213 17th St · New York, NY 11215

$1,800,000

None bd · None ba · — sqft · MultiFamily · 165 Days on market

2,720 sqft lot

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Why this score? — see what drove the B+ 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 +26.7/30.0
• Appreciation +10.0/10.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Schools +5.0/10.0
• Rent growth +3.9/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 5 units. estimate disagrees with records

Listing remarks

Address 213 17th Street. Park Slope Semi-detached 5-family home situated on a 36-foot-wide lot. Zoned R6B. Additional information, floor plans, and photos will be posted soon. Contact listing agent for more details.

Key facts

• 2,720 sq ft lot
• Listed 165 days

What this means for you Summary

Snapshot

• This is a 5 × 2-bed/?-bath units multifamily listed at $1.80M.

Deal economics

• At list price, monthly cash flow is $5k ($58k/yr) — positive. Per door: $969/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($22k rent vs $1.80M).
• Recommended offer: $1.58M (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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.
• Zoned schools: Elm Tree Elementary School (math 27% / reading 52%, grade F, #1,444 of 2,108 statewide, top 71%, 806 students, 94% FRL); Ms 51 William Alexander (math 67% / reading 92%, grade A+, #32 of 729 statewide, top 5%, 1,026 students, 61% FRL); Midwood High School (math 94% / reading 96%, grade A+, #83 of 1,100 statewide, top 8%, 4,062 students, 73% FRL).
• Market conditions: Rents rising fast (+5.7%/yr); 250 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $21,882/mo this rent would consume 141% of the median local household income ($186k/yr) (locally 2372% 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 $192k of equity ($12k loan paydown + $180k 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 + 5.7% rent growth), your $504k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$309k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 165 days — a 12% lower offer ($1.58M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 61% 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 $1,584,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 165 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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: 1.22% ✓
• Cap rate: 9.52%
• Cash-on-cash: 11.54%
• DSCR: 1.51
• GRM: 6.9

CMA / ARV

No comps found within radius.

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
192 17th St	0.03mi	3/2.0	2,475	6mo	$1,350,000	$545	81
150 14th St	0.24mi	7/4.0	3,440	7mo	$1,900,000	$552	71
320 11th St	0.34mi	8/6.0	—	6mo	$3,520,000	—	67
320 10th St	0.38mi	4/4.0	—	6mo	$3,400,000	—	65
180 12th St	0.31mi	3/3.0	1,800	10mo	$2,425,000	$1,347	64
13 Windsor Pl	0.43mi	5/2.5	2,142	4mo	$2,400,000	$1,120	64
405A 20th St	0.48mi	3/3.0	1,500	8mo	$1,330,000	$887	58
1902 8th Ave	0.52mi	19/8.0	5,890	7mo	$850,000	$144	58
168A 26th St	0.48mi	4/2.0	1,260	9mo	$1,170,000	$929	58
515A 17th St	0.73mi	—/3.0	2,100	1mo	$2,595,000	$1,236	52
506 Prospect Ave	0.72mi	9/3.5	3,600	8mo	$1,800,000	$500	47
419 5th St	0.70mi	—/2.0	—	12mo	$3,050,000	—	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 5.67% rent growth · sell at horizon

5-year hold

• IRR: 34.0%
• Equity multiple: 3.68×
• Total profit: $1,349,742
• Equity at exit: $1,621,583

10-year hold

• IRR: 30.2%
• Equity multiple: 8.68×
• Total profit: $3,869,066
• Equity at exit: $3,497,004

Cash invested: $504,000 (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 11215

• Home prices YoY: 2.7%
• Rents YoY: 5.7%
• Active inventory: 250
• Price-to-rent: 34.3×

Monthly cashflow live

• Estimated rent: $21,882 high
• Mortgage (P&I): −$9,439
• Tax est. 1.5%: −$2,250 /mo · $27,000/yr
• Insurance: −$750
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,595
• Net cashflow: $4,847

Break-even live

Break-even rent $15,746

Max offer price $1,800,000

Occupancy floor 73%

Sensitivity live

Price	-10% $6,091	-5% $5,469	+0% $4,847	+5% $4,225	+10% $3,603
Rent	-10% $3,119	-5% $3,983	+0% $4,847	+5% $5,712	+10% $6,576
Rate	-1.0pp $5,754	-0.5pp $5,305	base $4,847	+0.5pp $4,381	+1.0pp $3,906

5-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 5× units	2	—	$21,880
Total (5 units)			$21,882

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: $450,000
• Closing costs: $54,000
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
132 17th St Unit 5 Brooklyn, NY	3.0	1.0	850	$2,700	$3.18	26d	1	0.21mi
1656 8th Ave Unit 2nd floor Brooklyn, NY	1.0	1.0	1200	$3,900	$3.25	26d	1	0.49mi
655 Union St #1846 Brooklyn, NY	1.0–2.0	1.0–2.0	727	$7,810	$10.74	4d	2	1.05mi
65 3rd Pl Brooklyn, NY	2.0	1.0	—	$4,850	—	26d	1	1.11mi
138 Dwight St Unit 1 Brooklyn, NY	2.0	2.0	2700	$6,500	$2.41	26d	1	1.24mi
138 Dwight St Brooklyn, NY	2.0	2.5	—	$6,500	—	26d	1	1.24mi
132 Dwight St Unit 1 Brooklyn, NY	2.0	2.0	2700	$6,500	$2.41	26d	1	1.24mi
5 Delevan St Brooklyn, NY	1.0	1.0	—	$4,200	—	17d	1	1.26mi
376 Columbia St Brooklyn, NY	2.0	1.0	—	$2,800	—	26d	1	1.28mi
42 Dikeman St Brooklyn, NY	3.0	3.0	—	$6,500	—	26d	1	1.28mi
3322 12th Ave Brooklyn, NY	2.0	1.0	—	$3,100	—	26d	1	1.37mi
101 Pioneer St Brooklyn, NY	2.0	2.0	—	$4,250	—	15d	1	1.37mi
82 Visitation Pl Brooklyn, NY	3.0	2.0	—	$7,000	—	0d	1	1.37mi
22 Tehama St Unit 2 Fl Brooklyn, NY	2.0	1.0	700	$2,980	$4.26	26d	1	1.42mi
172 Union St Unit 4L Brooklyn, NY	2.0	1.5	—	$6,980	—	26d	1	1.42mi
22 Tehama St Unit 1 Brooklyn, NY	3.0	1.5	2800	$4,780	$1.71	25d	1	1.43mi
87 Tehama St Brooklyn, NY	3.0	1.0	—	$3,500	—	26d	1	1.46mi
125 Wolcott St Brooklyn, NY	3.0	2.0	2500	$10,000	$4.00	6d	1	1.50mi

Listing history 2 events

1. 2026-03-27
   status Pending
2. 2025-10-13
   listed $1,800,000 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 4/10 Moderate FEMA zone X (unshaded) · 20% 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 61% 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: $262,584
• − Mortgage interest: −$100,828
• − Property taxes: −$27,000
• − Insurance: −$9,000
• − Repairs & maintenance: −$21,007
• − Management: −$21,007
• − Depreciation: −$52,364
• Taxable income: $31,379
• Est. tax owed @ 24.0%: −$7,531
• After-tax cash flow: $50,638/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): 70,441
• Household income: $185,865
• Rent vs Own: 57.7% rent · 42.3% own
• Severe rent burden: 2372.0

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: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 15% Two or more races 11% Asian 9% Black 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Romanian 5% Scotch-Irish 5% Italian 3%
• Foreign-born: 18% · Canada, China, Jamaica
• Languages at home: 76% English-only · Spanish 9% Other Indo-European 4% Chinese 2%

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: ▲ 11.03%
• Current HPI: 417.4151
• Rent YoY: ▲ 5.67%
• 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

2 events — show timeline

• 2026-03-27 Pending — BNYMLS
• 2025-10-13 Listed $1,800,000 BNYMLS