225 Adams St Unit H-1 · New York, NY 11201

$728,000

2 bd · 1.0 ba · 950 sqft · Condo · 50 Days on market

Built 1950 Good condition ↓ 19% 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 +13.5/30.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• DSCR +4.1/10.0
• 1% rule +3.8/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0

Listing remarks

Welcome to 225 Adams Street #H1, a spacious and thoughtfully laid-out 2-bedroom, 1-bath home in the heart of Downtown Brooklyn. Offering approximately 950 square feet, this residence combines classic proportions with practical flow, creating a comfortable and versatile living space. Upon entering, you’re greeted by a generous foyer—ideal for a home office nook or additional storage—leading into a bright and expansive living room perfect for both relaxing and entertaining. Adjacent to the living area, a separate dining room provides a dedicated space for meals and gatherings. The windowed kitchen offers ample cabinetry and workspace, with the potential to update to your per

Key facts

• Separate dining room
• Windowed kitchen
• Parking

Tags

• GENEROUS FOYER
• SEPARATE DINING ROOM
• WINDOWED KITCHEN
• MULTIPLE CLOSETS
• WINDOWED BATHROOM
• PARKING

Property features AI

Exterior

• Parking: 1-car garage; No carport; Parking waitlist
• Utilities: Public sewer; Utilities: See remarks
• Home design: Stock cooperative
• Construction: Brick construction
• Exterior features: Not waterfront

Interior

• Kitchen: Oven; Refrigerator
• Bedrooms: 4 total rooms (includes bedrooms and other rooms); Entry level: 1
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating: Other; No central cooling
• Interior features: Elevator; Common basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $728k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $26 ($308/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $640k (12.1% below list).
• Recommended offer: $640k (12.1% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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; 37 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 44% of the median local income ($173k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $48k of equity ($5k loan paydown + $43k 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 $204k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$78k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($706k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1950 — 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 $640,092 (12.1% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 0.88% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.15%
• DSCR: 1.01
• GRM: 9.5

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: 16.4%
• Equity multiple: 2.11×
• Total profit: $226,195
• Equity at exit: $456,069

10-year hold

• IRR: 17.2%
• Equity multiple: 4.43×
• Total profit: $699,909
• Equity at exit: $825,698

Cash invested: $203,840 (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: 9.5×

Monthly cashflow live

• Estimated rent: $6,401 high
• Mortgage (P&I): −$3,818
• Tax est. 1.5%: −$910 /mo · $10,920/yr
• Insurance: −$303
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,344
• Net cashflow: $26

Break-even live

Break-even rent $6,368

Max offer price $728,000

Occupancy floor 95%

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: $182,000
• Closing costs: $21,840
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Montague St #1516 Brooklyn, NY	1.0	1.0	600	$7,500	$12.50	21d	1	0.28mi
180 Montague St Brooklyn, NY	3.0	1.0–2.0	901	$6,375	$7.08	2d	13	0.30mi
111 Lawrence St Brooklyn, NY	3.0	1.0–2.0	950	$5,437	$5.72	2d	24	0.30mi
343 Gold St Brooklyn, NY	3.0	1.0–2.0	903	$6,719	$7.44	5d	1	0.34mi
100 Jay St Unit 6B Brooklyn, NY	1.0	1.0	800	$4,600	$5.75	25d	1	0.35mi
160 Front St Brooklyn, NY	1.0	1.0	597	$5,191	$8.70	2d	2	0.35mi
150 Lawrence St Brooklyn, NY	1.0–2.0	1.0–2.0	700	$5,340	$7.63	2d	2	0.38mi
100 Willoughby St Brooklyn, NY	3.0	1.0–2.0	892	$7,100	$7.96	8d	1	0.38mi
141 Joralemon St #819 Brooklyn, NY	1.0–3.0	1.0–2.0	750	$7,230	$9.64	2d	3	0.40mi
214 Duffield St Brooklyn, NY	3.0	1.0–2.0	956	$4,956	$5.18	2d	1	0.40mi
107 Columbia Hts #1757 Brooklyn, NY	1.0–2.0	1.0–2.0	708	$8,290	$11.71	2d	2	0.42mi
241 Atlantic Ave #879 Brooklyn, NY	1.0–3.0	1.0–2.0	1098	$8,240	$7.50	2d	3	0.54mi
196 Willoughby St Brooklyn, NY	2.0	1.0–2.0	717	$7,921	$11.05	2d	8	0.55mi
68 Gold St New York, NY	1.0–2.0	1.0	700	$7,050	$10.07	25d	2	0.59mi
540 Fulton St #1729 Brooklyn, NY	3.0	1.0–2.0	750	$7,563	$10.08	25d	4	0.66mi
333 Schermerhorn St Brooklyn, NY	1.0	1.0	585	$6,782	$11.58	4d	16	0.77mi
252 South St Unit 74B New York, NY	2.0	2.0	1034	$8,995	$8.70	18d	1	0.98mi
211 Front St Unit 1255364P New York, NY	1.0	1.0	990	$11,206	$11.32	25d	1	1.04mi
151 S Elliott Pl Brooklyn, NY	1.0–2.0	1.0–2.0	655	$6,380	$9.74	2d	2	1.09mi
180 Water St #537 New York, NY	1.0–2.0	1.0–2.0	728	$9,400	$12.91	3d	2	1.15mi
95 Wall St New York, NY	2.0	1.0–2.0	733	$7,998	$10.91	2d	39	1.16mi
75 Wall St Unit 251 New York, NY	1.0	1.5	653	$6,580	$10.08	25d	1	1.19mi
10 Hanover Sq New York, NY	2.0	1.0–2.0	790	$8,086	$10.24	2d	25	1.21mi
461 Dean St Brooklyn, NY	1.0	1.0	781	$5,320	$6.81	5d	5	1.22mi
67 Wall St #13 New York, NY	1.0–2.0	1.0	636	$7,380	$11.59	3d	2	1.22mi
478 Kent Ave Brooklyn, NY	2.0	1.0–2.0	775	$7,530	$9.72	3d	3	1.23mi
482 Kent Ave Brooklyn, NY	2.0	1.0–2.0	750	$8,290	$11.05	3d	3	1.23mi
3 Hanover Sq New York, NY	3.0	1.0–2.0	600	$6,072	$10.12	25d	5	1.26mi
11 Wharf Way Brooklyn, NY	1.0	1.0	610	$4,870	$7.98	2d	2	1.26mi
15 William St New York, NY	1.0–2.0	1.0–2.0	822	$6,550	$7.96	8d	10	1.31mi
8 Spruce St Unit 31S New York, NY	3.0	2.0	1100	$8,000	$7.27	8d	1	1.32mi
655 Union St #1846 Brooklyn, NY	1.0–2.0	1.0–2.0	727	$7,810	$10.74	3d	2	1.36mi
180 Broome St #1521 New York, NY	1.0–2.0	1.0–2.0	850	$10,630	$12.51	2d	2	1.39mi
475 Clermont Ave Brooklyn, NY	2.0	1.0–2.0	807	$6,596	$8.17	4d	7	1.41mi
140 Broadway Unit 1298277P New York, NY	1.0	1.0	699	$9,406	$13.46	22d	1	1.43mi
125 Delancey St #1523 New York, NY	1.0–2.0	1.0–2.0	850	$9,670	$11.38	2d	2	1.47mi
545 Vanderbilt Ave Brooklyn, NY	2.0	1.0	600	$6,280	$10.47	3d	3	1.48mi

HOA detail condo

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

Listing history 19 events

1. 2026-06-18
   days on market $728,000 Active 50 DOM
2. 2026-06-17
   days on market $728,000 Active 49 DOM
3. 2026-06-16
   days on market $728,000 Active 48 DOM
4. 2026-06-15
   days on market $728,000 Active 47 DOM
5. 2026-06-13
   days on market $728,000 Active 45 DOM
6. 2026-06-10
   days on market $728,000 Active 41 DOM
7. 2026-06-08
   days on market $728,000 Active 40 DOM
8. 2026-06-08
   days on market $728,000 Active 39 DOM
9. 2026-06-04
   days on market $728,000 Active 36 DOM
10. 2026-06-03
    days on market $728,000 Active 35 DOM
11. 2026-06-01
    days on market $728,000 Active 33 DOM
12. 2026-05-31
    days on market $728,000 Active 32 DOM
13. 2026-05-01
    historical
14. 2026-04-28
    listed $728,000 Active
15. 2025-12-31
    price $775,000
16. 2025-07-12
    price $798,000
17. 2025-06-10
    price $828,000
18. 2025-03-24
    price $868,000
19. 2025-03-10
    listed $899,999 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 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: $76,811
• − Mortgage interest: −$40,779
• − Property taxes: −$10,920
• − Insurance: −$3,640
• − Repairs & maintenance: −$6,145
• − Management: −$6,145
• − Depreciation: −$21,178
• Taxable loss: −$11,996
• Est. tax savings @ 24.0%: +$2,879
• After-tax cash flow: $3,187/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This 2-bedroom, 1-bath condo in Downtown Brooklyn is in good condition with a good rehab level, ready for a fresh coat of paint and some minor updates to boost its value.

Value-add opportunities

• Both Painting the exterior brick — Enhances curb appeal and resale value
• Resale Updating the kitchen backsplash — Modernizes the kitchen and adds value
• Both Adding smart home features — Improves convenience and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior brick — Enhances curb appeal and resale value ↑
• Resale Updating the kitchen backsplash — Modernizes the kitchen and adds value ↑
• Both Adding smart home features — Improves convenience and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-19.1% since first listed

7 events — show timeline

• 2026-05-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-04-28 Listed $728,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-31 Price Changed $775,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-12 Price Changed $798,000 OneKey® MLS as Distributed by MLS Grid
• 2025-06-10 Price Changed $828,000 OneKey® MLS as Distributed by MLS Grid
• 2025-03-24 Price Changed $868,000 OneKey® MLS as Distributed by MLS Grid
• 2025-03-10 Listed $899,999 OneKey® MLS as Distributed by MLS Grid