3855 Shore Pkwy Unit 2L · New York, NY 11235

$245,000

1 bd · 1.0 ba · 750 sqft · Condo · 23 Days on market

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Why this score? — see what drove the B- 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 +28.3/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in Sheepshead Bay, this 1 bedroom co-op is now available! This 1 bedroom co-op has newly refinished hardwood flooring, freshly painted and is within walking distance to the bay, cinema, shops and dining. Easily accessible to the Belt Parkway, public transportation (B4 and BM3 Express Bus). The building features a laundry facility along with elevator and security. Parking space is available (wait-list). Sublease is allow after 2 years with board approval.

Key facts

• Laundry room
• Dining area
• Large living room

Tags

• ELEVATOR BUILDING
• LAUNDRY ROOM
• OUTDOOR SPACE
• LARGE LIVING ROOM
• DINING AREA
• UPDATED BATHROOM

Property features AI

Finance

• Other: No pets allowed; Co-op shares associated with the unit
• Financial info: Financing considered: bank mortgage, cash, or exchange; Typical down payment requirement: 20%
• HOA & community: Monthly maintenance fee; Building management by Newport Management Corp LLC; Manager phone available

Exterior

• Parking: Garage (wait-list)
• Security: Secure lobby
• Utilities: Gas; Heat; Water
• Home design: Residential property; Unit on the 2nd floor
• Construction: Detached building; Part of a 77-unit building
• Exterior features: Second-floor unit; Detached building; Secure lobby

Interior

• Kitchen: Galley kitchen; Microwave; Refrigerator; Stove
• Bedrooms: One bedroom on the first floor
• Flooring: Hardwood floors; Tile floors
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Heat (building utility); Two wall A/C units
• Interior features: Wall A/C units (2); Microwave; Refrigerator; Stove; Window treatments
• Laundry & utility: Card-operated laundry in the building

🏢 Co-op / cooperative unit. The $245,000 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 $245k.

Deal economics

• At list price, monthly cash flow is $715 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $245k).
• Recommended offer: $241k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.1% 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; 3 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 $3,133/mo this rent would consume 63% 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 $7k 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 $69k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y 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 $205k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; major wind risk, 72% 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 $241,325 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.28% ✓
• Cap rate: 10.12%
• Cash-on-cash: 13.67%
• DSCR: 1.61
• GRM: 6.5

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: 4.6%
• Equity multiple: 1.18×
• Total profit: $12,496
• Equity at exit: $36,530

10-year hold

• IRR: 15.9%
• Equity multiple: 2.43×
• Total profit: $97,957
• Equity at exit: $21,183

Cash invested: $68,600 (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: 6.5×

Monthly cashflow live

• Estimated rent: $3,133 medium
• Mortgage (P&I): −$1,285
• Tax est. 1.5%: −$306 /mo · $3,675/yr
• Insurance: −$102
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$658
• Net cashflow: $715

Break-even live

Break-even rent $2,227

Max offer price $245,000

Occupancy floor 72%

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3112 Emmons Ave Unit 203 Brooklyn, NY	1.0	1.0	734	$3,200	$4.36	24d	1	0.25mi
3000 Emmons Ave Unit 1 Brooklyn, NY	—	1.0	536	$3,273	$6.11	24d	1	0.37mi
3000 Emmons Ave Unit 5 Brooklyn, NY	2.0	2.0	840	$4,085	$4.86	24d	1	0.37mi

HOA detail condo

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

Listing history 23 events

1. 2026-06-18
   days on market $245,000 Active 23 DOM
2. 2026-06-17
   days on market $245,000 Active 22 DOM
3. 2026-06-16
   days on market $245,000 Active 21 DOM
4. 2026-06-15
   days on market $245,000 Active 20 DOM
5. 2026-06-13
   days on market $245,000 Active 18 DOM
6. 2026-06-10
   days on market $245,000 Active 14 DOM
7. 2026-06-08
   days on market $245,000 Active 13 DOM
8. 2026-06-08
   days on market $245,000 Active 12 DOM
9. 2026-06-04
   days on market $245,000 Active 9 DOM
10. 2026-06-03
    days on market $245,000 Active 8 DOM
11. 2026-06-02
    days on market $245,000 Active 7 DOM
12. 2026-06-01
    days on market $245,000 Active 6 DOM
13. 2026-05-31
    days on market $245,000 Active 5 DOM
14. 2026-05-26
    listed $245,000 Active
15. 2026-04-09
    price $249,000
16. 2021-02-09
    soldstatus $205,000 Sold 466-char remark

    Show marketing remark (466 chars)

    Located in Sheepshead Bay, this 1 bedroom co-op is now available! This 1 bedroom co-op has newly refinished hardwood flooring, freshly painted and is within walking distance to the bay, cinema, shops and dining. Easily accessible to the Belt Parkway, public transportation (B4 and BM3 Express Bus). The building features a laundry facility along with elevator and security. Parking space is available (wait-list). Sublease is allow after 2 years with board approval.

17. 2020-12-14
    price $205,000 466-char remark

    Show marketing remark (466 chars)

    Located in Sheepshead Bay, this 1 bedroom co-op is now available! This 1 bedroom co-op has newly refinished hardwood flooring, freshly painted and is within walking distance to the bay, cinema, shops and dining. Easily accessible to the Belt Parkway, public transportation (B4 and BM3 Express Bus). The building features a laundry facility along with elevator and security. Parking space is available (wait-list). Sublease is allow after 2 years with board approval.

18. 2020-12-14
    status Pending 466-char remark

    Show marketing remark (466 chars)

    Located in Sheepshead Bay, this 1 bedroom co-op is now available! This 1 bedroom co-op has newly refinished hardwood flooring, freshly painted and is within walking distance to the bay, cinema, shops and dining. Easily accessible to the Belt Parkway, public transportation (B4 and BM3 Express Bus). The building features a laundry facility along with elevator and security. Parking space is available (wait-list). Sublease is allow after 2 years with board approval.

19. 2020-11-12
    price $215,000 466-char remark

    Show marketing remark (466 chars)

    Located in Sheepshead Bay, this 1 bedroom co-op is now available! This 1 bedroom co-op has newly refinished hardwood flooring, freshly painted and is within walking distance to the bay, cinema, shops and dining. Easily accessible to the Belt Parkway, public transportation (B4 and BM3 Express Bus). The building features a laundry facility along with elevator and security. Parking space is available (wait-list). Sublease is allow after 2 years with board approval.

20. 2020-11-11
    price $205,000 466-char remark

    Show marketing remark (466 chars)

    Located in Sheepshead Bay, this 1 bedroom co-op is now available! This 1 bedroom co-op has newly refinished hardwood flooring, freshly painted and is within walking distance to the bay, cinema, shops and dining. Easily accessible to the Belt Parkway, public transportation (B4 and BM3 Express Bus). The building features a laundry facility along with elevator and security. Parking space is available (wait-list). Sublease is allow after 2 years with board approval.

21. 2020-09-03
    listed $219,000 Active 466-char remark

    Show marketing remark (466 chars)

    Located in Sheepshead Bay, this 1 bedroom co-op is now available! This 1 bedroom co-op has newly refinished hardwood flooring, freshly painted and is within walking distance to the bay, cinema, shops and dining. Easily accessible to the Belt Parkway, public transportation (B4 and BM3 Express Bus). The building features a laundry facility along with elevator and security. Parking space is available (wait-list). Sublease is allow after 2 years with board approval.

22. 2019-10-16
    price $205,000
23. 2012-12-28
    listed $129,000

ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 60% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥97°F today · 15 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: $37,591
• − Mortgage interest: −$13,724
• − Property taxes: −$3,675
• − Insurance: −$2,022
• − Repairs & maintenance: −$3,007
• − Management: −$3,007
• − Depreciation: −$7,127
• Taxable income: $5,028
• Est. tax owed @ 24.0%: −$1,207
• After-tax cash flow: $7,375/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): 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

+89.9% since first listed

10 events — show timeline

• 2026-05-26 Listed $245,000 BNYMLS
• 2026-04-09 Price Changed $249,000 BNYMLS
• 2021-02-09 Sold (MLS) $205,000 BNYMLS
• 2020-12-14 Price Changed $205,000 BNYMLS
• 2020-12-14 Pending — BNYMLS
• 2020-11-12 Price Changed $215,000 BNYMLS
• 2020-11-11 Price Changed $205,000 BNYMLS
• 2020-09-03 Listed $219,000 BNYMLS
• 2019-10-16 Price Changed $205,000 BNYMLS
• 2012-12-28 Listed $129,000 BNYMLS