8 Brighton 8th Pl · New York, NY 11235

$420,000

2 bd · 1.0 ba · 1,268 sqft · SingleFamily public records · 51 Days on market

Built 1935 1,916 sqft lot ↓ 20% 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 +20.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• Schools +5.0/10.0
• 1% rule +4.4/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Occupied with no access, one-family 2 bedroom; one bathroom Bungalow-style property offers comfortable living in Brighton Beach, Brooklyn. Property sits on 1,268 sq ft of living space with easy access to the beach, school district #20, all public transportation, restaurants, supermarkets and Belt Parkway. Access to this property is restricted. It is a criminal offense to trespass on this property. Please contact the listing agent for occupancy status. The house will not be delivered vacant. Buyer pays NYC & NYS transfer tax fees.

Key facts

• Supermarkets
• School district 20
• Restaurants

Tags

• BUNGALOW-STYLE PROPERTY
• EASY ACCESS TO THE BEACH
• SCHOOL DISTRICT 20
• PUBLIC TRANSPORTATION
• RESTAURANTS
• SUPERMARKETS

Property features AI

Finance

• Financial info: Cash financing indicated

Exterior

• Parking: Street parking
• Utilities: 220V electric; Gas hot water; Gas heating (hot water delivery)
• Home design: Detached residential building; Single-story (rooms located on the first floor); Zoning: R6
• Construction: Asphalt/tar roof; Poured concrete foundation; Building footprint approximately 609 sq ft; Building dimensions about 29.00 x 21.00
• Exterior features: Back yard; Aluminum and vinyl siding

Interior

• Kitchen: Includes refrigerator and stove
• Bedrooms: 2 bedrooms on the first floor; Master bedroom on the first floor
• Flooring: Tile floors
• Bathrooms: 1 full bathroom on the first floor
• Heating & cooling: Hot water heat (gas-fired); No AC units
• Interior features: Refrigerator; Stove

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $420k.

Deal economics

• At list price, monthly cash flow is $554 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $394k (6.3% below list).
• Recommended offer: $394k (6.3% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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; 11 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 $3,937/mo this rent would consume 79% 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 $3k of loan paydown is wiped out by about $13k 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.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($407k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $393,653 (6.3% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.94% ✗
• Cap rate: 7.88%
• Cash-on-cash: 5.66%
• DSCR: 1.25
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $896,476
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
82 W End Ave	0.36mi	3/4.0 (+1)	1,344 (+6%)	5mo	$750,000	$558	52
316 Oriental Blvd	0.58mi	3/2.0 (+1)	1,340 (+6%)	10mo	$1,238,000	$924	46
1124 Banner Ave	0.25mi	3/2.0 (+1)	1,400 (+10%)	20mo	$770,000	$550	45
3302 Shore Pkwy	0.46mi	3/2.5 (+1)	1,216 (-4%)	21mo	$860,000	$707	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 5.04% rent growth · sell at horizon

5-year hold

• IRR: -5.5%
• Equity multiple: 0.79×
• Total profit: $-24,653
• Equity at exit: $62,623

10-year hold

• IRR: 6.2%
• Equity multiple: 1.50×
• Total profit: $58,652
• Equity at exit: $36,314

Cash invested: $117,600 (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: 8.9×

Monthly cashflow live

• Estimated rent: $3,937 high
• Mortgage (P&I): −$2,203
• Tax from tax record: −$178 /mo · $2,134/yr
• Insurance: −$175
• HOA: −$0
• Vacancy / Maint / Mgmt: −$827
• Net cashflow: $554

Break-even live

Break-even rent $3,235

Max offer price $420,000

Occupancy floor 81%

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: $105,000
• Closing costs: $12,600
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3000 Ocean Pkwy Brooklyn, NY	2.0	2.0	1130	$3,775	$3.34	19d	2	0.49mi
2538 E 2nd St Unit 2 Brooklyn, NY	3.0	1.0	1100	$2,600	$2.36	24d	1	0.68mi
532 Neptune Ave Brooklyn, NY	1.0–3.0	1.0–2.0	948	$4,562	$4.81	8d	8	0.76mi
2957 Shell Rd Brooklyn, NY	3.0	2.0	1292	$5,550	$4.30	25d	1	0.82mi
2971 Shell Rd Unit 711 Brooklyn, NY	2.0	2.0	907	$4,200	$4.63	25d	1	0.82mi
2971 Shell Rd Unit 612 Brooklyn, NY	2.0	2.0	907	$4,150	$4.58	25d	1	0.82mi
2971 Shell Rd Unit 508 Brooklyn, NY	2.0	2.0	930	$4,099	$4.41	25d	1	0.82mi
2971 Shell Rd Unit 406 Brooklyn, NY	2.0	2.0	920	$3,550	$3.86	25d	1	0.82mi
2971 Shell Rd Unit 720 Brooklyn, NY	2.0	2.0	920	$4,100	$4.46	25d	1	0.82mi
2971 Shell Rd Unit 602 Brooklyn, NY	3.0	2.0	1301	$5,299	$4.07	25d	1	0.82mi
1515 Surf Ave Brooklyn, NY	1.0–2.0	1.0	706	$5,195	$7.35	2d	15	1.23mi

Listing history 14 events

1. 2026-06-18
   days on market $420,000 Active 51 DOM
2. 2026-06-17
   days on market $420,000 Active 50 DOM
3. 2026-06-16
   days on market $420,000 Active 49 DOM
4. 2026-06-15
   days on market $420,000 Active 48 DOM
5. 2026-06-13
   days on market $420,000 Active 46 DOM
6. 2026-06-10
   days on market $420,000 Active 42 DOM
7. 2026-06-08
   days on market $420,000 Active 41 DOM
8. 2026-06-08
   days on market $420,000 Active 40 DOM
9. 2026-06-04
   days on market $420,000 Active 37 DOM
10. 2026-06-03
    days on market $420,000 Active 36 DOM
11. 2026-06-01
    days on market $420,000 Active 34 DOM
12. 2026-05-31
    days on market $420,000 Active 33 DOM
13. 2026-04-28
    listed $420,000 Active
14. 2006-05-16
    soldstatus $524,475

ⓘ 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: $2,134 · $178/mo
• Projected year-2 tax: $4,616 · $385/mo
• Expected delta: +$2,482/yr (+$207/mo · 116.3%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 57% 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: $47,238
• − Mortgage interest: −$23,527
• − Property taxes: −$2,134
• − Insurance: −$2,100
• − Repairs & maintenance: −$3,779
• − Management: −$3,779
• − Depreciation: −$12,218
• Taxable loss: −$299
• Est. tax savings @ 24.0%: +$72
• After-tax cash flow: $6,725/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

-19.9% since first listed

2 events — show timeline

• 2026-04-28 Listed $420,000 BNYMLS
• 2006-05-16 Sold (Public Records) $524,475 Public Records

Property tax history

+5.0%/yr

Latest (2025): $2,134 · +3.0% YoY. Source: county tax records.