2727 Ocean Pkwy Unit B10 · New York, NY 11235

$299,000

1 bd · 1.0 ba · 860 sqft · Condo · 40 Days on market

Built 1956 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 +7.5/30.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Schools +5.0/10.0
• Condition / age +4.0/5.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully renovated 1-bedroom, 1-bathroom co-op apartment located in the heart of the Brighton Beach area. This bright and inviting home is in move-in condition and ready for its new owner. The apartment features a modern windowed kitchen with updated appliances and stylish finishes. The windowed bathroom is tastefully renovated, offering both natural light and ventilation. Every room in the apartment, including the kitchen and bathroom, has a window, creating a bright and airy atmosphere throughout the home. The spacious layout offers hardwood and tiled floors, a generous living space, and multiple large closets providing excellent storage. Situated in a well-maintained elevator building with laundry in the building and a live-in superintendent, this home offers comfort and convenience. Ideally located close to shopping, restaurants, buses, and the B & Q subway lines, making commuting easy. Just minutes from Brighton Beach and the boardwalk, where you can enjoy the ocean, parks, and vibrant neighborhood atmosphere. Subletting is permitted after one year of residency, making this an attractive opportunity for both end-users and future investors. Priced for a fast sale -- a great opportunity to own a move-in ready home in a prime Brooklyn location.

Key facts

• Laundry in building
• Renovated kitchen
• Windowed bathroom

Tags

• RENOVATED KITCHEN
• WINDOWED BATHROOM
• MULTIPLE LARGE CLOSETS
• ELEVATOR BUILDING
• LAUNDRY IN BUILDING
• LIVE-IN SUPERINTENDENT

Property features AI

Finance

• Other: Flip tax applies (percentage based); Unit is listed as available for sub-lease
• Financial info: Financing options include bank mortgage, cash, or exchange considered
• HOA & community: Monthly maintenance fee; Managed by Metro Management; Pets allowed (cats and dogs); Handicap access available; Co-op shares associated with the unit

Exterior

• Parking: Parking wait-list
• Security: Intercom entry
• Utilities: Heat; Water; Sewer; Septic; Sprinkler system
• Home design: Residential unit on the 2nd floor; Part of a 174-unit building
• Construction: No construction details provided
• Exterior features: Intercom door; Sprinkler system; Heat and water available; Sewer and septic connections

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 1 bedroom on the first floor
• Bathrooms: 1 full bathroom on the first floor
• Heating & cooling: Window A/C units
• Interior features: Window A/C units (2)

🏢 Co-op / cooperative unit. The $299,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $299k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-443 ($-5k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $299k).
• Recommended offer: $290k (3.0% below list) — sets the bar for market timing.
• Cap rate 4.8% 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); 524 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $3,558/mo this rent would consume 72% 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 $2k of loan paydown is wiped out by about $9k 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 40 days — a 3% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 2 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; HOA is 32% of rent; built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $290,030 (3.0% 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 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
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: 1.19% ✓
• Cap rate: 4.78%
• Cash-on-cash: -5.40%
• DSCR: 0.76
• GRM: 7.0

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: -23.1%
• Equity multiple: 0.18×
• Total profit: $-68,426
• Equity at exit: $44,582

10-year hold

• IRR: -10.4%
• Equity multiple: 0.27×
• Total profit: $-60,847
• Equity at exit: $25,852

Cash invested: $83,720 (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: 524
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $3,558 high
• Mortgage (P&I): −$1,568
• Tax est. 1.5%: −$374 /mo · $4,485/yr
• Insurance: −$125
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA est. from 1 same-building comp: −$1,121
• Vacancy / Maint / Mgmt: −$747
• Net cashflow: $-443

Break-even live

Break-even rent $4,119

Max offer price $234,908

Occupancy floor —

Sensitivity live

Price	-10% $-236	-5% $-340	+0% $-443	+5% $-546	+10% $-650
Rent	-10% $-724	-5% $-583	+0% $-443	+5% $-302	+10% $-162
Rate	-1.0pp $-292	-0.5pp $-367	base $-443	+0.5pp $-520	+1.0pp $-599

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
532 Neptune Ave Brooklyn, NY	1.0–3.0	1.0–2.0	948	$3,375	$3.56	0d	8	0.48mi
2971 Shell Rd Unit 720 Brooklyn, NY	2.0	2.0	920	$4,100	$4.46	25d	1	0.52mi
2971 Shell Rd Unit 704 Brooklyn, NY	2.0	1.0	826	$3,950	$4.78	25d	1	0.52mi
2971 Shell Rd Unit 711 Brooklyn, NY	2.0	2.0	907	$4,200	$4.63	25d	1	0.52mi
2971 Shell Rd Unit 612 Brooklyn, NY	2.0	2.0	907	$4,150	$4.58	25d	1	0.52mi
2971 Shell Rd Unit 508 Brooklyn, NY	2.0	2.0	930	$4,099	$4.41	25d	1	0.52mi
2971 Shell Rd Unit 406 Brooklyn, NY	2.0	2.0	920	$3,550	$3.86	25d	1	0.52mi
1515 Surf Ave Brooklyn, NY	1.0–2.0	1.0	706	$3,220	$4.56	0d	14	0.98mi
2483 W 16th St Brooklyn, NY	1.0	1.0	800	$1,800	$2.25	21d	1	1.02mi
3000 Emmons Ave Unit 1 Brooklyn, NY	—	1.0	536	$3,273	$6.11	25d	1	1.46mi
3000 Emmons Ave Unit 5 Brooklyn, NY	2.0	2.0	840	$4,085	$4.86	25d	1	1.46mi

HOA detail condo

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

Listing history 4 events

1. 2026-04-21
   status Pending 1273-char remark

   Show marketing remark (1273 chars)

   Beautifully renovated 1-bedroom, 1-bathroom co-op apartment located in the heart of the Brighton Beach area. This bright and inviting home is in move-in condition and ready for its new owner. The apartment features a modern windowed kitchen with updated appliances and stylish finishes. The windowed bathroom is tastefully renovated, offering both natural light and ventilation. Every room in the apartment, including the kitchen and bathroom, has a window, creating a bright and airy atmosphere throughout the home. The spacious layout offers hardwood and tiled floors, a generous living space, and multiple large closets providing excellent storage. Situated in a well-maintained elevator building with laundry in the building and a live-in superintendent, this home offers comfort and convenience. Ideally located close to shopping, restaurants, buses, and the B & Q subway lines, making commuting easy. Just minutes from Brighton Beach and the boardwalk, where you can enjoy the ocean, parks, and vibrant neighborhood atmosphere. Subletting is permitted after one year of residency, making this an attractive opportunity for both end-users and future investors. Priced for a fast sale -- a great opportunity to own a move-in ready home in a prime Brooklyn location.

2. 2026-04-21
   status Pending

   Show marketing remark (1273 chars)

   Beautifully renovated 1-bedroom, 1-bathroom co-op apartment located in the heart of the Brighton Beach area. This bright and inviting home is in move-in condition and ready for its new owner. The apartment features a modern windowed kitchen with updated appliances and stylish finishes. The windowed bathroom is tastefully renovated, offering both natural light and ventilation. Every room in the apartment, including the kitchen and bathroom, has a window, creating a bright and airy atmosphere throughout the home. The spacious layout offers hardwood and tiled floors, a generous living space, and multiple large closets providing excellent storage. Situated in a well-maintained elevator building with laundry in the building and a live-in superintendent, this home offers comfort and convenience. Ideally located close to shopping, restaurants, buses, and the B & Q subway lines, making commuting easy. Just minutes from Brighton Beach and the boardwalk, where you can enjoy the ocean, parks, and vibrant neighborhood atmosphere. Subletting is permitted after one year of residency, making this an attractive opportunity for both end-users and future investors. Priced for a fast sale -- a great opportunity to own a move-in ready home in a prime Brooklyn location.

3. 2026-03-12
   listed $299,000 Active 1273-char remark

   Show marketing remark (1273 chars)

   Beautifully renovated 1-bedroom, 1-bathroom co-op apartment located in the heart of the Brighton Beach area. This bright and inviting home is in move-in condition and ready for its new owner. The apartment features a modern windowed kitchen with updated appliances and stylish finishes. The windowed bathroom is tastefully renovated, offering both natural light and ventilation. Every room in the apartment, including the kitchen and bathroom, has a window, creating a bright and airy atmosphere throughout the home. The spacious layout offers hardwood and tiled floors, a generous living space, and multiple large closets providing excellent storage. Situated in a well-maintained elevator building with laundry in the building and a live-in superintendent, this home offers comfort and convenience. Ideally located close to shopping, restaurants, buses, and the B & Q subway lines, making commuting easy. Just minutes from Brighton Beach and the boardwalk, where you can enjoy the ocean, parks, and vibrant neighborhood atmosphere. Subletting is permitted after one year of residency, making this an attractive opportunity for both end-users and future investors. Priced for a fast sale -- a great opportunity to own a move-in ready home in a prime Brooklyn location.

4. 2026-03-11
   listed $299,000 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 8/10 Severe FEMA zone X (shaded) · 98% 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: $42,696
• − Mortgage interest: −$16,749
• − Property taxes: −$4,485
• − Insurance: −$2,292
• − Repairs & maintenance: −$3,416
• − Management: −$3,416
• − HOA: −$13,452
• − Depreciation: −$8,698
• Taxable loss: −$9,811
• Est. tax savings @ 24.0%: +$2,355
• After-tax cash flow: $-2,960/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 beautifully renovated 1-bedroom, 1-bathroom co-op apartment is in move-in condition and ready for its new owner. The home features a modern kitchen, tastefully renovated bathroom, and multiple large windows creating a bright and airy atmosphere. The property is situated in a well-maintained elevator building.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Resale Upgrading kitchen appliances — Modernizes the kitchen and appeals to potential buyers
• Both Adding smart home features — Improves convenience and adds value
• Both Landscaping improvements — Enhances curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Resale Upgrading kitchen appliances — Modernizes the kitchen and appeals to potential buyers ↑
• Both Adding smart home features — Improves convenience and adds value ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑

ⓘ 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

4 events — show timeline

• 2026-04-21 Pending — SIBORMLS
• 2026-04-21 Pending — BNYMLS
• 2026-03-12 Listed $299,000 SIBORMLS
• 2026-03-11 Listed $299,000 BNYMLS