2785 Brighton 8th St · New York, NY 11235

$1,300,000

28 bd · 16.0 ba · 3,040 sqft · MultiFamily public records · 129 Days on market

Built 1930 3,250 sqft lot ↓ 7% 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 +26.6/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

A LARGE 4-FAMILY SEMI-DETACHED HOME IN PRIME BRIGHTON BEACH! Building Size: 20 X 76 ft, Lot Size: 25 X 130 ft, Semi-Detached – Spacious and bright with high ceilings and lots of natural light! Beautiful Backyard – Perfect for relaxing, entertaining, or gardening. Three Two-Bedroom Apartments, one one-Bedroom Apartment – Spacious and filled with natural light. Minutes to Subway Stations – Q Train for super-easy commuting. Close to All Amenities! Restaurants, supermarkets, beaches and banks. Highly Convenient Neighborhood – Ideal for tenants or homeowners looking for accessibility and comfort. Perfect for Rental Income – High-demand area ensures strong occu

Key facts

• Beautiful backyard
• 3,250 sq ft lot
• Built 1930

Tags

• BEAUTIFUL BACKYARD
• MINUTES TO SUBWAY STATIONS
• CLOSE TO ALL AMENITIES
• HIGHLY CONVENIENT NEIGHBORHOOD

Property features AI

Finance

• Financial info: Rent income reported as 8000; Financing options considered: exchange, bank mortgage, cash

Exterior

• Parking: Street parking
• Utilities: 110V electric; Gas hot water; Gas heating
• Home design: Semi-detached building; Residential property; Brick exterior
• Construction: Brick construction; Asphalt/tar roof; Poured concrete foundation; Building footprint approximately 1,520 (building dimensions 76.00 x 20.00); Zoning R6
• Exterior features: Back yard; Fully fenced yard

Interior

• Kitchen: Oven/Range; Refrigerator; Appliances included
• Bedrooms: One 1-bedroom unit on the 1st floor; One 2-bedroom unit on the 1st floor; One 2-bedroom unit on the 2nd floor; One 2-bedroom unit on the 2nd floor
• Flooring: Hardwood floors; Laminate floors; Tile floors
• Bathrooms: Four full bathrooms (one full bath per unit)
• Heating & cooling: Gas heating with baseboard delivery; Two window A/C units
• Interior features: Window air conditioning units (2); Window treatments; Refrigerator; Stove; Other interior features; Semi-finished basement
• Laundry & utility: Water included for units (per unit features); Heat included for some units

What this means for you Summary

Snapshot

• This is a 4 × 7-bed/4.0-bath units multifamily listed at $1.30M.

Deal economics

• At list price, monthly cash flow is $3k ($37k/yr) — positive. Per door: $763/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($15k rent vs $1.30M).
• Recommended offer: $1.14M (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $15,264/mo this rent would consume 307% 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 $9k of loan paydown is wiped out by about $39k 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 $364k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($1.14M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $100k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $1,144,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.17% ✓
• Cap rate: 9.50%
• Cash-on-cash: 11.47%
• DSCR: 1.51
• 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: 1.1%
• Equity multiple: 1.04×
• Total profit: $16,002
• Equity at exit: $193,834

10-year hold

• IRR: 12.7%
• Equity multiple: 2.10×
• Total profit: $402,072
• Equity at exit: $112,400

Cash invested: $364,000 (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 11235

• Rents YoY: 5.0%
• Active inventory: 521
• Price-to-rent: 28.4×

Monthly cashflow live

• Estimated rent: $15,264 medium
• Mortgage (P&I): −$6,817
• Tax from tax record: −$1,220 /mo · $14,640/yr
• Insurance: −$542
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,205
• Net cashflow: $3,053

Break-even live

Break-even rent $11,399

Max offer price $1,300,000

Occupancy floor 75%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	7	4	$15,264
Total (4 units)			$15,264

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: $325,000
• Closing costs: $39,000
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $1,300,000 Active 129 DOM
2. 2026-06-17
   days on market $1,300,000 Active 128 DOM
3. 2026-06-15
   days on market $1,300,000 Active 126 DOM
4. 2026-06-13
   days on market $1,300,000 Active 124 DOM
5. 2026-06-10
   days on market $1,300,000 Active 120 DOM
6. 2026-06-08
   days on market $1,300,000 Active 119 DOM
7. 2026-06-04
   days on market $1,300,000 Active 115 DOM
8. 2026-06-03
   days on market $1,300,000 Active 114 DOM
9. 2026-06-01
   days on market $1,300,000 Active 112 DOM
10. 2026-05-31
    days on market $1,300,000 Active 111 DOM
11. 2026-02-09
    listed $1,400,000 Active
12. 2018-04-07
    historical
13. 2017-12-10
    price $1,399,000
14. 2017-10-10
    listed $1,500,000 Active

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

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $14,640 · $1,220/mo
• Projected year-2 tax: $18,305 · $1,525/mo
• Expected delta: +$3,665/yr (+$305/mo · 25.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% 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: $183,168
• − Mortgage interest: −$72,820
• − Property taxes: −$14,640
• − Insurance: −$11,618
• − Repairs & maintenance: −$14,653
• − Management: −$14,653
• − Depreciation: −$37,818
• Taxable income: $16,964
• Est. tax owed @ 24.0%: −$4,071
• After-tax cash flow: $32,565/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

-6.7% since first listed

4 events — show timeline

• 2026-02-09 Listed $1,400,000 BNYMLS
• 2018-04-07 Listing Removed — SIBORMLS
• 2017-12-10 Price Changed $1,399,000 SIBORMLS
• 2017-10-10 Listed $1,500,000 SIBORMLS

Property tax history

+5.4%/yr

Latest (2025): $14,640 · +2.2% YoY. Source: county tax records.