300 8th Ave Unit 1m · New York, NY 11215

$659,999

1 bd · 1.0 ba · 500 sqft · Condo · 111 Days on market

Built 1920 ↓ 12% since listing

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Cash flow +4.8/30.0
• Rent growth +3.9/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +0.0/10.0

Listing remarks MLS

I am pleased to introduce a brand-new one-bedroom apartment in the heart of Park Slope, Brooklyn. This beautifully renovated home is located just minutes from Prospect Park and steps away from vibrant Seventh Avenue, where you'll find an array of charming shops, restaurants, and cafés. The apartment is also exceptionally convenient for transportation. It is only a few minutes from the 9th Street station serving the F and G trains, and to Grand Army Plaza station with access to the 2 and 3 trains--making commuting into Manhattan or anywhere in Brooklyn quick and easy. Most importantly, this apartment has been newly renovated just a few months ago. Everything is completely new and thoughtfully designed for modern comfort. The unit features soundproofing throughout, brand-new plumbing and electrical systems, new subfloors and flooring, and a stunning new kitchen with granite countertops and all-new appliances. The bathroom is entirely brand new as well, finished with contemporary fixtures and elegant details. In addition to being close to Prospect Park, the apartment is conveniently located near the Brooklyn Public Library and the beautiful Brooklyn Botanic Garden, offering culture, nature, and community right at your doorstep. This home combines modern living, an unbeatable location, and the charm of Park Slope. It is truly a rare opportunity to enjoy everything Brooklyn has to offer in a completely renovated space. Please feel free to reach out for more information or to schedule a viewing.

Key facts

• Brand new plumbing
• New subfloors
• Newly renovated

Tags

• ONE BEDROOM APARTMENT
• NEWLY RENOVATED
• SOUNDPROOFING THROUGHOUT
• BRAND NEW PLUMBING
• BRAND NEW ELECTRICAL SYSTEMS
• NEW SUBFLOORS

Property features AI

Finance

• Other: Basement described as 'Other'; Parcel number 01080-35
• Financial info: Information not provided
• HOA & community: Association (TKR) with monthly fee of $1,173.47

Exterior

• Parking: Off-street parking (no attached garage)
• Security: Information not provided
• Utilities: 220 volt electric
• Home design: 6-story building; Approximate year built
• Construction: Brick exterior; Excellent condition; Building area listed as 500
• Exterior features: Brick construction; Lot approximately 0.29 acres (102 x 125); Zoned R7-B

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: Information not provided
• Flooring: Information not provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Steam heating; Oil heating; Window air conditioning units
• Interior features: Dishwasher; Refrigerator; Window air conditioning units
• Laundry & utility: Information not provided

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $660k.

Deal economics

• At list price, monthly cash flow is $-2k ($-19k/yr) — negative.
• To cash-flow at today's rent, offer at most $538k (18.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $470k (28.8% below list).
• Recommended offer: $470k (28.8% below list) — sets the bar for 1% rule.
• Cap rate 3.4% vs local median 2.6% in New York — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Ps 321 William Penn (math 79% / reading 82%, grade A+, #176 of 2,108 statewide, top 8%, 1,216 students, 6% 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; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 7d 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 30% of the median local income ($186k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $71k of equity ($5k loan paydown + $66k appreciation (10.0% local appreciation)).
• Kings County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$113k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($601k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $90k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• 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 $470,222 (28.8% 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. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 0.71% ✗
• Cap rate: 3.38%
• Cash-on-cash: -10.40%
• DSCR: 0.54
• GRM: 11.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 17.8%
• Equity multiple: 2.47×
• Total profit: $270,966
• Equity at exit: $594,579

10-year hold

• IRR: 17.3%
• Equity multiple: 5.92×
• Total profit: $908,535
• Equity at exit: $1,282,233

Cash invested: $184,800 (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: 11.7×

Monthly cashflow live

• Estimated rent: $4,702 high
• Mortgage (P&I): −$3,461
• Tax est. 1.5%: −$825 /mo · $9,900/yr
• Insurance: −$275
• HOA est. from 1 same-building comp: −$755
• Vacancy / Maint / Mgmt: −$987
• Net cashflow: $-1,601

Break-even live

Break-even rent $6,729

Max offer price $428,281

Occupancy floor —

Sensitivity live

Price	-10% $-1,145	-5% $-1,373	+0% $-1,601	+5% $-1,829	+10% $-2,057
Rent	-10% $-1,973	-5% $-1,787	+0% $-1,601	+5% $-1,416	+10% $-1,230
Rate	-1.0pp $-1,269	-0.5pp $-1,433	base $-1,601	+0.5pp $-1,772	+1.0pp $-1,946

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: $165,000
• Closing costs: $19,800
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
655 Union St #1846 Brooklyn, NY	1.0–2.0	1.0–2.0	727	$5,780	$7.95	4d	2	0.68mi
755 Washington Ave Brooklyn, NY	1.0	1.0	700	$1,800	$2.57	22d	1	0.83mi
461 Dean St Brooklyn, NY	1.0	1.0	781	$5,320	$6.81	6d	5	0.91mi
545 Vanderbilt Ave Brooklyn, NY	2.0	1.0	600	$4,910	$8.18	4d	3	1.05mi
552 Prospect Pl Unit 3A Brooklyn, NY	1.0	1.0	676	$4,500	$6.66	26d	1	1.08mi
475 Clermont Ave Brooklyn, NY	2.0	1.0–2.0	807	$5,144	$6.37	0d	6	1.09mi
151 S Elliott Pl Brooklyn, NY	1.0–2.0	1.0–2.0	655	$4,670	$7.13	3d	2	1.09mi
333 Schermerhorn St Brooklyn, NY	1.0	1.0	585	$6,782	$11.58	0d	15	1.27mi
10 Nevins St Unit 9D Brooklyn, NY	—	1.0	488	$3,500	$7.17	26d	1	1.37mi
540 Fulton St #1729 Brooklyn, NY	3.0	1.0–2.0	750	$5,737	$7.65	26d	4	1.39mi
668 Nostrand Ave #1 Brooklyn, NY	1.0	1.0	611	$4,200	$6.87	20d	1	1.48mi

HOA detail condo

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

Listing history 19 events

1. 2026-06-21
   days on market $659,999 Active 111 DOM
2. 2026-06-18
   days on market $659,999 Active 108 DOM
3. 2026-06-17
   days on market $659,999 Active 107 DOM
4. 2026-06-15
   days on market $659,999 Active 105 DOM
5. 2026-06-13
   days on market $659,999 Active 103 DOM
6. 2026-06-10
   days on market $659,999 Active 99 DOM
7. 2026-06-08
   days on market $659,999 Active 98 DOM
8. 2026-06-08
   days on market $659,999 Active 97 DOM
9. 2026-06-04
   days on market $659,999 Active 94 DOM
10. 2026-06-03
    days on market $659,999 Active 93 DOM
11. 2026-06-01
    days on market $659,999 Active 91 DOM
12. 2026-05-31
    days on market $659,999 Active 90 DOM
13. 2026-05-12
    price $659,000 1521-char remark

    Show marketing remark (1521 chars)

    I am pleased to introduce a brand-new one-bedroom apartment in the heart of Park Slope, Brooklyn. This beautifully renovated home is located just minutes from Prospect Park and steps away from vibrant Seventh Avenue, where you'll find an array of charming shops, restaurants, and cafés. The apartment is also exceptionally convenient for transportation. It is only a few minutes from the 9th Street station serving the F and G trains, and to Grand Army Plaza station with access to the 2 and 3 trains--making commuting into Manhattan or anywhere in Brooklyn quick and easy. Most importantly, this apartment has been newly renovated just a few months ago. Everything is completely new and thoughtfully designed for modern comfort. The unit features soundproofing throughout, brand-new plumbing and electrical systems, new subfloors and flooring, and a stunning new kitchen with granite countertops and all-new appliances. The bathroom is entirely brand new as well, finished with contemporary fixtures and elegant details. In addition to being close to Prospect Park, the apartment is conveniently located near the Brooklyn Public Library and the beautiful Brooklyn Botanic Garden, offering culture, nature, and community right at your doorstep. This home combines modern living, an unbeatable location, and the charm of Park Slope. It is truly a rare opportunity to enjoy everything Brooklyn has to offer in a completely renovated space. Please feel free to reach out for more information or to schedule a viewing.

14. 2026-05-12
    price $659,999

    Show marketing remark (1521 chars)

    I am pleased to introduce a brand-new one-bedroom apartment in the heart of Park Slope, Brooklyn. This beautifully renovated home is located just minutes from Prospect Park and steps away from vibrant Seventh Avenue, where you'll find an array of charming shops, restaurants, and cafés. The apartment is also exceptionally convenient for transportation. It is only a few minutes from the 9th Street station serving the F and G trains, and to Grand Army Plaza station with access to the 2 and 3 trains--making commuting into Manhattan or anywhere in Brooklyn quick and easy. Most importantly, this apartment has been newly renovated just a few months ago. Everything is completely new and thoughtfully designed for modern comfort. The unit features soundproofing throughout, brand-new plumbing and electrical systems, new subfloors and flooring, and a stunning new kitchen with granite countertops and all-new appliances. The bathroom is entirely brand new as well, finished with contemporary fixtures and elegant details. In addition to being close to Prospect Park, the apartment is conveniently located near the Brooklyn Public Library and the beautiful Brooklyn Botanic Garden, offering culture, nature, and community right at your doorstep. This home combines modern living, an unbeatable location, and the charm of Park Slope. It is truly a rare opportunity to enjoy everything Brooklyn has to offer in a completely renovated space. Please feel free to reach out for more information or to schedule a viewing.

15. 2026-05-12
    price $659,000

    Show marketing remark (1521 chars)

    I am pleased to introduce a brand-new one-bedroom apartment in the heart of Park Slope, Brooklyn. This beautifully renovated home is located just minutes from Prospect Park and steps away from vibrant Seventh Avenue, where you'll find an array of charming shops, restaurants, and cafés. The apartment is also exceptionally convenient for transportation. It is only a few minutes from the 9th Street station serving the F and G trains, and to Grand Army Plaza station with access to the 2 and 3 trains--making commuting into Manhattan or anywhere in Brooklyn quick and easy. Most importantly, this apartment has been newly renovated just a few months ago. Everything is completely new and thoughtfully designed for modern comfort. The unit features soundproofing throughout, brand-new plumbing and electrical systems, new subfloors and flooring, and a stunning new kitchen with granite countertops and all-new appliances. The bathroom is entirely brand new as well, finished with contemporary fixtures and elegant details. In addition to being close to Prospect Park, the apartment is conveniently located near the Brooklyn Public Library and the beautiful Brooklyn Botanic Garden, offering culture, nature, and community right at your doorstep. This home combines modern living, an unbeatable location, and the charm of Park Slope. It is truly a rare opportunity to enjoy everything Brooklyn has to offer in a completely renovated space. Please feel free to reach out for more information or to schedule a viewing.

16. 2026-03-16
    price $699,999 1521-char remark

    Show marketing remark (1521 chars)

    I am pleased to introduce a brand-new one-bedroom apartment in the heart of Park Slope, Brooklyn. This beautifully renovated home is located just minutes from Prospect Park and steps away from vibrant Seventh Avenue, where you'll find an array of charming shops, restaurants, and cafés. The apartment is also exceptionally convenient for transportation. It is only a few minutes from the 9th Street station serving the F and G trains, and to Grand Army Plaza station with access to the 2 and 3 trains--making commuting into Manhattan or anywhere in Brooklyn quick and easy. Most importantly, this apartment has been newly renovated just a few months ago. Everything is completely new and thoughtfully designed for modern comfort. The unit features soundproofing throughout, brand-new plumbing and electrical systems, new subfloors and flooring, and a stunning new kitchen with granite countertops and all-new appliances. The bathroom is entirely brand new as well, finished with contemporary fixtures and elegant details. In addition to being close to Prospect Park, the apartment is conveniently located near the Brooklyn Public Library and the beautiful Brooklyn Botanic Garden, offering culture, nature, and community right at your doorstep. This home combines modern living, an unbeatable location, and the charm of Park Slope. It is truly a rare opportunity to enjoy everything Brooklyn has to offer in a completely renovated space. Please feel free to reach out for more information or to schedule a viewing.

17. 2026-03-16
    price $699,999

    Show marketing remark (1521 chars)

    I am pleased to introduce a brand-new one-bedroom apartment in the heart of Park Slope, Brooklyn. This beautifully renovated home is located just minutes from Prospect Park and steps away from vibrant Seventh Avenue, where you'll find an array of charming shops, restaurants, and cafés. The apartment is also exceptionally convenient for transportation. It is only a few minutes from the 9th Street station serving the F and G trains, and to Grand Army Plaza station with access to the 2 and 3 trains--making commuting into Manhattan or anywhere in Brooklyn quick and easy. Most importantly, this apartment has been newly renovated just a few months ago. Everything is completely new and thoughtfully designed for modern comfort. The unit features soundproofing throughout, brand-new plumbing and electrical systems, new subfloors and flooring, and a stunning new kitchen with granite countertops and all-new appliances. The bathroom is entirely brand new as well, finished with contemporary fixtures and elegant details. In addition to being close to Prospect Park, the apartment is conveniently located near the Brooklyn Public Library and the beautiful Brooklyn Botanic Garden, offering culture, nature, and community right at your doorstep. This home combines modern living, an unbeatable location, and the charm of Park Slope. It is truly a rare opportunity to enjoy everything Brooklyn has to offer in a completely renovated space. Please feel free to reach out for more information or to schedule a viewing.

18. 2026-03-10
    listed $749,999 Active 1521-char remark

    Show marketing remark (1521 chars)

    I am pleased to introduce a brand-new one-bedroom apartment in the heart of Park Slope, Brooklyn. This beautifully renovated home is located just minutes from Prospect Park and steps away from vibrant Seventh Avenue, where you'll find an array of charming shops, restaurants, and cafés. The apartment is also exceptionally convenient for transportation. It is only a few minutes from the 9th Street station serving the F and G trains, and to Grand Army Plaza station with access to the 2 and 3 trains--making commuting into Manhattan or anywhere in Brooklyn quick and easy. Most importantly, this apartment has been newly renovated just a few months ago. Everything is completely new and thoughtfully designed for modern comfort. The unit features soundproofing throughout, brand-new plumbing and electrical systems, new subfloors and flooring, and a stunning new kitchen with granite countertops and all-new appliances. The bathroom is entirely brand new as well, finished with contemporary fixtures and elegant details. In addition to being close to Prospect Park, the apartment is conveniently located near the Brooklyn Public Library and the beautiful Brooklyn Botanic Garden, offering culture, nature, and community right at your doorstep. This home combines modern living, an unbeatable location, and the charm of Park Slope. It is truly a rare opportunity to enjoy everything Brooklyn has to offer in a completely renovated space. Please feel free to reach out for more information or to schedule a viewing.

19. 2026-03-02
    listed $749,999 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 2/10 Low
• 🌡 Heat 6/10 Major 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: $56,427
• − Mortgage interest: −$36,970
• − Property taxes: −$9,900
• − Insurance: −$3,300
• − Repairs & maintenance: −$4,514
• − Management: −$4,514
• − HOA: −$9,060
• − Depreciation: −$19,200
• Taxable loss: −$31,032
• Est. tax savings @ 24.0%: +$7,448
• After-tax cash flow: $-11,769/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

-12.1% since first listed

7 events — show timeline

• 2026-05-12 Price Changed $659,000 BNYMLS
• 2026-05-12 Price Changed $659,999 SIBORMLS
• 2026-05-12 Price Changed $659,000 SIBORMLS
• 2026-03-16 Price Changed $699,999 BNYMLS
• 2026-03-16 Price Changed $699,999 SIBORMLS
• 2026-03-10 Listed $749,999 BNYMLS
• 2026-03-02 Listed $749,999 SIBORMLS