 Active 303 DOM
5. 2026-06-08
   days on market $199,000 Active 302 DOM
6. 2026-06-03
   days on market $199,000 Active 297 DOM
7. 2026-06-01
   days on market $199,000 Active 295 DOM
8. 2026-05-31
   days on market $199,000 Active 294 DOM
9. 2026-05-01
   historical
10. 2026-01-16
    status Active
11. 2026-01-16
    status Active
12. 2025-12-13
    historical
13. 2025-10-30
    price $199,000
14. 2025-10-30
    price $199,000
15. 2025-08-14
    price $215,000
16. 2025-08-14
    price $215,000
17. 2025-07-06
    listed $225,000 Active
18. 2025-07-06
    listed $225,000 Active

ⓘ 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 7/10 Severe 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% 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: $27,928
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$2,234
• − Management: −$2,234
• − Depreciation: −$5,789
• Taxable income: $2,543
• Est. tax owed @ 24.0%: −$610
• After-tax cash flow: $4,950/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

-11.6% since first listed

10 events — show timeline

• 2026-05-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-01-16 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-01-16 Relisted — BNYMLS
• 2025-12-13 Delisted — BNYMLS
• 2025-10-30 Price Changed $199,000 BNYMLS
• 2025-10-30 Price Changed $199,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-14 Price Changed $215,000 BNYMLS
• 2025-08-14 Price Changed $215,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-06 Listed $225,000 BNYMLS
• 2025-07-06 Listed $225,000 OneKey® MLS as Distributed by MLS Grid