3025 Ocean Ave Unit 6A · New York, NY 11235

$294,000

1 bd · 1.0 ba · 800 sqft · Condo · 64 Days on market

Built 1954 Fair condition

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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 +25.8/30.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Schools +5.0/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOCATION, LOCATION, LOCATION! If you are looking for convenience, a safe neighborhood, affordable living and good neighbors you found it! Close to restaurants on Emmons Ave, shopping, houses of worship, transportation (B & Q trains, Express Bus, Q48, B36). TOP FLOOR, quiet and well kept 1 bedroom/1 bathroom apartment for sale in a very secure and clean building. The apartment has a large livingroom, bedroom and L shaped eat-in kitchen. The rooms are all bright with lots of windows. Great parquet floors throughout the apartment. Many closets. Low maintenance includes all utilities (gas, electric, water, heat, live-in super, taxes, garbage and snow removal). Each AC is $12.50 extra per month. There is a temporary assessment of $111.67 per month, until December, 2022 which is offset by a tax benefit. The building has new elevators and a clean new laundry room with new machines on premises, as well as children's room, bike room and beautiful back yard for owners to enjoy. Affordable car and motorcycle parking is available in the garage, via waitlist. This building is 100% coop. No rentals allowed. No dogs allowed. Flip tax is $15,000, paid by seller.

Key facts

• New flooring
• Brand new stove
• Windowed full bath

Tags

• NEW FLOORING
• BRAND NEW STOVE
• CORNER KING-SIZED BEDROOM
• WINDOWED FULL BATH
• HIGH CEILINGS
• HARDWOOD FLOORS

Property features AI

Finance

• Other: Virtual tour available
• Financial info: Financing options: bank mortgage, cash, exchange considered; Typical down payment required: 20%; Flip tax applies
• HOA & community: Monthly maintenance fee includes air conditioning, dishwasher, parking, and storage; Maintenance/common fee: $798; Building managed by Narrows; Manager phone available; Pets are not allowed; Handicap access available; Co-op shares: 315

Exterior

• Parking: Garage (wait-list)
• Security: Intercom door; Virtual doorman; Secure lobby
• Utilities: Electric; Gas; Heat; Water; Sewer; Septic; Sprinkler system; All utilities available
• Home design: Residential condominium/co-op unit; Located on 6th floor
• Construction: Total building units: 91
• Exterior features: Secure lobby; Intercom door; Virtual doorman; Recreational room; Resident superintendent; Storage rooms

Interior

• Kitchen: Eat-in kitchen; Dishwasher; Microwave; Refrigerator; Stove
• Bedrooms: 1 bedroom (first floor level)
• Flooring: Hardwood floors; Tile floors
• Bathrooms: 1 full bathroom (first floor level)
• Heating & cooling: A/C units (2)
• Interior features: Central A/C (2 units); Dishwasher; Elevator access; Laundry area (card-operated); Microwave; Refrigerator; Stove; Window treatments
• Laundry & utility: On-site card-operated laundry area

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $294k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $645 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $294k).
• Recommended offer: $276k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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; 10 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 $3,473/mo this rent would consume 70% 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.
• At projected returns (-3.0% appreciation + 5.0% rent growth), your $82k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $250k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1954 — 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 $276,360 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1954 — 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. 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. 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.
11. 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.
12. 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: 1.18% ✓
• Cap rate: 9.20%
• Cash-on-cash: 10.38%
• DSCR: 1.46
• GRM: 7.1

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: 0.3%
• Equity multiple: 1.01×
• Total profit: $835
• Equity at exit: $43,836

10-year hold

• IRR: 12.0%
• Equity multiple: 2.03×
• Total profit: $85,159
• Equity at exit: $25,420

Cash invested: $82,320 (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: 7.1×

Monthly cashflow live

• Estimated rent: $3,473 high
• Mortgage (P&I): −$1,542
• Tax est. 1.5%: −$368 /mo · $4,410/yr
• Insurance: −$122
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$729
• Net cashflow: $645

Break-even live

Break-even rent $2,656

Max offer price $294,000

Occupancy floor 76%

Sensitivity live

Price	-10% $849	-5% $747	+0% $645	+5% $544	+10% $442
Rent	-10% $371	-5% $508	+0% $645	+5% $783	+10% $920
Rate	-1.0pp $794	-0.5pp $720	base $645	+0.5pp $569	+1.0pp $492

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: $73,500
• Closing costs: $8,820
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3000 Emmons Ave Unit 1 Brooklyn, NY	—	1.0	536	$3,273	$6.11	25d	1	0.62mi
3000 Emmons Ave Unit 5 Brooklyn, NY	2.0	2.0	840	$4,085	$4.86	25d	1	0.62mi
3112 Emmons Ave Unit 203 Brooklyn, NY	1.0	1.0	734	$3,200	$4.36	25d	1	0.76mi
532 Neptune Ave Brooklyn, NY	1.0–3.0	1.0–2.0	948	$3,400	$3.58	8d	8	1.44mi
2971 Shell Rd Unit 720 Brooklyn, NY	2.0	2.0	920	$4,100	$4.46	25d	1	1.47mi
2971 Shell Rd Unit 711 Brooklyn, NY	2.0	2.0	907	$4,200	$4.63	25d	1	1.47mi
2971 Shell Rd Unit 704 Brooklyn, NY	2.0	1.0	826	$3,950	$4.78	25d	1	1.47mi
2971 Shell Rd Unit 612 Brooklyn, NY	2.0	2.0	907	$4,150	$4.58	25d	1	1.47mi
2971 Shell Rd Unit 508 Brooklyn, NY	2.0	2.0	930	$4,099	$4.41	25d	1	1.47mi
2971 Shell Rd Unit 406 Brooklyn, NY	2.0	2.0	920	$3,550	$3.86	25d	1	1.47mi

HOA detail condo

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

Listing history 20 events

1. 2026-06-18
   days on market $294,000 Active 64 DOM
2. 2026-06-17
   days on market $294,000 Active 63 DOM
3. 2026-06-15
   days on market $294,000 Active 61 DOM
4. 2026-06-13
   pricedays on market $294,000 Active 59 DOM
5. 2026-06-10
   days on market $299,000 Active 55 DOM
6. 2026-06-08
   days on market $299,000 Active 54 DOM
7. 2026-06-08
   days on market $299,000 Active 53 DOM
8. 2026-06-04
   days on market $299,000 Active 50 DOM
9. 2026-06-03
   days on market $299,000 Active 49 DOM
10. 2026-06-01
    days on market $299,000 Active 47 DOM
11. 2026-05-31
    days on market $299,000 Active 46 DOM
12. 2026-04-15
    listed $299,000 Active
13. 2022-11-20
    price $69,900
14. 2022-11-11
    soldstatus $249,900 Sold 1185-char remark

    Show marketing remark (1185 chars)

    LOCATION, LOCATION, LOCATION! If you are looking for convenience, a safe neighborhood, affordable living and good neighbors you found it! Close to restaurants on Emmons Ave, shopping, houses of worship, transportation (B & Q trains, Express Bus, Q48, B36). TOP FLOOR, quiet and well kept 1 bedroom/1 bathroom apartment for sale in a very secure and clean building. The apartment has a large livingroom, bedroom and L shaped eat-in kitchen. The rooms are all bright with lots of windows. Great parquet floors throughout the apartment. Many closets. Low maintenance includes all utilities (gas, electric, water, heat, live-in super, taxes, garbage and snow removal). Each AC is $12.50 extra per month. There is a temporary assessment of $111.67 per month, until December, 2022 which is offset by a tax benefit. The building has new elevators and a clean new laundry room with new machines on premises, as well as children's room, bike room and beautiful back yard for owners to enjoy. Affordable car and motorcycle parking is available in the garage, via waitlist. This building is 100% coop. No rentals allowed. No dogs allowed. Flip tax is $15,000, paid by seller.

15. 2022-09-01
    status Pending 1185-char remark

    Show marketing remark (1185 chars)

    LOCATION, LOCATION, LOCATION! If you are looking for convenience, a safe neighborhood, affordable living and good neighbors you found it! Close to restaurants on Emmons Ave, shopping, houses of worship, transportation (B & Q trains, Express Bus, Q48, B36). TOP FLOOR, quiet and well kept 1 bedroom/1 bathroom apartment for sale in a very secure and clean building. The apartment has a large livingroom, bedroom and L shaped eat-in kitchen. The rooms are all bright with lots of windows. Great parquet floors throughout the apartment. Many closets. Low maintenance includes all utilities (gas, electric, water, heat, live-in super, taxes, garbage and snow removal). Each AC is $12.50 extra per month. There is a temporary assessment of $111.67 per month, until December, 2022 which is offset by a tax benefit. The building has new elevators and a clean new laundry room with new machines on premises, as well as children's room, bike room and beautiful back yard for owners to enjoy. Affordable car and motorcycle parking is available in the garage, via waitlist. This building is 100% coop. No rentals allowed. No dogs allowed. Flip tax is $15,000, paid by seller.

16. 2022-08-02
    listed $249,900 Active 1185-char remark

    Show marketing remark (1185 chars)

    LOCATION, LOCATION, LOCATION! If you are looking for convenience, a safe neighborhood, affordable living and good neighbors you found it! Close to restaurants on Emmons Ave, shopping, houses of worship, transportation (B & Q trains, Express Bus, Q48, B36). TOP FLOOR, quiet and well kept 1 bedroom/1 bathroom apartment for sale in a very secure and clean building. The apartment has a large livingroom, bedroom and L shaped eat-in kitchen. The rooms are all bright with lots of windows. Great parquet floors throughout the apartment. Many closets. Low maintenance includes all utilities (gas, electric, water, heat, live-in super, taxes, garbage and snow removal). Each AC is $12.50 extra per month. There is a temporary assessment of $111.67 per month, until December, 2022 which is offset by a tax benefit. The building has new elevators and a clean new laundry room with new machines on premises, as well as children's room, bike room and beautiful back yard for owners to enjoy. Affordable car and motorcycle parking is available in the garage, via waitlist. This building is 100% coop. No rentals allowed. No dogs allowed. Flip tax is $15,000, paid by seller.

17. 2022-04-28
    price $259,999
18. 2022-03-27
    price $259,999
19. 2021-07-28
    listed $268,888 Active
20. 2021-04-11
    price $275,000

ⓘ 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 9/10 Extreme 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 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,676
• − Mortgage interest: −$16,469
• − Property taxes: −$4,410
• − Insurance: −$2,268
• − Repairs & maintenance: −$3,334
• − Management: −$3,334
• − Depreciation: −$8,553
• Taxable income: $3,309
• Est. tax owed @ 24.0%: −$794
• After-tax cash flow: $6,951/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 · 12 photos

Fair 45/100 Moderate rehab

This property requires moderate renovations to its kitchen and bathroom, but the hardwood floors and high ceilings make it a solid investment opportunity.

Repairs flagged

• Major kitchen cabinets — severely outdated and worn
• Major kitchen appliances — outdated and worn
• Major bathroom fixtures — outdated and worn

Value-add opportunities

• Both kitchen renovation — modernizing the kitchen would significantly increase both resale and rental value
• Both bathroom renovation — modernizing the bathroom would significantly increase both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severely outdated and worn	Major	$15,000–50,000
kitchen appliances · outdated and worn	Major	$15,000–50,000
bathroom fixtures · outdated and worn	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both kitchen renovation — modernizing the kitchen would significantly increase both resale and rental value ↑
• Both bathroom renovation — modernizing the bathroom would significantly increase both resale and rental 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

+8.7% since first listed

9 events — show timeline

• 2026-04-15 Listed $299,000 BNYMLS
• 2022-11-20 Price Changed $69,900 RLS at REBNY
• 2022-11-11 Sold (MLS) $249,900 BNYMLS
• 2022-09-01 Pending — BNYMLS
• 2022-08-02 Listed $249,900 BNYMLS
• 2022-04-28 Price Changed $259,999 RLS at REBNY
• 2022-03-27 Price Changed $259,999 RLS at REBNY
• 2021-07-28 Listed $268,888 RLS at REBNY
• 2021-04-11 Price Changed $275,000 BNYMLS