3069 Brighton 6th St Unit C4 · New York, NY 11235

$264,900

1 bd · 1.0 ba · 761 sqft · Condo · 113 Days on market

Good condition

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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 +3.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this sizable 1 Bedroom Co-op located minutes away from the Ocean and Boardwalk and all you need shopping on Brighton Beach Ave. Commuters delight with B and Q trains are nearby. This apartment is on the 3rd floor of elevated Building, and it has a hardwood floors, 1 large bedroom, nice Eat in Kitchen and large Living room- Dining room combo. Apartment is very bright with windows in the Kitchen and the bathroom. Laundry room in the building. Sublease is available after 2 years.

Key facts

• Laundry room
• Eat in kitchen
• Hardwood floors

Tags

• HARDWOOD FLOORS
• EAT IN KITCHEN
• LAUNDRY ROOM

Property features AI

Finance

• Financial info: Flip tax: $1,500; Assessment fee: $38.88 (assessment ends Oct 1, 2028); Financing available: Bank mortgage; Unit offered as sub-lease
• HOA & community: Monthly maintenance fee of $924 (fee includes assessment); Management company: Douglas Croland (917-279-8986); Pets allowed (cats and dogs); Handicap access available; Co-op shares: 48.00

Exterior

• Utilities: Heat provided; Water included
• Home design: Residential unit; Unit located on the 3rd floor
• Construction: Part of a 70-unit building
• Exterior features: Third-floor unit in a residential building; Located near Brighton Beach Ave

Interior

• Kitchen: Eat-in kitchen with breakfast nook; Stove; Refrigerator
• Bedrooms: One bedroom on the first floor with 9 ft+ ceilings
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Window A/C units (2)
• Interior features: Window A/C units (2); Laundry area; 9 ft+ ceilings throughout main rooms
• Laundry & utility: Laundry area

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $265k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $851 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $265k).
• Recommended offer: $241k (9.0% 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; 12 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 $3,395/mo this rent would consume 68% 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 $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.
• At projected returns (-3.0% appreciation + 5.0% rent growth), your $74k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($241k) is reasonable based on typical stale-listing flexibility.

Recommended offer $241,059 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 10.15%
• Cash-on-cash: 13.77%
• 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: 6.2%
• Equity multiple: 1.25×
• Total profit: $18,459
• Equity at exit: $39,497

10-year hold

• IRR: 17.4%
• Equity multiple: 2.57×
• Total profit: $116,521
• Equity at exit: $22,904

Cash invested: $74,172 (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: $3,395 high
• Mortgage (P&I): −$1,389
• Tax est. 1.5%: −$331 /mo · $3,974/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$713
• Net cashflow: $851

Break-even live

Break-even rent $2,317

Max offer price $264,900

Occupancy floor 70%

Sensitivity live

Price	-10% $1,034	-5% $943	+0% $851	+5% $760	+10% $668
Rent	-10% $583	-5% $717	+0% $851	+5% $985	+10% $1,120
Rate	-1.0pp $985	-0.5pp $919	base $851	+0.5pp $783	+1.0pp $713

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: $66,225
• Closing costs: $7,947
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
532 Neptune Ave Brooklyn, NY	1.0–3.0	1.0–2.0	948	$3,400	$3.58	8d	8	0.71mi
2971 Shell Rd Unit 704 Brooklyn, NY	2.0	1.0	826	$3,950	$4.78	25d	1	0.79mi
2971 Shell Rd Unit 711 Brooklyn, NY	2.0	2.0	907	$4,200	$4.63	25d	1	0.79mi
2971 Shell Rd Unit 612 Brooklyn, NY	2.0	2.0	907	$4,150	$4.58	25d	1	0.79mi
2971 Shell Rd Unit 508 Brooklyn, NY	2.0	2.0	930	$4,099	$4.41	25d	1	0.79mi
2971 Shell Rd Unit 720 Brooklyn, NY	2.0	2.0	920	$4,100	$4.46	25d	1	0.79mi
2971 Shell Rd Unit 406 Brooklyn, NY	2.0	2.0	920	$3,550	$3.86	25d	1	0.79mi
1515 Surf Ave Brooklyn, NY	1.0–2.0	1.0	706	$3,120	$4.42	2d	15	1.16mi
3000 Emmons Ave Unit 1 Brooklyn, NY	—	1.0	536	$3,273	$6.11	25d	1	1.26mi
3000 Emmons Ave Unit 5 Brooklyn, NY	2.0	2.0	840	$4,085	$4.86	25d	1	1.26mi
2483 W 16th St Brooklyn, NY	1.0	1.0	800	$1,800	$2.25	21d	1	1.37mi
3112 Emmons Ave Unit 203 Brooklyn, NY	1.0	1.0	734	$3,200	$4.36	25d	1	1.42mi

HOA detail condo

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

Listing history 12 events

1. 2026-06-18
   days on market $264,900 Active 113 DOM
2. 2026-06-17
   days on market $264,900 Active 112 DOM
3. 2026-06-15
   days on market $264,900 Active 110 DOM
4. 2026-06-13
   days on market $264,900 Active 108 DOM
5. 2026-06-10
   days on market $264,900 Active 104 DOM
6. 2026-06-08
   days on market $264,900 Active 103 DOM
7. 2026-06-08
   days on market $264,900 Active 102 DOM
8. 2026-06-04
   days on market $264,900 Active 99 DOM
9. 2026-06-03
   days on market $264,900 Active 98 DOM
10. 2026-06-01
    days on market $264,900 Active 96 DOM
11. 2026-05-31
    days on market $264,900 Active 95 DOM
12. 2026-02-25
    listed $264,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $40,739
• − Mortgage interest: −$14,839
• − Property taxes: −$3,974
• − Insurance: −$1,324
• − Repairs & maintenance: −$3,259
• − Management: −$3,259
• − Depreciation: −$7,706
• Taxable income: $6,378
• Est. tax owed @ 24.0%: −$1,531
• After-tax cash flow: $8,685/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 · 8 photos

Good 75/100 Cosmetic rehab

This 1-bedroom Co-op is in good condition with minor cosmetic updates needed. It's located in a desirable area with easy access to transportation and amenities.

Repairs flagged

• Minor kitchen cabinets — Paint may need touch-up.
• Minor kitchen countertops — Paint may need touch-up.
• Minor bathroom fixtures — Aesthetic update may be needed.

Value-add opportunities

• Both Paint the kitchen cabinets and countertops — Fresh paint can enhance the appearance and value of the home.
• Both Replace the bathroom fixtures — Upgrading the fixtures can improve the home's appeal and functionality.
• Rental Inspect and clean the HVAC system — A clean and functioning HVAC system is essential for tenant satisfaction and energy efficiency.

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Paint may need touch-up.	Minor	$500–3,000
kitchen countertops · Paint may need touch-up.	Minor	$500–3,000
bathroom fixtures · Aesthetic update may be needed.	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Paint the kitchen cabinets and countertops — Fresh paint can enhance the appearance and value of the home. ↑
• Both Replace the bathroom fixtures — Upgrading the fixtures can improve the home's appeal and functionality. ↑
• Rental Inspect and clean the HVAC system — A clean and functioning HVAC system is essential for tenant satisfaction and energy efficiency. ↑

ⓘ 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

1 event — show timeline

• 2026-02-25 Listed $264,900 BNYMLS