8735 Bay Pkwy Unit A32 · New York, NY 11214

$375,000

1 bd · 1.0 ba · 750 sqft · Condo · 163 Days on market

Built 1930 ↓ 4% since listing

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Why this score? — see what drove the C 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 +22.5/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +5.9/10.0
• Schools +5.0/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bensonhurst- Beautifully Renovated, Quiet 1-Bedroom Apartment on 3rd Fl. in a Prime Location. This is a stylishly newly renovated apartment with high ceilings and separate rooms. New and modern eat-in kitchen with a window; quartz counters, custom cabinets and unused stainless steel appliances. Newly replaced quality hardwood flooring, fresh paint, and thoughtful upgrades throughout. Modern bathroom with a window; fully redone tiles, new unused accessories. This apartment is move-in ready. The spacious king-size bedroom offers a peaceful retreat. Very convenient location, near a park and the boardwalk, Caesars Bay shopping, 86th st shopping, food stores, restaurants, exit to Bay Pkwy highway and public transportation, such as D train, B82; B6; B1.. buses. It's a pet friendly building, sublease is allowed after 2 years with board approval, live-in super, card operated laundry in the building, video intercom. Low maintenance of $765 includes water, heat, real estate taxes, insurances. Meticulously clean building.

Key facts

• Modern bathroom
• Video intercom
• Built 1930

Tags

• MODERN EAT-IN KITCHEN
• QUALITY HARDWOOD FLOORING
• MODERN BATHROOM
• PET FRIENDLY BUILDING
• VIDEO INTERCOM

Property features AI

Finance

• HOA & community: Pets allowed

Exterior

• Parking: Off-site parking
• Utilities: Public sewer; Electricity connected; Natural gas connected; Sewer connected; Public trash collection; Water connected
• Home design: Stock cooperative; Entry level: 3
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Gas oven; Gas range; Microwave; Refrigerator; Stainless steel appliances; Trash compactor
• Bedrooms: 3 rooms total
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Wall/window air conditioning units
• Interior features: Eat-in kitchen; Elevator; Entrance foyer; High ceilings; Quartz/Quartzite counters; Walk-through kitchen; Basement (common)
• Laundry & utility: Laundry in basement

🏢 Co-op / cooperative unit. The $375,000 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 $375k.

Deal economics

• At list price, monthly cash flow is $632 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $375k).
• Recommended offer: $330k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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; 9 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 $4,080/mo this rent would consume 74% 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 $11k 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.
• At projected returns (-3.0% appreciation + 5.9% rent growth), your $105k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($330k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $330,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 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 1930 — 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. 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: 1.09% ✓
• Cap rate: 8.31%
• Cash-on-cash: 7.22%
• DSCR: 1.32
• GRM: 7.7

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: -2.0%
• Equity multiple: 0.92×
• Total profit: $-8,359
• Equity at exit: $55,914

10-year hold

• IRR: 10.5%
• Equity multiple: 1.93×
• Total profit: $97,520
• Equity at exit: $32,423

Cash invested: $105,000 (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: 7.7×

Monthly cashflow live

• Estimated rent: $4,080 high
• Mortgage (P&I): −$1,967
• Tax est. 1.5%: −$469 /mo · $5,625/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$857
• Net cashflow: $632

Break-even live

Break-even rent $3,280

Max offer price $375,000

Occupancy floor 80%

Sensitivity live

Price	-10% $891	-5% $761	+0% $632	+5% $502	+10% $372
Rent	-10% $309	-5% $470	+0% $632	+5% $793	+10% $954
Rate	-1.0pp $820	-0.5pp $727	base $632	+0.5pp $534	+1.0pp $436

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2286 Cropsey Ave Unit 6A Brooklyn, NY	2.0	2.0	889	$5,125	$5.76	25d	1	0.26mi
2286 Cropsey Ave Unit 7E Brooklyn, NY	2.0	2.0	948	$5,250	$5.54	19d	1	0.26mi
2286 Cropsey Ave Unit 9A Brooklyn, NY	2.0	2.0	889	$5,200	$5.85	19d	1	0.26mi
2286 Cropsey Ave Unit 8B Brooklyn, NY	2.0	2.0	889	$5,000	$5.62	19d	1	0.26mi
2286 Cropsey Ave Unit 19C Brooklyn, NY	1.0	1.0	544	$3,600	$6.62	19d	1	0.26mi
2286 Cropsey Ave Unit 18B Brooklyn, NY	2.0	2.0	889	$5,300	$5.96	19d	1	0.26mi
2286 Cropsey Ave Unit 13E Brooklyn, NY	2.0	2.0	948	$5,550	$5.85	19d	1	0.26mi
63 Bay 37th St Unit 1R Brooklyn, NY	2.0	1.0	900	$3,100	$3.44	25d	1	0.35mi
2483 W 16th St Brooklyn, NY	1.0	1.0	800	$1,800	$2.25	21d	1	1.03mi

HOA detail condo

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

Listing history 19 events

1. 2026-06-18
   days on market $375,000 Active 163 DOM
2. 2026-06-17
   days on market $375,000 Active 162 DOM
3. 2026-06-15
   days on market $375,000 Active 160 DOM
4. 2026-06-13
   days on market $375,000 Active 158 DOM
5. 2026-06-10
   days on market $375,000 Active 154 DOM
6. 2026-06-08
   days on market $375,000 Active 153 DOM
7. 2026-06-04
   days on market $375,000 Active 149 DOM
8. 2026-06-03
   days on market $375,000 Active 148 DOM
9. 2026-06-01
   days on market $375,000 Active 146 DOM
10. 2026-06-01
    price $375,000 Active 145 DOM
11. 2026-05-31
    days on market $380,000 Active 145 DOM
12. 2026-04-29
    price $380,000 1026-char remark

    Show marketing remark (1026 chars)

    Bensonhurst- Beautifully Renovated, Quiet 1-Bedroom Apartment on 3rd Fl. in a Prime Location. This is a stylishly newly renovated apartment with high ceilings and separate rooms. New and modern eat-in kitchen with a window; quartz counters, custom cabinets and unused stainless steel appliances. Newly replaced quality hardwood flooring, fresh paint, and thoughtful upgrades throughout. Modern bathroom with a window; fully redone tiles, new unused accessories. This apartment is move-in ready. The spacious king-size bedroom offers a peaceful retreat. Very convenient location, near a park and the boardwalk, Caesars Bay shopping, 86th st shopping, food stores, restaurants, exit to Bay Pkwy highway and public transportation, such as D train, B82; B6; B1.. buses. It's a pet friendly building, sublease is allowed after 2 years with board approval, live-in super, card operated laundry in the building, video intercom. Low maintenance of $765 includes water, heat, real estate taxes, insurances. Meticulously clean building.

13. 2026-04-29
    price $380,000

    Show marketing remark (1026 chars)

    Bensonhurst- Beautifully Renovated, Quiet 1-Bedroom Apartment on 3rd Fl. in a Prime Location. This is a stylishly newly renovated apartment with high ceilings and separate rooms. New and modern eat-in kitchen with a window; quartz counters, custom cabinets and unused stainless steel appliances. Newly replaced quality hardwood flooring, fresh paint, and thoughtful upgrades throughout. Modern bathroom with a window; fully redone tiles, new unused accessories. This apartment is move-in ready. The spacious king-size bedroom offers a peaceful retreat. Very convenient location, near a park and the boardwalk, Caesars Bay shopping, 86th st shopping, food stores, restaurants, exit to Bay Pkwy highway and public transportation, such as D train, B82; B6; B1.. buses. It's a pet friendly building, sublease is allowed after 2 years with board approval, live-in super, card operated laundry in the building, video intercom. Low maintenance of $765 includes water, heat, real estate taxes, insurances. Meticulously clean building.

14. 2026-04-02
    price $385,000 1026-char remark

    Show marketing remark (1026 chars)

    Bensonhurst- Beautifully Renovated, Quiet 1-Bedroom Apartment on 3rd Fl. in a Prime Location. This is a stylishly newly renovated apartment with high ceilings and separate rooms. New and modern eat-in kitchen with a window; quartz counters, custom cabinets and unused stainless steel appliances. Newly replaced quality hardwood flooring, fresh paint, and thoughtful upgrades throughout. Modern bathroom with a window; fully redone tiles, new unused accessories. This apartment is move-in ready. The spacious king-size bedroom offers a peaceful retreat. Very convenient location, near a park and the boardwalk, Caesars Bay shopping, 86th st shopping, food stores, restaurants, exit to Bay Pkwy highway and public transportation, such as D train, B82; B6; B1.. buses. It's a pet friendly building, sublease is allowed after 2 years with board approval, live-in super, card operated laundry in the building, video intercom. Low maintenance of $765 includes water, heat, real estate taxes, insurances. Meticulously clean building.

15. 2026-04-02
    price $385,000

    Show marketing remark (1026 chars)

    Bensonhurst- Beautifully Renovated, Quiet 1-Bedroom Apartment on 3rd Fl. in a Prime Location. This is a stylishly newly renovated apartment with high ceilings and separate rooms. New and modern eat-in kitchen with a window; quartz counters, custom cabinets and unused stainless steel appliances. Newly replaced quality hardwood flooring, fresh paint, and thoughtful upgrades throughout. Modern bathroom with a window; fully redone tiles, new unused accessories. This apartment is move-in ready. The spacious king-size bedroom offers a peaceful retreat. Very convenient location, near a park and the boardwalk, Caesars Bay shopping, 86th st shopping, food stores, restaurants, exit to Bay Pkwy highway and public transportation, such as D train, B82; B6; B1.. buses. It's a pet friendly building, sublease is allowed after 2 years with board approval, live-in super, card operated laundry in the building, video intercom. Low maintenance of $765 includes water, heat, real estate taxes, insurances. Meticulously clean building.

16. 2026-02-21
    price $390,000 1026-char remark

    Show marketing remark (1026 chars)

    Bensonhurst- Beautifully Renovated, Quiet 1-Bedroom Apartment on 3rd Fl. in a Prime Location. This is a stylishly newly renovated apartment with high ceilings and separate rooms. New and modern eat-in kitchen with a window; quartz counters, custom cabinets and unused stainless steel appliances. Newly replaced quality hardwood flooring, fresh paint, and thoughtful upgrades throughout. Modern bathroom with a window; fully redone tiles, new unused accessories. This apartment is move-in ready. The spacious king-size bedroom offers a peaceful retreat. Very convenient location, near a park and the boardwalk, Caesars Bay shopping, 86th st shopping, food stores, restaurants, exit to Bay Pkwy highway and public transportation, such as D train, B82; B6; B1.. buses. It's a pet friendly building, sublease is allowed after 2 years with board approval, live-in super, card operated laundry in the building, video intercom. Low maintenance of $765 includes water, heat, real estate taxes, insurances. Meticulously clean building.

17. 2026-02-21
    price $390,000

    Show marketing remark (1026 chars)

    Bensonhurst- Beautifully Renovated, Quiet 1-Bedroom Apartment on 3rd Fl. in a Prime Location. This is a stylishly newly renovated apartment with high ceilings and separate rooms. New and modern eat-in kitchen with a window; quartz counters, custom cabinets and unused stainless steel appliances. Newly replaced quality hardwood flooring, fresh paint, and thoughtful upgrades throughout. Modern bathroom with a window; fully redone tiles, new unused accessories. This apartment is move-in ready. The spacious king-size bedroom offers a peaceful retreat. Very convenient location, near a park and the boardwalk, Caesars Bay shopping, 86th st shopping, food stores, restaurants, exit to Bay Pkwy highway and public transportation, such as D train, B82; B6; B1.. buses. It's a pet friendly building, sublease is allowed after 2 years with board approval, live-in super, card operated laundry in the building, video intercom. Low maintenance of $765 includes water, heat, real estate taxes, insurances. Meticulously clean building.

18. 2026-01-06
    listed $395,000 Active 1026-char remark

    Show marketing remark (1026 chars)

    Bensonhurst- Beautifully Renovated, Quiet 1-Bedroom Apartment on 3rd Fl. in a Prime Location. This is a stylishly newly renovated apartment with high ceilings and separate rooms. New and modern eat-in kitchen with a window; quartz counters, custom cabinets and unused stainless steel appliances. Newly replaced quality hardwood flooring, fresh paint, and thoughtful upgrades throughout. Modern bathroom with a window; fully redone tiles, new unused accessories. This apartment is move-in ready. The spacious king-size bedroom offers a peaceful retreat. Very convenient location, near a park and the boardwalk, Caesars Bay shopping, 86th st shopping, food stores, restaurants, exit to Bay Pkwy highway and public transportation, such as D train, B82; B6; B1.. buses. It's a pet friendly building, sublease is allowed after 2 years with board approval, live-in super, card operated laundry in the building, video intercom. Low maintenance of $765 includes water, heat, real estate taxes, insurances. Meticulously clean building.

19. 2026-01-03
    listed $395,000 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 1/10 Low FEMA zone X (unshaded) · 0% 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: $48,959
• − Mortgage interest: −$21,006
• − Property taxes: −$5,625
• − Insurance: −$1,875
• − Repairs & maintenance: −$3,917
• − Management: −$3,917
• − Depreciation: −$10,909
• Taxable income: $1,711
• Est. tax owed @ 24.0%: −$411
• After-tax cash flow: $7,169/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

-3.8% since first listed

8 events — show timeline

• 2026-04-29 Price Changed $380,000 BNYMLS
• 2026-04-29 Price Changed $380,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-02 Price Changed $385,000 BNYMLS
• 2026-04-02 Price Changed $385,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-21 Price Changed $390,000 BNYMLS
• 2026-02-21 Price Changed $390,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-06 Listed $395,000 BNYMLS
• 2026-01-03 Listed $395,000 OneKey® MLS as Distributed by MLS Grid