711 Montauk Ct Unit 2H · New York, NY 11235

$430,000

2 bd · 1.0 ba · 1,000 sqft · Condo · 16 Days on market

Built 1955 Good condition

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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 +12.3/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Condition / age +4.0/5.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• DSCR +3.7/10.0
• 1% rule +3.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully renovated 2-bedroom co-op at 711 Montauk Court #2H in the heart of Sheepshead Bay. This immaculate corner residence offers approximately 1,000 square feet of thoughtfully designed living space and has undergone a complete top-to-bottom renovation. Virtually everything has been replaced, including the electrical system, plumbing, walls, doors, windows, and finishes throughout. Every detail was carefully selected using high-quality materials and craftsmanship, creating a home that is both elegant and functional. The spacious layout features an open kitchen, separate dining area, large bedrooms, and abundant closet space, including a walk-in closet. Beautiful hardwood floors run throughout the apartment, while the enlarged bathroom showcases a modern walk-in shower in place of the original bathtub. Additional highlights include a security alarm system, hallway surveillance, and upgraded doors throughout, including a fire-rated entry door for added peace of mind. A rare feature for a co-op, the apartment is equipped with a cast-iron heating system, providing exceptional comfort and efficiency. Enjoy abundant natural light from desirable southern and western exposures, filling the home with sunshine throughout the day. Monthly maintenance of $1,028.50 includes real estate taxes and all utilities, offering outstanding value and convenience. A truly turnkey home for the buyer seeking quality, comfort, and modern living in one of Brooklyn’s most desirable waterfront neighborhoods.

Key facts

• Hardwood flooring
• Renovated co-op
• Walk-in closet

Tags

• RENOVATED CO-OP
• OPEN KITCHEN
• SEPARATE DINING AREA
• GENEROUS CLOSET SPACE
• WALK-IN CLOSET
• HARDWOOD FLOORING

Property features AI

Exterior

• Parking: Carport; 1-car garage
• Utilities: Public sewer; Utilities: see remarks
• Home design: Stock cooperative; Second floor entry
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall/window air conditioning units; Other heating
• Interior features: Elevator; Other interior features
• Laundry & utility: See remarks for utilities

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $430k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-143 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $409k (4.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $367k (14.8% below list).
• Recommended offer: $367k (14.8% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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); 521 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $3,665/mo this rent would consume 74% of the median local household income ($60k/yr) (locally 7823% 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 $13k 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 16 days — a 2% lower offer ($424k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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: flood insurance adds $66/mo; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 72% 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 $366,524 (14.8% 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 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. 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?
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. 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?
9. 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.
10. 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.
11. 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: 0.85% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.76%
• DSCR: 0.97
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.04% rent growth · sell at horizon

5-year hold

• IRR: -16.3%
• Equity multiple: 0.41×
• Total profit: $-70,986
• Equity at exit: $64,114

10-year hold

• IRR: -4.7%
• Equity multiple: 0.67×
• Total profit: $-40,273
• Equity at exit: $37,179

Cash invested: $120,400 (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 11235

• Rents YoY: 5.0%
• Active inventory: 521
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $3,665 high
• Mortgage (P&I): −$2,255
• Tax est. 1.5%: −$538 /mo · $6,450/yr
• Insurance: −$179
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$770
• Net cashflow: $-143

Break-even live

Break-even rent $3,846

Max offer price $409,372

Occupancy floor 99%

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: $107,500
• Closing costs: $12,900
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2538 E 2nd St Unit 2 Brooklyn, NY	3.0	1.0	1100	$2,600	$2.36	24d	1	0.39mi
3000 Ocean Pkwy Brooklyn, NY	2.0	2.0	1130	$3,775	$3.34	19d	2	0.71mi
532 Neptune Ave Brooklyn, NY	1.0–3.0	1.0–2.0	948	$4,562	$4.81	7d	8	0.84mi
2957 Shell Rd Brooklyn, NY	3.0	2.0	1292	$5,550	$4.30	24d	1	0.86mi
2971 Shell Rd Unit 711 Brooklyn, NY	2.0	2.0	907	$4,200	$4.63	24d	1	0.86mi
2971 Shell Rd Unit 602 Brooklyn, NY	3.0	2.0	1301	$5,299	$4.07	24d	1	0.86mi
2971 Shell Rd Unit 720 Brooklyn, NY	2.0	2.0	920	$4,100	$4.46	24d	1	0.86mi
2971 Shell Rd Unit 704 Brooklyn, NY	2.0	1.0	826	$3,950	$4.78	24d	1	0.86mi
2971 Shell Rd Unit 612 Brooklyn, NY	2.0	2.0	907	$4,150	$4.58	24d	1	0.86mi
2971 Shell Rd Unit 508 Brooklyn, NY	2.0	2.0	930	$4,099	$4.41	24d	1	0.86mi
2971 Shell Rd Unit 406 Brooklyn, NY	2.0	2.0	920	$3,550	$3.86	24d	1	0.86mi
3000 Emmons Ave Unit 5 Brooklyn, NY	2.0	2.0	840	$4,085	$4.86	24d	1	1.21mi
2483 W 16th St Brooklyn, NY	1.0	1.0	800	$1,800	$2.25	20d	1	1.22mi
1515 Surf Ave Brooklyn, NY	1.0–2.0	1.0	706	$5,195	$7.35	2d	15	1.34mi
3112 Emmons Ave Unit 203 Brooklyn, NY	1.0	1.0	734	$3,200	$4.36	24d	1	1.37mi
8642 26th Ave Unit 3 Brooklyn, NY	3.0	1.0	1100	$3,100	$2.82	15d	1	1.49mi

HOA detail condo

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

Listing history 11 events

1. 2026-06-18
   days on market $430,000 Active 16 DOM
2. 2026-06-17
   days on market $430,000 Active 15 DOM
3. 2026-06-16
   days on market $430,000 Active 14 DOM
4. 2026-06-15
   days on market $430,000 Active 13 DOM
5. 2026-06-13
   days on market $430,000 Active 11 DOM
6. 2026-06-09
   days on market $430,000 Active 7 DOM
7. 2026-06-08
   days on market $430,000 Active 6 DOM
8. 2026-06-08
   days on market $430,000 Active 5 DOM
9. 2026-06-04
   days on market $430,000 Active 2 DOM
10. 2026-06-02
    remarks 699-char remark

    Show marketing remark (1233 chars)

    Welcome to 711 Montauk Court #2H, a renovated 2-bedroom co-op in the Sheepshead Bay section of Brooklyn. This corner residence offers approximately 1,000 square feet of living space and has been extensively updated throughout. The thoughtfully designed layout features an open kitchen, separate dining area, spacious bedrooms, and generous closet space, including a walk-in closet. Hardwood flooring extends throughout the apartment, and the updated bathroom includes a walk-in shower. Renovations include updates to the electrical and plumbing systems, walls, doors, windows, and interior finishes. Additional features include a security alarm system, hallway surveillance, upgraded interior doors, and a fire-rated entry door. The apartment is also equipped with a cast-iron heating system designed to provide consistent comfort. Southern and western exposures provide abundant natural light throughout the day. Monthly maintenance of $1,028.50 includes real estate taxes and utilities, offering added convenience for ownership. Conveniently located near shopping, dining, transportation, parks, and other neighborhood amenities, this move-in-ready co-op presents an excellent opportunity to own a well-maintained home in Brooklyn.

11. 2026-06-02
    listed $430,000 Active 1 DOM

    Show marketing remark (1233 chars)

    Welcome to 711 Montauk Court #2H, a renovated 2-bedroom co-op in the Sheepshead Bay section of Brooklyn. This corner residence offers approximately 1,000 square feet of living space and has been extensively updated throughout. The thoughtfully designed layout features an open kitchen, separate dining area, spacious bedrooms, and generous closet space, including a walk-in closet. Hardwood flooring extends throughout the apartment, and the updated bathroom includes a walk-in shower. Renovations include updates to the electrical and plumbing systems, walls, doors, windows, and interior finishes. Additional features include a security alarm system, hallway surveillance, upgraded interior doors, and a fire-rated entry door. The apartment is also equipped with a cast-iron heating system designed to provide consistent comfort. Southern and western exposures provide abundant natural light throughout the day. Monthly maintenance of $1,028.50 includes real estate taxes and utilities, offering added convenience for ownership. Conveniently located near shopping, dining, transportation, parks, and other neighborhood amenities, this move-in-ready co-op presents an excellent opportunity to own a well-maintained home in Brooklyn.

ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 59% 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 72% 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: $43,983
• − Mortgage interest: −$24,087
• − Property taxes: −$6,450
• − Insurance: −$2,948
• − Repairs & maintenance: −$3,519
• − Management: −$3,519
• − Depreciation: −$12,509
• Taxable loss: −$9,048
• Est. tax savings @ 24.0%: +$2,171
• After-tax cash flow: $461/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 · 13 photos

Good 80/100 Cosmetic rehab

This 2-bedroom co-op in Sheepshead Bay is in good condition with modern updates and a good curb appeal. It's ready for move-in and would benefit from a fresh coat of paint and some landscaping to further enhance its value.

Value-add opportunities

• Resale paint exterior — enhances curb appeal
• Resale update landscaping — improves curb appeal
• Both install smart home devices — increases convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Resale paint exterior — enhances curb appeal ↑
• Resale update landscaping — improves curb appeal ↑
• Both install smart home devices — increases convenience and marketability ↑

ⓘ 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): 78,558
• Household income: $59,661
• Rent vs Own: 65.2% rent · 34.8% own
• Severe rent burden: 7823.0

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% Asian 15% Two or more races 9% Hispanic / Latino 9% Black 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Scotch-Irish 15% Subsaharan African 12% Romanian 2%
• Foreign-born: 63% · China, Canada, Vietnam
• Languages at home: 24% English-only · Russian/Polish/Slavic 48% Chinese 7% Spanish 7%

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: ▼ -181.73%
• Current HPI: 303.6714
• Rent YoY: ▲ 5.04%
• 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

+0.0% since first listed

3 events — show timeline

• 2026-06-02 Listed $430,000 OneKey® MLS as Distributed by MLS Grid
• 2026-06-02 Listed $430,000 BNYMLS
• 2026-06-02 Listed $430,000 RLS at REBNY