2534 E 26th St · New York, NY 11235

$1,159,000

9 bd · None ba · 2,400 sqft · MultiFamily public records · 54 Days on market

Built 1950 2,000 sqft lot Est $1426k · 19% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.4/30.0
• Schools +5.0/10.0
• DSCR +4.4/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• 1% rule +3.3/10.0
• 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: 3 units. confirmed

Listing remarks MLS

Prime Sheepshead Bay 3-Family Brick Home – Perfect for Investors or End-Users Discover an exceptional opportunity in the heart of Sheepshead Bay with this solid brick, 3-family home, ideal for generating rental income or creating a comfortable owner-occupied residence. Each floor features a well-proportioned one-bedroom apartment, including two newly renovated units boasting modern finishes, sun-filled interiors, and move-in-ready appeal. The third unit retains charming original details, offering the flexibility to update or preserve as desired. Situated just moments from the Sheepshead Bay waterfront and vibrant Emmons Avenue, residents enjoy immediate access to popular restaurants, cafés, boutiques, and scenic boardwalk dining. Commuting is effortless with nearby B4, B36, B49, and B68 buses, plus convenient access to the B and Q subway lines, providing a quick ride to Manhattan and the rest of Brooklyn. Whether you’re looking to expand your investment portfolio or secure a property with strong rental potential in a thriving neighborhood, this home checks every box. Don’t miss this rare chance to own in one of Brooklyn’s most desirable areas.

Key facts

• Legal 3-family home
• 2,000 sq ft lot
• Parking

Tags

• LEGAL 3-FAMILY HOME
• NEWLY RENOVATED UNITS
• CHARMING ORIGINAL DETAILS
• STRONG RENTAL POTENTIAL
• THRIVING NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3 × 1-bed/1.0-bath units multifamily listed at $1.16M.

Deal economics

• At list price, monthly cash flow is $230 ($3k/yr) — positive. Per door: $77/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $960k (17.2% below list).
• Recommended offer: $960k (17.2% 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.
• Zoned schools: Elm Tree Elementary School (math 27% / reading 52%, grade F, #1,444 of 2,108 statewide, top 71%, 806 students, 94% FRL); Jhs 383 Philippa Schuyler (math 32% / reading 67%, grade C, #280 of 729 statewide, top 40%, 822 students, 85% FRL); Midwood High School (math 94% / reading 96%, grade A+, #83 of 1,100 statewide, top 8%, 4,062 students, 73% FRL).
• Market conditions: Rents rising fast (+5.0%/yr); 524 active listings in the ZIP; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $9,596/mo this rent would consume 193% 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 $8k of loan paydown is wiped out by about $35k 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 54 days — a 3% lower offer ($1.12M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 28y 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 $850k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — 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→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $959,600 (17.2% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 17% 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 6.53%
• Cash-on-cash: 0.85%
• DSCR: 1.04
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $1,425,600
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2077 East 28th St	0.71mi	10/4.0 (+1)	2,484 (+4%)	16mo	$1,475,000	$594	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: -12.9%
• Equity multiple: 0.53×
• Total profit: $-153,342
• Equity at exit: $172,811

10-year hold

• IRR: -1.2%
• Equity multiple: 0.91×
• Total profit: $-29,765
• Equity at exit: $100,209

Cash invested: $324,520 (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: 524
• Price-to-rent: 30.2×

Monthly cashflow live

• Estimated rent: $9,596 medium
• Mortgage (P&I): −$6,078
• Tax from tax record: −$790 /mo · $9,484/yr
• Insurance: −$483
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,015
• Net cashflow: $230

Break-even live

Break-even rent $9,305

Max offer price $1,159,000

Occupancy floor 93%

Sensitivity live

Price	-10% $886	-5% $558	+0% $230	+5% $-98	+10% $-426
Rent	-10% $-528	-5% $-149	+0% $230	+5% $609	+10% $988
Rate	-1.0pp $813	-0.5pp $524	base $230	+0.5pp $-71	+1.0pp $-376

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

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$9,597
Total (3 units)			$9,596

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: $289,750
• Closing costs: $34,770
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-02-17
   soldstatus $850,000
2. 2026-01-08
   status Pending

   Show marketing remark (1204 chars)

   Prime Sheepshead Bay 3-Family Brick Home – Perfect for Investors or End-Users Discover an exceptional opportunity in the heart of Sheepshead Bay with this solid brick, 3-family home, ideal for generating rental income or creating a comfortable owner-occupied residence. Each floor features a well-proportioned one-bedroom apartment, including two newly renovated units boasting modern finishes, sun-filled interiors, and move-in-ready appeal. The third unit retains charming original details, offering the flexibility to update or preserve as desired. Situated just moments from the Sheepshead Bay waterfront and vibrant Emmons Avenue, residents enjoy immediate access to popular restaurants, cafés, boutiques, and scenic boardwalk dining. Commuting is effortless with nearby B4, B36, B49, and B68 buses, plus convenient access to the B and Q subway lines, providing a quick ride to Manhattan and the rest of Brooklyn. Whether you’re looking to expand your investment portfolio or secure a property with strong rental potential in a thriving neighborhood, this home checks every box. Don’t miss this rare chance to own in one of Brooklyn’s most desirable areas.

3. 2026-01-08
   status Pending 1204-char remark

   Show marketing remark (1204 chars)

   Prime Sheepshead Bay 3-Family Brick Home – Perfect for Investors or End-Users Discover an exceptional opportunity in the heart of Sheepshead Bay with this solid brick, 3-family home, ideal for generating rental income or creating a comfortable owner-occupied residence. Each floor features a well-proportioned one-bedroom apartment, including two newly renovated units boasting modern finishes, sun-filled interiors, and move-in-ready appeal. The third unit retains charming original details, offering the flexibility to update or preserve as desired. Situated just moments from the Sheepshead Bay waterfront and vibrant Emmons Avenue, residents enjoy immediate access to popular restaurants, cafés, boutiques, and scenic boardwalk dining. Commuting is effortless with nearby B4, B36, B49, and B68 buses, plus convenient access to the B and Q subway lines, providing a quick ride to Manhattan and the rest of Brooklyn. Whether you’re looking to expand your investment portfolio or secure a property with strong rental potential in a thriving neighborhood, this home checks every box. Don’t miss this rare chance to own in one of Brooklyn’s most desirable areas.

4. 2025-11-15
   historical

   Show marketing remark (1204 chars)

   Prime Sheepshead Bay 3-Family Brick Home – Perfect for Investors or End-Users Discover an exceptional opportunity in the heart of Sheepshead Bay with this solid brick, 3-family home, ideal for generating rental income or creating a comfortable owner-occupied residence. Each floor features a well-proportioned one-bedroom apartment, including two newly renovated units boasting modern finishes, sun-filled interiors, and move-in-ready appeal. The third unit retains charming original details, offering the flexibility to update or preserve as desired. Situated just moments from the Sheepshead Bay waterfront and vibrant Emmons Avenue, residents enjoy immediate access to popular restaurants, cafés, boutiques, and scenic boardwalk dining. Commuting is effortless with nearby B4, B36, B49, and B68 buses, plus convenient access to the B and Q subway lines, providing a quick ride to Manhattan and the rest of Brooklyn. Whether you’re looking to expand your investment portfolio or secure a property with strong rental potential in a thriving neighborhood, this home checks every box. Don’t miss this rare chance to own in one of Brooklyn’s most desirable areas.

5. 2025-11-15
   listed $1,159,000 Active

   Show marketing remark (1204 chars)

   Prime Sheepshead Bay 3-Family Brick Home – Perfect for Investors or End-Users Discover an exceptional opportunity in the heart of Sheepshead Bay with this solid brick, 3-family home, ideal for generating rental income or creating a comfortable owner-occupied residence. Each floor features a well-proportioned one-bedroom apartment, including two newly renovated units boasting modern finishes, sun-filled interiors, and move-in-ready appeal. The third unit retains charming original details, offering the flexibility to update or preserve as desired. Situated just moments from the Sheepshead Bay waterfront and vibrant Emmons Avenue, residents enjoy immediate access to popular restaurants, cafés, boutiques, and scenic boardwalk dining. Commuting is effortless with nearby B4, B36, B49, and B68 buses, plus convenient access to the B and Q subway lines, providing a quick ride to Manhattan and the rest of Brooklyn. Whether you’re looking to expand your investment portfolio or secure a property with strong rental potential in a thriving neighborhood, this home checks every box. Don’t miss this rare chance to own in one of Brooklyn’s most desirable areas.

6. 2025-11-15
   listed $1,159,000 Active 1204-char remark

   Show marketing remark (1204 chars)

   Prime Sheepshead Bay 3-Family Brick Home – Perfect for Investors or End-Users Discover an exceptional opportunity in the heart of Sheepshead Bay with this solid brick, 3-family home, ideal for generating rental income or creating a comfortable owner-occupied residence. Each floor features a well-proportioned one-bedroom apartment, including two newly renovated units boasting modern finishes, sun-filled interiors, and move-in-ready appeal. The third unit retains charming original details, offering the flexibility to update or preserve as desired. Situated just moments from the Sheepshead Bay waterfront and vibrant Emmons Avenue, residents enjoy immediate access to popular restaurants, cafés, boutiques, and scenic boardwalk dining. Commuting is effortless with nearby B4, B36, B49, and B68 buses, plus convenient access to the B and Q subway lines, providing a quick ride to Manhattan and the rest of Brooklyn. Whether you’re looking to expand your investment portfolio or secure a property with strong rental potential in a thriving neighborhood, this home checks every box. Don’t miss this rare chance to own in one of Brooklyn’s most desirable areas.

7. 2025-07-11
   listed $1,348,000 Active
8. 1999-02-26
   soldstatus $260,000
9. 1998-06-10
   listed $265,000
10. 1985-07-09
    soldstatus $135,000

ⓘ 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: $9,484 · $790/mo
• Projected year-2 tax: $14,535 · $1,211/mo
• Expected delta: +$5,052/yr (+$421/mo · 53.3%)

ⓘ 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 (unshaded) · 54% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $115,152
• − Mortgage interest: −$64,922
• − Property taxes: −$9,484
• − Insurance: −$5,795
• − Repairs & maintenance: −$9,212
• − Management: −$9,212
• − Depreciation: −$33,716
• Taxable loss: −$17,189
• Est. tax savings @ 24.0%: +$4,125
• After-tax cash flow: $6,882/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

+529.6% since first listed

10 events — show timeline

• 2026-02-17 Sold (Public Records) $850,000 Public Records
• 2026-01-08 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-01-08 Pending — BNYMLS
• 2025-11-15 Listed $1,159,000 BNYMLS
• 2025-11-15 Listed $1,159,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-15 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-07-11 Listed $1,348,000 OneKey® MLS as Distributed by MLS Grid
• 1999-02-26 Sold (Public Records) $260,000 Public Records
• 1998-06-10 Listed $265,000 BNYMLS
• 1985-07-09 Sold (Public Records) $135,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $9,484 · -2.4% YoY. Source: county tax records.