773 Eastern Pkwy Unit 2B · New York, NY 11213

$300,000

1 bd · 1.0 ba · 700 sqft · Condo · 31 Days on market

Built 1905 Good condition ↓ 28% since listing

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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 +23.7/30.0
• Appreciation +10.0/10.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Schools +5.0/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0

Listing remarks MLS

Welcome home to a warm and inviting 1-bedroom co-op that checks all the boxes. Sunlit rooms, gleaming hardwood floors, and a thoughtfully designed layout create an airy, comfortable living space you’ll love coming home to. The spacious bedroom and generous living area offer plenty of versatility for lounging, entertaining, or setting up your dream home office. An in-unit washer adds everyday convenience, making life that much sweeter. Location perks abound. You’ll be just minutes away from the Kingston Ave (3 train) stop, making commuting a breeze while you’re perfectly positioned to enjoy all that Brooklyn has to offer. A short distance brings you to the lush expanse of Prospect Park, with Franklin Avenue’s vibrant shops, cafes, and eateries right around the corner. This is the kind of Walkable Brooklyn life that makes coming home feel special every day. Building and eligibility details. This HDFC co-op adheres to NYC HDFC income guidelines, offering a desirable, income-restricted option in a thriving, community-focused neighborhood. Income limits apply, so it’s a great fit for buyers seeking affordable homeownership in a coveted location. Why this home stands out. Bright, well-proportioned rooms, a comfortable flow for daily living, and prime proximity to transit, parks, and a thriving local scene. If you’re looking for a place that blends warmth, practicality, and neighborhood charm, this is it.

Key facts

• Short stroll to park
• Proximity to shops
• In unit washer

Tags

• IN UNIT WASHER
• STEPS AWAY FROM TRAIN
• SHORT STROLL TO PARK
• PROXIMITY TO SHOPS

Property features AI

Exterior

• Parking: Carport present
• Utilities: Trash collection (public); Sewer: Other
• Home design: Stock cooperative; Entry on level 4
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

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

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $570 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $300k).
• Recommended offer: $291k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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 (+6.0%/yr); 73 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $3,346/mo this rent would consume 62% of the median local household income ($65k/yr) (locally 6603% 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 + 6.0% rent growth), your $84k cash investment doubles in ~3 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 31 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y ago 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 1905 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 64% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $291,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1905 — 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: 1.12% ✓
• Cap rate: 8.57%
• Cash-on-cash: 8.15%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 5.95% rent growth · sell at horizon

5-year hold

• IRR: 31.5%
• Equity multiple: 3.50×
• Total profit: $209,982
• Equity at exit: $270,264

10-year hold

• IRR: 28.2%
• Equity multiple: 8.30×
• Total profit: $613,274
• Equity at exit: $582,834

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 11213

• Home prices YoY: 4.3%
• Rents YoY: 6.0%
• Active inventory: 73
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $3,346 high
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,500/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$703
• Net cashflow: $570

Break-even live

Break-even rent $2,624

Max offer price $300,000

Occupancy floor 78%

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 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
955 Sterling Pl #1936 Brooklyn, NY	1.0	1.0	540	$3,170	$5.87	20d	1	0.25mi
955 Sterling Pl Unit 415 Brooklyn, NY	2.0	1.0	680	$5,150	$7.57	24d	1	0.27mi
668 Nostrand Ave #1 Brooklyn, NY	1.0	1.0	611	$4,200	$6.87	19d	1	0.54mi
565 Nostrand Ave Unit 1 Brooklyn, NY	—	1.0	600	$2,000	$3.33	6d	1	0.65mi
1479 Sterling Pl Unit 3A Brooklyn, NY	—	1.0	597	$3,000	$5.03	20d	1	0.72mi
1479 Sterling Pl Unit 1A Brooklyn, NY	—	1.0	475	$1,995	$4.20	18d	1	0.72mi
649 Winthrop St Brooklyn, NY	1.0	1.0	500	$2,500	$5.00	24d	1	0.85mi
552 Prospect Pl Unit 3A Brooklyn, NY	1.0	1.0	676	$4,500	$6.66	24d	1	0.88mi
198 Hancock St Brooklyn, NY	1.0	1.0	400	$2,450	$6.12	24d	1	0.91mi
328 Hancock St Brooklyn, NY	2.0	1.0	500	$2,800	$5.60	24d	1	0.91mi
755 Washington Ave Brooklyn, NY	1.0	1.0	700	$1,800	$2.57	20d	1	1.08mi

HOA detail condo

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

Listing history 33 events

1. 2026-06-18
   days on market $300,000 Active 31 DOM
2. 2026-06-17
   days on market $300,000 Active 30 DOM
3. 2026-06-16
   days on market $300,000 Active 29 DOM
4. 2026-06-15
   days on market $300,000 Active 28 DOM
5. 2026-06-13
   days on market $300,000 Active 26 DOM
6. 2026-06-10
   days on market $300,000 Active 22 DOM
7. 2026-06-08
   days on market $300,000 Active 21 DOM
8. 2026-06-08
   days on market $300,000 Active 20 DOM
9. 2026-06-04
   days on market $300,000 Active 17 DOM
10. 2026-06-03
    days on market $300,000 Active 16 DOM
11. 2026-06-02
    days on market $300,000 Active 15 DOM
12. 2026-06-01
    days on market $300,000 Active 14 DOM
13. 2026-05-31
    days on market $300,000 Active 13 DOM
14. 2026-05-18
    listed $300,000 Active

    Show marketing remark (1466 chars)

    Welcome home to a warm and inviting 1-bedroom co-op that checks all the boxes. Sunlit rooms, gleaming hardwood floors, and a thoughtfully designed layout create an airy, comfortable living space you’ll love coming home to. The spacious bedroom and generous living area offer plenty of versatility for lounging, entertaining, or setting up your dream home office. An in-unit washer adds everyday convenience, making life that much sweeter. Location perks abound. You’ll be just minutes away from the Kingston Ave (3 train) stop, making commuting a breeze while you’re perfectly positioned to enjoy all that Brooklyn has to offer. A short distance brings you to the lush expanse of Prospect Park, with Franklin Avenue’s vibrant shops, cafes, and eateries right around the corner. This is the kind of Walkable Brooklyn life that makes coming home feel special every day. Building and eligibility details. This HDFC co-op adheres to NYC HDFC income guidelines, offering a desirable, income-restricted option in a thriving, community-focused neighborhood. Income limits apply, so it’s a great fit for buyers seeking affordable homeownership in a coveted location. Why this home stands out. Bright, well-proportioned rooms, a comfortable flow for daily living, and prime proximity to transit, parks, and a thriving local scene. If you’re looking for a place that blends warmth, practicality, and neighborhood charm, this is it.

15. 2026-05-18
    listed $300,000 Active 1466-char remark

    Show marketing remark (1466 chars)

    Welcome home to a warm and inviting 1-bedroom co-op that checks all the boxes. Sunlit rooms, gleaming hardwood floors, and a thoughtfully designed layout create an airy, comfortable living space you’ll love coming home to. The spacious bedroom and generous living area offer plenty of versatility for lounging, entertaining, or setting up your dream home office. An in-unit washer adds everyday convenience, making life that much sweeter. Location perks abound. You’ll be just minutes away from the Kingston Ave (3 train) stop, making commuting a breeze while you’re perfectly positioned to enjoy all that Brooklyn has to offer. A short distance brings you to the lush expanse of Prospect Park, with Franklin Avenue’s vibrant shops, cafes, and eateries right around the corner. This is the kind of Walkable Brooklyn life that makes coming home feel special every day. Building and eligibility details. This HDFC co-op adheres to NYC HDFC income guidelines, offering a desirable, income-restricted option in a thriving, community-focused neighborhood. Income limits apply, so it’s a great fit for buyers seeking affordable homeownership in a coveted location. Why this home stands out. Bright, well-proportioned rooms, a comfortable flow for daily living, and prime proximity to transit, parks, and a thriving local scene. If you’re looking for a place that blends warmth, practicality, and neighborhood charm, this is it.

16. 2026-05-01
    historical
17. 2025-11-13
    price $305,000
18. 2025-11-05
    listed $276,000 Active
19. 2025-11-04
    historical
20. 2025-11-03
    status Active
21. 2025-11-01
    historical
22. 2025-06-02
    price $269,000
23. 2025-06-02
    status Active
24. 2025-06-02
    price $269,000
25. 2025-02-03
    listed $279,000 Active
26. 2025-01-21
    historical
27. 2024-10-17
    price $300,000
28. 2024-10-16
    price $300,000
29. 2024-07-15
    price $350,000
30. 2024-07-15
    price $350,000
31. 2024-04-09
    price $389,000
32. 2024-04-08
    price $389,000
33. 2024-03-04
    listed $419,000 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 6/10 Major 7 d/yr ≥99°F today · 14 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: $40,154
• − Mortgage interest: −$16,805
• − Property taxes: −$4,500
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,212
• − Management: −$3,212
• − Depreciation: −$8,727
• Taxable income: $2,197
• Est. tax owed @ 24.0%: −$527
• After-tax cash flow: $6,315/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 · 12 photos

Good 75/100 Cosmetic rehab

This 1-bedroom co-op is in good condition with a modern kitchen and well-maintained interior. It's located in a desirable area with easy access to public transportation and amenities.

Value-add opportunities

• Both Paint the exterior — Fresh paint can improve the home's curb appeal and value.
• Both Clean the gutters — Clean gutters can prevent water damage and improve the home's appearance.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior — Fresh paint can improve the home's curb appeal and value. ↑
• Both Clean the gutters — Clean gutters can prevent water damage and improve the home's appearance. ↑

ⓘ 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): 68,846
• Household income: $65,127
• Rent vs Own: 83.2% rent · 16.8% own
• Severe rent burden: 6603.0

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 0.61)
• Race & ethnicity: Black 56% White 23% Hispanic / Latino 13% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Dominican 4%
• Common ancestry: Hispanic 5% Scotch-Irish 2% Romanian 1%
• Foreign-born: 32% · Canada, Mexico, China
• Languages at home: 76% English-only · Spanish 9% French/Haitian/Cajun 6% German/W. Germanic 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: ▲ 23.71%
• Current HPI: 577.3841
• Rent YoY: ▲ 5.95%
• 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

-28.4% since first listed

20 events — show timeline

• 2026-05-18 Listed $300,000 BNYMLS
• 2026-05-18 Listed $300,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-11-13 Price Changed $305,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-05 Listed $276,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-04 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-11-03 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-11-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-06-02 Price Changed $269,000 BNYMLS
• 2025-06-02 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-06-02 Price Changed $269,000 OneKey® MLS as Distributed by MLS Grid
• 2025-02-03 Listed $279,000 OneKey® MLS as Distributed by MLS Grid
• 2025-01-21 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-10-17 Price Changed $300,000 BNYMLS
• 2024-10-16 Price Changed $300,000 OneKey® MLS as Distributed by MLS Grid
• 2024-07-15 Price Changed $350,000 BNYMLS
• 2024-07-15 Price Changed $350,000 OneKey® MLS as Distributed by MLS Grid
• 2024-04-09 Price Changed $389,000 BNYMLS
• 2024-04-08 Price Changed $389,000 OneKey® MLS as Distributed by MLS Grid
• 2024-03-04 Listed $419,000 OneKey® MLS as Distributed by MLS Grid