285 E 35th St Unit 7J · New York, NY 11203

$259,000

1 bd · 1.0 ba · 750 sqft · Condo · 125 Days on market

Built 1959 ↓ 10% 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).

• Cash flow +13.6/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• DSCR +4.1/10.0
• 1% rule +3.8/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the charm of this delightful one-bedroom coop located at 285 East 35th Street, Unit 7J, in the vibrant neighborhood of Flatbush. Nestled on the 7th floor of a well-maintained post-war building, this unit greets you with ample natural light and captivating east-facing skyline views. The unit, in excellent condition, offers a modern and stylish windowed kitchen, complete with new appliances that elevate your cooking experience. The spacious foyer doubles as a functional dining area, providing versatility for entertaining or setting up a cozy home office. The bedroom provides ample space, comfortably accommodating a king-sized bed, and flows seamlessly into the large, airy living room. Here, you can unwind and enjoy the picturesque day and evening views. Beyond the confines of this delightful home, the building includes convenient amenities such as an on-site superintendent, central laundry facilities, bike storage, and a garage with a waitlist option. Living in Flatbush means you will also have access to an exciting selection of cultural attractions, delicious dining spots, local boutiques, and lush parks. Don't miss the chance to make this exceptional property your new home! Schedule a showing today to experience the dynamic lifestyle offered at 285 East 35th Street, Unit 7J.

Key facts

• Natural views
• Modern kitchen
• Hardwood floors

Tags

• HARDWOOD FLOORS
• MODERN KITCHEN
• STAINLESS STEEL APPLIANCES
• UPDATED BATHROOM
• NATURAL VIEWS
• TOP FLOOR CORNER UNIT

Property features AI

Finance

• Other: Sub-lease permitted
• Financial info: Financing options: Exchange considered, bank mortgage, or cash; Down payment typically 20%; Flip tax applies (percentage-based)
• HOA & community: Monthly common maintenance fee; Maintenance/Common fee approximately $1,401.28; Managed by Grant Management Services; Pets allowed (cats only); Co-op shares: 470

Exterior

• Parking: Garage (wait-list)
• Security: Resident superintendent
• Utilities: Gas; Heat; Water; Other utilities
• Home design: Residential property; Located on the 7th floor
• Construction: Building type: Detached; part of a 66-unit building
• Exterior features: Detached building; Handicap access available; Location: Brooklyn (near Snyder Avenue and Tilden Avenue)

Interior

• Kitchen: Kitchen with microwave, refrigerator, and stove
• Bedrooms: One bedroom on the first floor
• Flooring: Hardwood floors; Tile floors
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Steam/radiator heat; No air conditioning units listed
• Interior features: Microwave; Refrigerator; Stove
• Laundry & utility: Card-operated laundry in the building

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $259k.

Deal economics

• At list price, monthly cash flow is $14 ($170/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (11.8% below list).
• Recommended offer: $228k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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); Jhs 383 Philippa Schuyler (math 32% / reading 67%, grade C, #280 of 729 statewide, top 40%, 822 students, 85% 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 (+2.9%/yr); 190 active listings in the ZIP; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• This rent runs 40% of the median local income ($68k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 125 days — a 12% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $225k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 65% 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 $227,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — 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. 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. 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: 0.88% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.23%
• DSCR: 1.01
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.89% rent growth · sell at horizon

5-year hold

• IRR: -16.0%
• Equity multiple: 0.43×
• Total profit: $-41,286
• Equity at exit: $38,618

10-year hold

• IRR: -7.8%
• Equity multiple: 0.51×
• Total profit: $-35,684
• Equity at exit: $22,394

Cash invested: $72,520 (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 11203

• Rents YoY: 2.9%
• Active inventory: 190
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,284 medium
• Mortgage (P&I): −$1,358
• Tax est. 1.5%: −$324 /mo · $3,885/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $14

Break-even live

Break-even rent $2,266

Max offer price $259,000

Occupancy floor 94%

Sensitivity live

Price	-10% $193	-5% $104	+0% $14	+5% $-75	+10% $-165
Rent	-10% $-166	-5% $-76	+0% $14	+5% $104	+10% $195
Rate	-1.0pp $145	-0.5pp $80	base $14	+0.5pp $-53	+1.0pp $-121

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

HOA detail condo

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

Listing history 17 events

1. 2026-06-21
   days on market $259,000 Active 125 DOM
2. 2026-06-18
   days on market $259,000 Active 122 DOM
3. 2026-06-17
   days on market $259,000 Active 121 DOM
4. 2026-06-15
   days on market $259,000 Active 119 DOM
5. 2026-06-13
   days on market $259,000 Active 117 DOM
6. 2026-06-10
   days on market $259,000 Active 113 DOM
7. 2026-06-08
   days on market $259,000 Active 112 DOM
8. 2026-06-04
   days on market $259,000 Active 108 DOM
9. 2026-06-03
   days on market $259,000 Active 107 DOM
10. 2026-06-01
    days on market $259,000 Active 105 DOM
11. 2026-05-31
    days on market $259,000 Active 104 DOM
12. 2026-02-16
    listed $259,000 Active
13. 2025-11-06
    price $225,000 1308-char remark

    Show marketing remark (1308 chars)

    Discover the charm of this delightful one-bedroom coop located at 285 East 35th Street, Unit 7J, in the vibrant neighborhood of Flatbush. Nestled on the 7th floor of a well-maintained post-war building, this unit greets you with ample natural light and captivating east-facing skyline views. The unit, in excellent condition, offers a modern and stylish windowed kitchen, complete with new appliances that elevate your cooking experience. The spacious foyer doubles as a functional dining area, providing versatility for entertaining or setting up a cozy home office. The bedroom provides ample space, comfortably accommodating a king-sized bed, and flows seamlessly into the large, airy living room. Here, you can unwind and enjoy the picturesque day and evening views. Beyond the confines of this delightful home, the building includes convenient amenities such as an on-site superintendent, central laundry facilities, bike storage, and a garage with a waitlist option. Living in Flatbush means you will also have access to an exciting selection of cultural attractions, delicious dining spots, local boutiques, and lush parks. Don't miss the chance to make this exceptional property your new home! Schedule a showing today to experience the dynamic lifestyle offered at 285 East 35th Street, Unit 7J.

14. 2025-10-10
    soldstatus $225,000 Sold 1308-char remark

    Show marketing remark (1308 chars)

    Discover the charm of this delightful one-bedroom coop located at 285 East 35th Street, Unit 7J, in the vibrant neighborhood of Flatbush. Nestled on the 7th floor of a well-maintained post-war building, this unit greets you with ample natural light and captivating east-facing skyline views. The unit, in excellent condition, offers a modern and stylish windowed kitchen, complete with new appliances that elevate your cooking experience. The spacious foyer doubles as a functional dining area, providing versatility for entertaining or setting up a cozy home office. The bedroom provides ample space, comfortably accommodating a king-sized bed, and flows seamlessly into the large, airy living room. Here, you can unwind and enjoy the picturesque day and evening views. Beyond the confines of this delightful home, the building includes convenient amenities such as an on-site superintendent, central laundry facilities, bike storage, and a garage with a waitlist option. Living in Flatbush means you will also have access to an exciting selection of cultural attractions, delicious dining spots, local boutiques, and lush parks. Don't miss the chance to make this exceptional property your new home! Schedule a showing today to experience the dynamic lifestyle offered at 285 East 35th Street, Unit 7J.

15. 2025-08-12
    status Active 1308-char remark

    Show marketing remark (1308 chars)

    Discover the charm of this delightful one-bedroom coop located at 285 East 35th Street, Unit 7J, in the vibrant neighborhood of Flatbush. Nestled on the 7th floor of a well-maintained post-war building, this unit greets you with ample natural light and captivating east-facing skyline views. The unit, in excellent condition, offers a modern and stylish windowed kitchen, complete with new appliances that elevate your cooking experience. The spacious foyer doubles as a functional dining area, providing versatility for entertaining or setting up a cozy home office. The bedroom provides ample space, comfortably accommodating a king-sized bed, and flows seamlessly into the large, airy living room. Here, you can unwind and enjoy the picturesque day and evening views. Beyond the confines of this delightful home, the building includes convenient amenities such as an on-site superintendent, central laundry facilities, bike storage, and a garage with a waitlist option. Living in Flatbush means you will also have access to an exciting selection of cultural attractions, delicious dining spots, local boutiques, and lush parks. Don't miss the chance to make this exceptional property your new home! Schedule a showing today to experience the dynamic lifestyle offered at 285 East 35th Street, Unit 7J.

16. 2024-10-29
    price $249,000 1308-char remark

    Show marketing remark (1308 chars)

    Discover the charm of this delightful one-bedroom coop located at 285 East 35th Street, Unit 7J, in the vibrant neighborhood of Flatbush. Nestled on the 7th floor of a well-maintained post-war building, this unit greets you with ample natural light and captivating east-facing skyline views. The unit, in excellent condition, offers a modern and stylish windowed kitchen, complete with new appliances that elevate your cooking experience. The spacious foyer doubles as a functional dining area, providing versatility for entertaining or setting up a cozy home office. The bedroom provides ample space, comfortably accommodating a king-sized bed, and flows seamlessly into the large, airy living room. Here, you can unwind and enjoy the picturesque day and evening views. Beyond the confines of this delightful home, the building includes convenient amenities such as an on-site superintendent, central laundry facilities, bike storage, and a garage with a waitlist option. Living in Flatbush means you will also have access to an exciting selection of cultural attractions, delicious dining spots, local boutiques, and lush parks. Don't miss the chance to make this exceptional property your new home! Schedule a showing today to experience the dynamic lifestyle offered at 285 East 35th Street, Unit 7J.

17. 2024-09-16
    listed $289,000 Active 1308-char remark

    Show marketing remark (1308 chars)

    Discover the charm of this delightful one-bedroom coop located at 285 East 35th Street, Unit 7J, in the vibrant neighborhood of Flatbush. Nestled on the 7th floor of a well-maintained post-war building, this unit greets you with ample natural light and captivating east-facing skyline views. The unit, in excellent condition, offers a modern and stylish windowed kitchen, complete with new appliances that elevate your cooking experience. The spacious foyer doubles as a functional dining area, providing versatility for entertaining or setting up a cozy home office. The bedroom provides ample space, comfortably accommodating a king-sized bed, and flows seamlessly into the large, airy living room. Here, you can unwind and enjoy the picturesque day and evening views. Beyond the confines of this delightful home, the building includes convenient amenities such as an on-site superintendent, central laundry facilities, bike storage, and a garage with a waitlist option. Living in Flatbush means you will also have access to an exciting selection of cultural attractions, delicious dining spots, local boutiques, and lush parks. Don't miss the chance to make this exceptional property your new home! Schedule a showing today to experience the dynamic lifestyle offered at 285 East 35th Street, Unit 7J.

ⓘ 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) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $27,403
• − Mortgage interest: −$14,508
• − Property taxes: −$3,885
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,192
• − Management: −$2,192
• − Depreciation: −$7,535
• Taxable loss: −$4,204
• Est. tax savings @ 24.0%: +$1,009
• After-tax cash flow: $1,179/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): 74,817
• Household income: $67,897
• Rent vs Own: 60.4% rent · 39.6% own
• Severe rent burden: 5458.0

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 Black (78%)
• Race & ethnicity: Black 78% Two or more races 10% Hispanic / Latino 7% White 5% Asian 2%
• Hispanic origin (detail): Puerto Rican 2% Dominican 1%
• Common ancestry: Hispanic 9%
• Foreign-born: 49% · Canada, Mexico, China
• Languages at home: 81% English-only · French/Haitian/Cajun 10% Spanish 5% Other Indo-European 1%

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: ▼ -572.37%
• Current HPI: 379.2379
• Rent YoY: ▲ 2.89%
• 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

-10.4% since first listed

6 events — show timeline

• 2026-02-16 Listed $259,000 BNYMLS
• 2025-11-06 Price Changed $225,000 RLS at REBNY
• 2025-10-10 Sold (MLS) $225,000 RLS at REBNY
• 2025-08-12 Relisted — RLS at REBNY
• 2024-10-29 Price Changed $249,000 RLS at REBNY
• 2024-09-16 Listed $289,000 RLS at REBNY