167 Sands St #218 · New York, NY 11201

$380,000

2 bd · 1.0 ba · 550 sqft · Condo · 8 Days on market

Built 1984

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.0/10.0
• 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

Welcome to this well-maintained 2-bedroom co-op in the highly desirable Vinegar Hill neighborhood of Brooklyn. Located in a full-service cooperative building with a full-time doorman, this residence offers both comfort and convenience. Residents enjoy access to on-site laundry facilities, beautifully maintained common areas, and professional building management. The apartment features a functional layout designed for comfortable everyday living, making it an excellent option for both owner-occupants and those seeking a long-term home in a prime Brooklyn location. Ideally situated near DUMBO, Brooklyn Bridge Park, and the waterfront, residents can enjoy some of Brooklyn's most iconic destina

Key facts

• Functional layout
• Dumbo
• Brooklyn bridge park

Tags

• VINEGAR HILL NEIGHBORHOOD
• FULL-TIME DOORMAN
• ON-SITE LAUNDRY FACILITIES
• FUNCTIONAL LAYOUT
• DUMBO
• BROOKLYN BRIDGE PARK

Property features AI

Exterior

• Parking: Driveway; On-street parking; Other parking
• Utilities: Public sewer; Other sewer information; Utilities: see remarks
• Home design: Stock cooperative
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Cooktop; Other kitchen appliances
• Bedrooms: 2nd level entry
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Wall/window air conditioning units
• Interior features: Common finished basement (see remarks); No pet restrictions; Other interior features
• Laundry & utility: Common area laundry

🏢 Co-op / cooperative unit. The $380,000 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 2-bed/1.0-bath condo listed at $380k.

Deal economics

• At list price, monthly cash flow is $2k ($28k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $380k).
• Cap rate 13.6% 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; 32 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 43% 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 $25k of equity ($3k loan paydown + $23k 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 $106k cash investment doubles in ~2 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $380,000

Questions for the listing agent

1. 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?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.65% ✓
• Cap rate: 13.65%
• Cash-on-cash: 26.27%
• DSCR: 2.17
• GRM: 5.0

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: 39.2%
• Equity multiple: 3.56×
• Total profit: $272,848
• Equity at exit: $238,058

10-year hold

• IRR: 37.6%
• Equity multiple: 7.78×
• Total profit: $721,355
• Equity at exit: $430,996

Cash invested: $106,400 (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: 5.0×

Monthly cashflow live

• Estimated rent: $6,273 high
• Mortgage (P&I): −$1,993
• Tax est. 1.5%: −$475 /mo · $5,700/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,317
• Net cashflow: $2,330

Break-even live

Break-even rent $3,324

Max offer price $380,000

Occupancy floor 58%

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: $95,000
• Closing costs: $11,400
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
160 Front St Brooklyn, NY	1.0	1.0	597	$5,191	$8.70	2d	2	0.18mi
68 Gold St New York, NY	1.0–2.0	1.0	700	$7,050	$10.07	25d	2	0.32mi
343 Gold St Brooklyn, NY	3.0	1.0–2.0	903	$6,719	$7.44	5d	1	0.42mi
111 Lawrence St Brooklyn, NY	3.0	1.0–2.0	950	$5,437	$5.72	2d	24	0.50mi
100 Willoughby St Brooklyn, NY	3.0	1.0–2.0	892	$7,100	$7.96	8d	1	0.55mi
72 Willoughby St Brooklyn, NY	1.0–2.0	1.0	487	$4,080	$8.37	2d	2	0.56mi
214 Duffield St Brooklyn, NY	3.0	1.0–2.0	956	$4,956	$5.18	2d	1	0.57mi
200 Montague St #1516 Brooklyn, NY	1.0	1.0	600	$7,500	$12.50	21d	1	0.57mi
150 Lawrence St Brooklyn, NY	1.0–2.0	1.0–2.0	700	$5,340	$7.63	2d	2	0.59mi
180 Montague St Brooklyn, NY	3.0	1.0–2.0	901	$6,375	$7.08	2d	13	0.59mi
107 Columbia Hts #1757 Brooklyn, NY	1.0–2.0	1.0–2.0	708	$8,290	$11.71	2d	2	0.60mi
196 Willoughby St Brooklyn, NY	2.0	1.0–2.0	717	$7,921	$11.05	2d	8	0.61mi
141 Joralemon St #819 Brooklyn, NY	1.0–3.0	1.0–2.0	750	$7,230	$9.64	2d	3	0.70mi
540 Fulton St #1729 Brooklyn, NY	3.0	1.0–2.0	750	$7,563	$10.08	25d	4	0.78mi
333 Schermerhorn St Brooklyn, NY	1.0	1.0	585	$6,782	$11.58	4d	16	0.90mi
478 Kent Ave Brooklyn, NY	2.0	1.0–2.0	775	$7,530	$9.72	3d	3	0.94mi
482 Kent Ave Brooklyn, NY	2.0	1.0–2.0	750	$8,290	$11.05	3d	3	0.94mi
11 Wharf Way Brooklyn, NY	1.0	1.0	610	$4,870	$7.98	2d	2	0.97mi
151 S Elliott Pl Brooklyn, NY	1.0–2.0	1.0–2.0	655	$6,380	$9.74	2d	2	1.15mi
180 Broome St #1521 New York, NY	1.0–2.0	1.0–2.0	850	$10,630	$12.51	2d	2	1.18mi
180 Water St #537 New York, NY	1.0–2.0	1.0–2.0	728	$9,400	$12.91	3d	2	1.23mi
125 Delancey St #1523 New York, NY	1.0–2.0	1.0–2.0	850	$9,670	$11.38	2d	2	1.28mi
95 Wall St New York, NY	2.0	1.0–2.0	733	$7,998	$10.91	2d	39	1.28mi
75 Wall St Unit 251 New York, NY	1.0	1.5	653	$6,580	$10.08	25d	1	1.30mi
75 Wall St New York, NY	3.0	1.0–3.0	452	$11,797	$26.10	15d	16	1.31mi
461 Dean St Brooklyn, NY	1.0	1.0	781	$5,320	$6.81	5d	5	1.31mi
67 Wall St #13 New York, NY	1.0–2.0	1.0	636	$7,380	$11.59	3d	2	1.34mi
10 Hanover Sq New York, NY	2.0	1.0–2.0	790	$8,086	$10.24	2d	25	1.34mi
3 Hanover Sq New York, NY	3.0	1.0–2.0	600	$6,072	$10.12	25d	5	1.38mi
475 Clermont Ave Brooklyn, NY	2.0	1.0–2.0	807	$6,596	$8.17	4d	7	1.42mi
120 Mulberry St Unit 1257050P New York, NY	2.0	1.0	645	$12,372	$19.18	25d	1	1.43mi
171 Suffolk St #1265 New York, NY	1.0–2.0	1.0	650	$8,710	$13.40	8d	2	1.48mi

HOA detail condo

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

Listing history 6 events

1. 2026-06-18
   days on market $380,000 Active 8 DOM
2. 2026-06-17
   days on market $380,000 Active 7 DOM
3. 2026-06-16
   days on market $380,000 Active 6 DOM
4. 2026-06-15
   days on market $380,000 Active 5 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $380,000 Active 3 DOM

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $75,276
• − Mortgage interest: −$21,286
• − Property taxes: −$5,700
• − Insurance: −$1,900
• − Repairs & maintenance: −$6,022
• − Management: −$6,022
• − Depreciation: −$11,055
• Taxable income: $23,291
• Est. tax owed @ 24.0%: −$5,590
• After-tax cash flow: $22,365/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

1 event — show timeline

• 2026-06-01 Listed $380,000 OneKey® MLS as Distributed by MLS Grid