2409 Brookhaven Ave · New York, NY 11691

$780,000

None bd · None ba · 4,144 sqft · MultiFamily public records · 146 Days on market

Built 2009 2,800 sqft lot

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Why this score? — see what drove the D 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 +14.1/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• DSCR +4.3/10.0
• Livability +3.8/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• 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: 2 units. confirmed

Listing remarks MLS

Introducing a beautifully renovated two-family residence in the vibrant, evolving community of Far Rockaway. Thoughtfully updated and truly move-in ready, this property is an excellent option for end-users and savvy investors alike. The 20'×51' building sits on a generous 28'×105' lot and includes a coveted private driveway and a rear yard—rare and highly desirable in the area. Both sun-filled apartments feature spacious 3-bedroom, 2-bath layouts designed for comfortable living and strong rental appeal. Practicality meets efficiency with separately metered utilities and individual heating and hot-water systems for each unit, simplifying management and maximizing control over expenses. The home showcases quality finishes throughout, reflecting careful, modern renovations. Ideally situated within minutes of the train, beach, and boardwalk, you’ll enjoy the best of both worlds—easy city access and relaxed coastal living. Occupy one unit and rent the other, or add a high-yield, low-maintenance asset to your portfolio. This turn-key gem delivers exceptional value in one of Queens’ most promising neighborhoods. Schedule your private showing today.

Key facts

• Private driveway
• Rear yard
• 2,800 sq ft lot

Tags

• RENOVATED TWO-FAMILY RESIDENCE
• PRIVATE DRIVEWAY
• REAR YARD
• SEPARATELY METERED UTILITIES
• INDIVIDUAL HEATING SYSTEMS
• INDIVIDUAL HOT-WATER SYSTEMS

Property features AI

Finance

• Financial info: Tax year 2024

Exterior

• Parking: Private parking for 6 vehicles; No carport
• Utilities: Sewer: Other; Utilities: See remarks
• Home design: Duplex; Total building area approximately 2,040 finished square feet
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Heating & cooling: Wall/window air conditioning units; Other heating
• Interior features: Other interior features

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/?-bath units multifamily listed at $780k.

Deal economics

• At list price, monthly cash flow is $-308 ($-4k/yr) — negative. Per door: $-154/mo.
• To cash-flow at today's rent, offer at most $726k (7.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $650k (16.7% below list).
• Recommended offer: $650k (16.7% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: 137 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 5,302 units permitted in Queens County in 2024 (4,918 in 5+ unit buildings).
• At $6,501/mo this rent would consume 139% of the median local household income ($56k/yr) (locally 4702% 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 $5k of loan paydown is wiped out by about $23k of value loss. Plan a longer hold.
• Queens County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($686k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 13y 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 $462k; list at $780k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 80% 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 $650,100 (16.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
11. 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.
12. 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.
13. 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: 0.83% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.65%
• DSCR: 1.03
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -19.1%
• Equity multiple: 0.33×
• Total profit: $-145,906
• Equity at exit: $116,301

10-year hold

• IRR: -11.6%
• Equity multiple: 0.30×
• Total profit: $-151,815
• Equity at exit: $67,440

Cash invested: $218,400 (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 11691

• Active inventory: 137
• Price-to-rent: 20.0×

Monthly cashflow live

• Estimated rent: $6,501 high
• Mortgage (P&I): −$4,090
• Tax from tax record: −$602 /mo · $7,227/yr
• Insurance: −$325
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,365
• Net cashflow: $-308

Break-even live

Break-even rent $6,891

Max offer price $725,515

Occupancy floor 100%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	—	$6,502
Total (2 units)			$6,501

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: $195,000
• Closing costs: $23,400
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8-27 Hartman Ln Unit 1ST Far Rockaway, NY	3.0	1.5	2937	$3,250	$1.11	20d	1	0.24mi
1-57 Beach 25th St Far Rockaway, NY	3.0	2.0	3000	$3,700	$1.23	24d	1	0.46mi

Listing history 19 events

1. 2026-05-31
   statusdays on market $780,000 Pending 146 DOM
2. 2026-01-02
   listed $780,000 Active
3. 2025-12-31
   price $780,000 1201-char remark

   Show marketing remark (1201 chars)

   Introducing a beautifully renovated two-family residence in the vibrant, evolving community of Far Rockaway. Thoughtfully updated and truly move-in ready, this property is an excellent option for end-users and savvy investors alike. The 20'×51' building sits on a generous 28'×105' lot and includes a coveted private driveway and a rear yard—rare and highly desirable in the area. Both sun-filled apartments feature spacious 3-bedroom, 2-bath layouts designed for comfortable living and strong rental appeal. Practicality meets efficiency with separately metered utilities and individual heating and hot-water systems for each unit, simplifying management and maximizing control over expenses. The home showcases quality finishes throughout, reflecting careful, modern renovations. Ideally situated within minutes of the train, beach, and boardwalk, you’ll enjoy the best of both worlds—easy city access and relaxed coastal living. Occupy one unit and rent the other, or add a high-yield, low-maintenance asset to your portfolio. This turn-key gem delivers exceptional value in one of Queens’ most promising neighborhoods. Schedule your private showing today.

4. 2025-10-30
   listed $799,999 Active 1201-char remark

   Show marketing remark (1201 chars)

   Introducing a beautifully renovated two-family residence in the vibrant, evolving community of Far Rockaway. Thoughtfully updated and truly move-in ready, this property is an excellent option for end-users and savvy investors alike. The 20'×51' building sits on a generous 28'×105' lot and includes a coveted private driveway and a rear yard—rare and highly desirable in the area. Both sun-filled apartments feature spacious 3-bedroom, 2-bath layouts designed for comfortable living and strong rental appeal. Practicality meets efficiency with separately metered utilities and individual heating and hot-water systems for each unit, simplifying management and maximizing control over expenses. The home showcases quality finishes throughout, reflecting careful, modern renovations. Ideally situated within minutes of the train, beach, and boardwalk, you’ll enjoy the best of both worlds—easy city access and relaxed coastal living. Occupy one unit and rent the other, or add a high-yield, low-maintenance asset to your portfolio. This turn-key gem delivers exceptional value in one of Queens’ most promising neighborhoods. Schedule your private showing today.

5. 2018-08-08
   soldstatus $462,500
6. 2018-01-02
   historical
7. 2016-12-22
   historical
8. 2016-12-14
   listed $419,000 New
9. 2016-11-17
   historical
10. 2016-10-11
    price $419,000
11. 2016-08-17
    listed $459,000 New
12. 2016-07-29
    listed $503,500 New
13. 2014-01-16
    historical
14. 2013-11-15
    listed $405,000
15. 2013-11-12
    historical
16. 2013-10-06
    listed $419,000
17. 2013-09-30
    soldstatus $3,969,000
18. 2006-05-17
    soldstatus $830,000
19. 1999-02-19
    soldstatus $62,000

ⓘ 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: $7,227 · $602/mo
• Projected year-2 tax: $10,205 · $850/mo
• Expected delta: +$2,977/yr (+$248/mo · 41.2%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone AE · 52% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $78,012
• − Mortgage interest: −$43,692
• − Property taxes: −$7,227
• − Insurance: −$9,018
• − Repairs & maintenance: −$6,241
• − Management: −$6,241
• − Depreciation: −$22,691
• Taxable loss: −$17,099
• Est. tax savings @ 24.0%: +$4,104
• After-tax cash flow: $403/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: Queens County · 1,914,869 people
• City population: 7,731,280
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 69,359
• Household income: $56,135
• Rent vs Own: 72.3% rent · 27.7% own
• Severe rent burden: 4702.0

Population outlook (Queens County) Hauer SSP2

• Today (2025): 2,546,320 people
• By 2030: 2,643,059 · +3.8%
• By 2040: 2,815,563 · +10.6%
• By 2050: 2,944,423 · +15.6%
• By 2075: 3,123,338 · +22.7%
• By 2100: 3,098,688 · +21.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Black 40% Hispanic / Latino 26% White 24% Two or more races 12% Asian 4%
• Hispanic origin (detail): Puerto Rican 4% Dominican 5%
• Common ancestry: Hispanic 3% Italian 2% Romanian 2%
• Foreign-born: 35% · Canada, China, Jamaica
• Languages at home: 66% English-only · Spanish 21% French/Haitian/Cajun 2% Russian/Polish/Slavic 2%

Political lean MEDSL · Queens

• 2024 margin: Strong D (+24.6) · D 62.3% · R 37.7%
• 2008→2024 swing: -26.2pp toward R · 2008: 50.8pp · 2024: 24.6pp
• All cycles: 2024: D+24.6 2020: D+45.2 2016: D+53.4 2012: D+58.5 2008: D+50.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -397.66%
• Current HPI: 281.4044
• Rent YoY: —
• 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

+1158.1% since first listed

18 events — show timeline

• 2026-01-02 Listed $780,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-31 Price Changed $780,000 BNYMLS
• 2025-10-30 Listed $799,999 BNYMLS
• 2018-08-08 Sold (Public Records) $462,500 Public Records
• 2018-01-02 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2016-12-22 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2016-12-14 Listed $419,000 OneKey® MLS as Distributed by MLS Grid
• 2016-11-17 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2016-10-11 Price Changed $419,000 OneKey® MLS as Distributed by MLS Grid
• 2016-08-17 Listed $459,000 OneKey® MLS as Distributed by MLS Grid
• 2016-07-29 Listed $503,500 OneKey® MLS as Distributed by MLS Grid
• 2014-01-16 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2013-11-15 Listed $405,000 OneKey® MLS as Distributed by MLS Grid
• 2013-11-12 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2013-10-06 Listed $419,000 OneKey® MLS as Distributed by MLS Grid
• 2013-09-30 Sold (Public Records) $3,969,000 Public Records
• 2006-05-17 Sold (Public Records) $830,000 Public Records
• 1999-02-19 Sold (Public Records) $62,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $7,227 · +3.4% YoY. Source: county tax records.