668 Broadway #11 · New York, NY 11206

$299,999

1 bd · 1.0 ba · 870 sqft · Condo · 252 Days on market

Built 1931 ↓ 45% since listing

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Why this score? — see what drove the A- 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 +30.0/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0

Listing remarks

Williamsburg!!! HDFC income restricted Co-op on the top floor of a walk up building (4th Floor). Large one bedroom apartment with a spacious living room, full bathroom and eat-in-kitchen. The building is located near all the shopping and dining and transportation (J, M, and Z trains). Maintenance includes heat & water at only $406 per month. Come see this today before it's gone!

Key facts

• Eat-in-kitchen
• Full bathroom
• Top floor

Tags

• TOP FLOOR
• SPACIOUS LIVING ROOM
• FULL BATHROOM
• EAT-IN-KITCHEN
• NEAR SHOPPING AND DINING
• NEAR TRANSPORTATION

Property features AI

Finance

• HOA & community: Association amenities include a park; Association covers exterior maintenance, sewer, snow removal, trash and water

Exterior

• Parking: No designated parking; No carport
• Utilities: Electric service by Con Edison; Public sewer; Public trash collection
• Home design: Stock cooperative; One level; 4 total stories in the building
• Construction: Brick exterior; Full basement
• Exterior features: Brick construction; Near public transit; Near schools; Near shops; Not waterfront

Interior

• Kitchen: Refrigerator
• Bedrooms: 3 rooms total (includes bedrooms and living areas)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Hot water heating; Other heating; Wall/window air conditioning units
• Interior features: Additional interior features present
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $300k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $300k).
• Recommended offer: $264k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.7% 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 (+5.0%/yr); 59 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $4,326/mo this rent would consume 85% of the median local household income ($61k/yr) (locally 7470% 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 $32k of equity ($2k loan paydown + $30k appreciation (10.0% local appreciation)).
• Kings County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 5.0% rent growth), your $84k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 252 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 7y ago; this cycle's ask has dropped $75k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1931 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $263,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 252 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 1931 — 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. 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. 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 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: 1.44% ✓
• Cap rate: 11.67%
• Cash-on-cash: 19.20%
• DSCR: 1.85
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 5.05% rent growth · sell at horizon

5-year hold

• IRR: 39.7%
• Equity multiple: 4.07×
• Total profit: $258,163
• Equity at exit: $270,263

10-year hold

• IRR: 35.0%
• Equity multiple: 9.49×
• Total profit: $713,135
• Equity at exit: $582,832

Cash invested: $84,000 (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 11206

• Home prices YoY: 4.2%
• Rents YoY: 5.0%
• Active inventory: 59
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $4,326 medium
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,500/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$908
• Net cashflow: $1,344

Break-even live

Break-even rent $2,624

Max offer price $299,999

Occupancy floor 64%

Sensitivity live

Price	-10% $1,551	-5% $1,448	+0% $1,344	+5% $1,240	+10% $1,137
Rent	-10% $1,002	-5% $1,173	+0% $1,344	+5% $1,515	+10% $1,686
Rate	-1.0pp $1,495	-0.5pp $1,420	base $1,344	+0.5pp $1,266	+1.0pp $1,187

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
250 Union Ave #2119 Brooklyn, NY	1.0–2.0	1.0	590	$3,500	$5.93	25d	2	0.49mi
482 Kent Ave Brooklyn, NY	2.0	1.0–2.0	750	$6,555	$8.74	0d	3	1.32mi
11 Wharf Way Brooklyn, NY	1.0	1.0	610	$4,870	$7.98	0d	2	1.32mi
478 Kent Ave Brooklyn, NY	2.0	1.0–2.0	775	$5,920	$7.64	3d	3	1.32mi

HOA detail condo

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

Listing history 38 events

1. 2026-06-18
   days on market $299,999 Active 252 DOM
2. 2026-06-17
   days on market $299,999 Active 251 DOM
3. 2026-06-15
   days on market $299,999 Active 249 DOM
4. 2026-06-13
   days on market $299,999 Active 247 DOM
5. 2026-06-10
   days on market $299,999 Active 243 DOM
6. 2026-06-08
   days on market $299,999 Active 242 DOM
7. 2026-06-03
   days on market $299,999 Active 237 DOM
8. 2026-06-01
   days on market $299,999 Active 235 DOM
9. 2026-05-31
   days on market $299,999 Active 234 DOM
10. 2026-04-13
    price $299,999
11. 2026-04-12
    status Active
12. 2026-03-09
    price $349,999
13. 2026-01-20
    status Active
14. 2026-01-20
    price $374,999
15. 2026-01-01
    historical
16. 2025-10-24
    price $350,000
17. 2025-06-30
    listed $375,000 Active
18. 2025-06-01
    historical
19. 2025-03-09
    price $375,000
20. 2024-11-19
    listed $399,999 Active
21. 2024-07-28
    historical
22. 2024-04-23
    listed
23. 2024-02-24
    historical
24. 2023-08-03
    listed
25. 2021-05-18
    historical
26. 2021-01-12
    price $499,999
27. 2020-11-18
    listed $549,000 Active
28. 2020-11-14
    historical
29. 2020-02-11
    price $499,000
30. 2020-02-11
    price $499,000
31. 2020-01-29
    price $528,000
32. 2020-01-29
    price $528,000
33. 2019-12-12
    price $549,999
34. 2019-12-12
    price $549,999
35. 2019-10-24
    price $575,000
36. 2019-10-24
    price $575,000
37. 2019-09-12
    listed $609,000 New
38. 2018-11-15
    price $550,000

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 27% 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 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $51,909
• − Mortgage interest: −$16,805
• − Property taxes: −$4,500
• − Insurance: −$1,500
• − Repairs & maintenance: −$4,153
• − Management: −$4,153
• − Depreciation: −$8,727
• Taxable income: $12,071
• Est. tax owed @ 24.0%: −$2,897
• After-tax cash flow: $13,232/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): 93,020
• Household income: $61,430
• Rent vs Own: 88.9% rent · 11.1% own
• Severe rent burden: 7470.0

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 0.70)
• Race & ethnicity: White 37% Hispanic / Latino 36% Black 18% Two or more races 11% Asian 7%
• Hispanic origin (detail): Mexican 6% Puerto Rican 14% Dominican 9%
• Common ancestry: Romanian 2% Italian 2% Lithuanian 1%
• Foreign-born: 20% · Canada, China, Jamaica
• Languages at home: 44% English-only · Spanish 30% German/W. Germanic 16% Chinese 4%

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: ▲ 17.52%
• Current HPI: 438.9997
• Rent YoY: ▲ 5.05%
• 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

-45.5% since first listed

29 events — show timeline

• 2026-04-13 Price Changed $299,999 OneKey® MLS as Distributed by MLS Grid
• 2026-04-12 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-03-09 Price Changed $349,999 OneKey® MLS as Distributed by MLS Grid
• 2026-01-20 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-01-20 Price Changed $374,999 OneKey® MLS as Distributed by MLS Grid
• 2026-01-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-10-24 Price Changed $350,000 OneKey® MLS as Distributed by MLS Grid
• 2025-06-30 Listed $375,000 OneKey® MLS as Distributed by MLS Grid
• 2025-06-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-03-09 Price Changed $375,000 OneKey® MLS as Distributed by MLS Grid
• 2024-11-19 Listed $399,999 OneKey® MLS as Distributed by MLS Grid
• 2024-07-28 Rental Removed — ONEKEY
• 2024-04-23 Listed for Rent — ONEKEY
• 2024-02-24 Rental Removed — ONEKEY
• 2023-08-03 Listed for Rent — ONEKEY
• 2021-05-18 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-01-12 Price Changed $499,999 OneKey® MLS as Distributed by MLS Grid
• 2020-11-18 Listed $549,000 OneKey® MLS as Distributed by MLS Grid
• 2020-11-14 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-02-11 Price Changed $499,000 BNYMLS
• 2020-02-11 Price Changed $499,000 OneKey® MLS as Distributed by MLS Grid
• 2020-01-29 Price Changed $528,000 BNYMLS
• 2020-01-29 Price Changed $528,000 OneKey® MLS as Distributed by MLS Grid
• 2019-12-12 Price Changed $549,999 BNYMLS
• 2019-12-12 Price Changed $549,999 OneKey® MLS as Distributed by MLS Grid
• 2019-10-24 Price Changed $575,000 OneKey® MLS as Distributed by MLS Grid
• 2019-10-24 Price Changed $575,000 BNYMLS
• 2019-09-12 Listed $609,000 OneKey® MLS as Distributed by MLS Grid
• 2018-11-15 Price Changed $550,000 BNYMLS