2260 Benson Ave Unit 6A · New York, NY 11214

$500,000

2 bd · 1.0 ba · 1,000 sqft · Condo · 30 Days on market

Built 1956

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Why this score? — see what drove the D 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 +11.5/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• DSCR +3.4/10.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Unit 6A at Benson Ave. Top floor Junior 4 2 Bedrooms 1 bath with approx. 1000 SQFT of living space. This modern apartment was just renovated a year ago You will be welcomed home with a large entry foyer with a ton of closet space. An open dining area with a modern kitchen. Quartz countertops, hardwood cabinets, stainless steel appliances with a dishwasher. It has an open concept into the living room and dining area. This large over sized living room can fit a sectional couch, and office desk. The master bedroom is spacious to fit a king size bed plus more furnishings and large deep closets. The 2nd bedroom is on opposite ends with windows and closets. There are hardwood floors throughout. The bathroom is tiled from floor to ceiling. The building has a PARKING WAIT LIST, laundry, and storage. Pets are on approval. just a block away from busy 86th Street and D subway line. The other direction will get you to Caesars bay, belt parkway shore parkway. Maintenance includes heat and hot water property taxes etc.Contact listing agent now

Key facts

• Large entry foyer
• Quartz countertops
• Open dining area

Tags

• TOP FLOOR
• LARGE ENTRY FOYER
• OPEN DINING AREA
• MODERN KITCHEN
• QUARTZ COUNTERTOPS
• HARDWOOD CABINETS

Property features AI

Finance

• Other: Co-op shares associated with the unit
• Financial info: Financing considered: bank mortgage, cash, exchange considered
• HOA & community: Maintenance/common fee; Management by First Service Residential; Pets allowed (cats and dogs); Handicap accessible

Exterior

• Security: Intercom door; Secure lobby
• Utilities: Heat; Water; Sewer; Other utilities available
• Home design: Detached building; Residential unit on 6th floor
• Exterior features: Secure lobby; Resident superintendent; Sprinkler system

Interior

• Kitchen: Stove; Microwave; Refrigerator; Dishwasher
• Bedrooms: Master bedroom on first floor; Second bedroom on first floor
• Flooring: Hardwood floors; Tile floors
• Bathrooms: One full bathroom on first floor
• Heating & cooling: Steam/radiator heat; Window A/C units
• Interior features: Window A/C units (2); Elevator; Laundry area; Intercom door
• Laundry & utility: Washer; Dryer; Card-operated laundry (building)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $500k.

Deal economics

• At list price, monthly cash flow is $-166 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $476k (4.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $416k (16.7% below list).
• Recommended offer: $416k (16.7% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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 (+5.9%/yr); 330 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $4,164/mo this rent would consume 76% of the median local household income ($66k/yr) (locally 6028% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $15k of value loss. Plan a longer hold.
• Kings County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($492k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 13y 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.
• Current owner paid $420k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; major wind risk, 68% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $416,363 (16.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1956 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.83% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.42%
• DSCR: 0.94
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.87% rent growth · sell at horizon

5-year hold

• IRR: -15.5%
• Equity multiple: 0.43×
• Total profit: $-79,171
• Equity at exit: $74,552

10-year hold

• IRR: -2.7%
• Equity multiple: 0.80×
• Total profit: $-28,476
• Equity at exit: $43,231

Cash invested: $140,000 (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 11214

• Rents YoY: 5.9%
• Active inventory: 330
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $4,164 high
• Mortgage (P&I): −$2,622
• Tax est. 1.5%: −$625 /mo · $7,500/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$874
• Net cashflow: $-166

Break-even live

Break-even rent $4,374

Max offer price $475,962

Occupancy floor 99%

Sensitivity live

Price	-10% $179	-5% $7	+0% $-166	+5% $-339	+10% $-512
Rent	-10% $-495	-5% $-331	+0% $-166	+5% $-2	+10% $163
Rate	-1.0pp $86	-0.5pp $-39	base $-166	+0.5pp $-296	+1.0pp $-427

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: $125,000
• Closing costs: $15,000
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
63 Bay 37th St Unit 1R Brooklyn, NY	2.0	1.0	900	$3,100	$3.44	25d	1	0.25mi
2286 Cropsey Ave Unit 7E Brooklyn, NY	2.0	2.0	948	$5,250	$5.54	19d	1	0.30mi
2286 Cropsey Ave Unit 9A Brooklyn, NY	2.0	2.0	889	$5,200	$5.85	19d	1	0.30mi
2286 Cropsey Ave Unit 8B Brooklyn, NY	2.0	2.0	889	$5,000	$5.62	19d	1	0.30mi
2286 Cropsey Ave Unit 6A Brooklyn, NY	2.0	2.0	889	$5,125	$5.76	25d	1	0.30mi
2286 Cropsey Ave Unit 18B Brooklyn, NY	2.0	2.0	889	$5,300	$5.96	19d	1	0.30mi
2286 Cropsey Ave Unit 13E Brooklyn, NY	2.0	2.0	948	$5,550	$5.85	19d	1	0.30mi
2321 81st St Unit 1 Brooklyn, NY	3.0	1.0	1199	$2,499	$2.08	17d	1	0.43mi
8642 26th Ave Unit 3 Brooklyn, NY	3.0	1.0	1100	$3,100	$2.82	15d	1	0.47mi
2483 W 16th St Brooklyn, NY	1.0	1.0	800	$1,800	$2.25	21d	1	0.97mi

HOA detail condo

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

Listing history 16 events

1. 2026-04-28
   listed $500,000 Active
2. 2024-03-17
   price $500,000
3. 2020-04-15
   soldstatus $420,000 Sold 1056-char remark

   Show marketing remark (1056 chars)

   Unit 6A at Benson Ave. Top floor Junior 4 2 Bedrooms 1 bath with approx. 1000 SQFT of living space. This modern apartment was just renovated a year ago You will be welcomed home with a large entry foyer with a ton of closet space. An open dining area with a modern kitchen. Quartz countertops, hardwood cabinets, stainless steel appliances with a dishwasher. It has an open concept into the living room and dining area. This large over sized living room can fit a sectional couch, and office desk. The master bedroom is spacious to fit a king size bed plus more furnishings and large deep closets. The 2nd bedroom is on opposite ends with windows and closets. There are hardwood floors throughout. The bathroom is tiled from floor to ceiling. The building has a PARKING WAIT LIST, laundry, and storage. Pets are on approval. just a block away from busy 86th Street and D subway line. The other direction will get you to Caesars bay, belt parkway shore parkway. Maintenance includes heat and hot water property taxes etc.Contact listing agent now

4. 2018-04-07
   soldstatus Closed
5. 2018-04-07
   price $420,000
6. 2018-02-08
   status Contract Signed
7. 2018-01-29
   soldstatus $420,000
8. 2017-11-16
   historical Permanently Off Market
9. 2017-11-15
   status Active
10. 2017-10-23
    historical Permanently Off Market
11. 2017-09-22
    historical 1056-char remark

    Show marketing remark (1056 chars)

    Unit 6A at Benson Ave. Top floor Junior 4 2 Bedrooms 1 bath with approx. 1000 SQFT of living space. This modern apartment was just renovated a year ago You will be welcomed home with a large entry foyer with a ton of closet space. An open dining area with a modern kitchen. Quartz countertops, hardwood cabinets, stainless steel appliances with a dishwasher. It has an open concept into the living room and dining area. This large over sized living room can fit a sectional couch, and office desk. The master bedroom is spacious to fit a king size bed plus more furnishings and large deep closets. The 2nd bedroom is on opposite ends with windows and closets. There are hardwood floors throughout. The bathroom is tiled from floor to ceiling. The building has a PARKING WAIT LIST, laundry, and storage. Pets are on approval. just a block away from busy 86th Street and D subway line. The other direction will get you to Caesars bay, belt parkway shore parkway. Maintenance includes heat and hot water property taxes etc.Contact listing agent now

12. 2017-08-29
    status Active
13. 2017-08-24
    listed $395,000 Active 1056-char remark

    Show marketing remark (1056 chars)

    Unit 6A at Benson Ave. Top floor Junior 4 2 Bedrooms 1 bath with approx. 1000 SQFT of living space. This modern apartment was just renovated a year ago You will be welcomed home with a large entry foyer with a ton of closet space. An open dining area with a modern kitchen. Quartz countertops, hardwood cabinets, stainless steel appliances with a dishwasher. It has an open concept into the living room and dining area. This large over sized living room can fit a sectional couch, and office desk. The master bedroom is spacious to fit a king size bed plus more furnishings and large deep closets. The 2nd bedroom is on opposite ends with windows and closets. There are hardwood floors throughout. The bathroom is tiled from floor to ceiling. The building has a PARKING WAIT LIST, laundry, and storage. Pets are on approval. just a block away from busy 86th Street and D subway line. The other direction will get you to Caesars bay, belt parkway shore parkway. Maintenance includes heat and hot water property taxes etc.Contact listing agent now

14. 2017-08-15
    listed $395,000
15. 2017-08-15
    listed $395,000
16. 2013-06-14
    listed $269,000

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $49,964
• − Mortgage interest: −$28,008
• − Property taxes: −$7,500
• − Insurance: −$2,500
• − Repairs & maintenance: −$3,997
• − Management: −$3,997
• − Depreciation: −$14,545
• Taxable loss: −$10,584
• Est. tax savings @ 24.0%: +$2,540
• After-tax cash flow: $547/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): 89,397
• Household income: $65,895
• Rent vs Own: 65.4% rent · 34.6% own
• Severe rent burden: 6028.0

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 0.67)
• Race & ethnicity: White 40% Asian 38% Hispanic / Latino 17% Two or more races 6% Black 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 3% Dominican 2%
• Common ancestry: Scotch-Irish 4% Subsaharan African 3% Romanian 2%
• Foreign-born: 56% · China, Canada, Vietnam
• Languages at home: 26% English-only · Chinese 28% Russian/Polish/Slavic 15% Spanish 13%

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: ▼ -184.55%
• Current HPI: 276.0804
• Rent YoY: ▲ 5.87%
• 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

+85.9% since first listed

16 events — show timeline

• 2026-04-28 Listed $500,000 BNYMLS
• 2024-03-17 Price Changed $500,000 BNYMLS
• 2020-04-15 Sold (MLS) $420,000 BNYMLS
• 2018-04-07 Sold (MLS) — RLS at REBNY
• 2018-04-07 Price Changed $420,000 RLS at REBNY
• 2018-02-08 Relisted — RLS at REBNY
• 2018-01-29 Sold (MLS) $420,000 RLS at REBNY
• 2017-11-16 Delisted — RLS at REBNY
• 2017-11-15 Relisted — RLS at REBNY
• 2017-10-23 Delisted — RLS at REBNY
• 2017-09-22 Delisted — BNYMLS
• 2017-08-29 Relisted — RLS at REBNY
• 2017-08-24 Listed $395,000 BNYMLS
• 2017-08-15 Listed $395,000 RLS at REBNY
• 2017-08-15 Listed $395,000 RLS at REBNY
• 2013-06-14 Listed $269,000 BNYMLS