2928 W 5th St Unit 11S · New York, NY 11224

$349,000

1 bd · 1.0 ba · 750 sqft · Condo · 105 Days on market

Built 1964

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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 +7.7/30.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• Schools +5.0/10.0
• 1% rule +4.9/10.0
• Rent growth +4.3/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0

Listing remarks MLS

Trump Village Sec 4, Brighton Beach Area, Large 1 bed with a balcony, Updated kitchen and bath, hardwood floors, large closets, spacious living room/dining room combo. All utilities are included in the maint, AC $25 per month, Parking spot can be purchased right away 10% down OK, cats & dogs welcome Board approval Convenient location, near the beach, transportation, NY Aquarium, restaurants and shops.

Key facts

• Live in super
• On site management
• Recreation room

Tags

• LARGE BALCONY
• PARTIAL OCEAN VIEW
• 24 HOUR SECURITY
• RECREATION ROOM
• ON SITE MANAGEMENT
• LIVE IN SUPER

Property features AI

Finance

• Other: Building contains 572 total units; Sub-lease permitted; Co-op shares listed
• Financial info: Financing available: Bank mortgage or cash; Down payment requirement listed at 10%; Flip tax of 5%
• HOA & community: Monthly maintenance/ common fee; Management: Trumo Village 4; Manager phone available; Pets allowed (cats and dogs); Handicap accessible; Additional fee ($25) that includes air conditioning

Exterior

• Parking: One outdoor parking space in a parking area (wait-list required)
• Security: Card-operated door; Intercom entry; Security patrol; Resident superintendent
• Utilities: Electric; Gas; Heat; Water
• Home design: Residential condominium/co-op unit; Located on the 11th floor
• Construction: Elevator-served building
• Exterior features: Balcony; Waterfront present; Living/Dining combo; Secure lobby; Storage rooms; Recreational room

Interior

• Kitchen: Galley-style kitchen with stove and refrigerator
• Bedrooms: One bedroom on the first floor
• Flooring: Hardwood floors
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Heat provided (building utilities); Wall A/C unit
• Interior features: Wall A/C unit; Elevator access; Refrigerator; Stove; Hardwood floors
• Laundry & utility: Card-operated laundry in the building

🏢 Co-op / cooperative unit. The $349,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $349k.

Deal economics

• At list price, monthly cash flow is $-824 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $332k (4.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $345k (1.2% below list).
• Recommended offer: $318k (9.0% below list) — sets the bar for market timing.
• Cap rate 4.9% 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 (+7.0%/yr); 114 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $3,447/mo this rent would consume 95% of the median local household income ($44k/yr) (locally 4426% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $20k of equity ($2k loan paydown + $17k appreciation (5.0% local appreciation)).
• Kings County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($318k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 21% of rent.
• 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 $317,590 (9.0% 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 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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?
11. 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?
12. 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.
13. 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.
14. 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: 0.99% ✗
• Cap rate: 4.93%
• Cash-on-cash: -4.88%
• DSCR: 0.78
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.98% appreciation · 7.03% rent growth · sell at horizon

5-year hold

• IRR: 6.7%
• Equity multiple: 1.44×
• Total profit: $42,875
• Equity at exit: $197,392

10-year hold

• IRR: 10.9%
• Equity multiple: 3.15×
• Total profit: $210,227
• Equity at exit: $340,357

Cash invested: $97,720 (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 11224

• Home prices YoY: 1.0%
• Rents YoY: 7.0%
• Active inventory: 114
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $3,447 high
• Mortgage (P&I): −$1,830
• Tax est. 1.5%: −$436 /mo · $5,235/yr
• Insurance: −$145
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA est. from 2 same-building comps: −$709
• Vacancy / Maint / Mgmt: −$724
• Net cashflow: $-824

Break-even live

Break-even rent $4,490

Max offer price $229,727

Occupancy floor —

Sensitivity live

Price	-10% $-583	-5% $-704	+0% $-824	+5% $-945	+10% $-1,065
Rent	-10% $-1,097	-5% $-960	+0% $-824	+5% $-688	+10% $-552
Rate	-1.0pp $-649	-0.5pp $-736	base $-824	+0.5pp $-915	+1.0pp $-1,007

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
532 Neptune Ave Brooklyn, NY	1.0–3.0	1.0–2.0	948	$3,375	$3.56	0d	8	0.12mi
2971 Shell Rd Unit 720 Brooklyn, NY	2.0	2.0	920	$4,100	$4.46	26d	1	0.21mi
2971 Shell Rd Unit 704 Brooklyn, NY	2.0	1.0	826	$3,950	$4.78	26d	1	0.21mi
2971 Shell Rd Unit 711 Brooklyn, NY	2.0	2.0	907	$4,200	$4.63	26d	1	0.21mi
2971 Shell Rd Unit 612 Brooklyn, NY	2.0	2.0	907	$4,150	$4.58	26d	1	0.21mi
2971 Shell Rd Unit 508 Brooklyn, NY	2.0	2.0	930	$4,099	$4.41	26d	1	0.21mi
2971 Shell Rd Unit 406 Brooklyn, NY	2.0	2.0	920	$3,550	$3.86	26d	1	0.21mi
1515 Surf Ave Brooklyn, NY	1.0–2.0	1.0	706	$3,220	$4.56	0d	14	0.53mi
2483 W 16th St Brooklyn, NY	1.0	1.0	800	$1,800	$2.25	22d	1	0.86mi

HOA detail condo

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

Listing history 7 events

1. 2026-05-05
   status Pending
2. 2026-03-04
   price $349,000
3. 2026-01-19
   listed $359,000 Active
4. 2024-03-20
   soldstatus $315,000 Sold 418-char remark

   Show marketing remark (418 chars)

   Trump Village Sec 4, Brighton Beach Area, Large 1 bed with a balcony, Updated kitchen and bath, hardwood floors, large closets, spacious living room/dining room combo. All utilities are included in the maint, AC $25 per month, Parking spot can be purchased right away 10% down OK, cats & dogs welcome Board approval Convenient location, near the beach, transportation, NY Aquarium, restaurants and shops.

5. 2024-01-08
   status Pending 418-char remark

   Show marketing remark (418 chars)

   Trump Village Sec 4, Brighton Beach Area, Large 1 bed with a balcony, Updated kitchen and bath, hardwood floors, large closets, spacious living room/dining room combo. All utilities are included in the maint, AC $25 per month, Parking spot can be purchased right away 10% down OK, cats & dogs welcome Board approval Convenient location, near the beach, transportation, NY Aquarium, restaurants and shops.

6. 2023-10-24
   price $319,000 418-char remark

   Show marketing remark (418 chars)

   Trump Village Sec 4, Brighton Beach Area, Large 1 bed with a balcony, Updated kitchen and bath, hardwood floors, large closets, spacious living room/dining room combo. All utilities are included in the maint, AC $25 per month, Parking spot can be purchased right away 10% down OK, cats & dogs welcome Board approval Convenient location, near the beach, transportation, NY Aquarium, restaurants and shops.

7. 2023-08-20
   listed $329,000 Active 418-char remark

   Show marketing remark (418 chars)

   Trump Village Sec 4, Brighton Beach Area, Large 1 bed with a balcony, Updated kitchen and bath, hardwood floors, large closets, spacious living room/dining room combo. All utilities are included in the maint, AC $25 per month, Parking spot can be purchased right away 10% down OK, cats & dogs welcome Board approval Convenient location, near the beach, transportation, NY Aquarium, restaurants and shops.

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 92% 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: $41,364
• − Mortgage interest: −$19,549
• − Property taxes: −$5,235
• − Insurance: −$6,864
• − Repairs & maintenance: −$3,309
• − Management: −$3,309
• − HOA: −$8,508
• − Depreciation: −$10,153
• Taxable loss: −$15,563
• Est. tax savings @ 24.0%: +$3,735
• After-tax cash flow: $-6,156/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): 50,822
• Household income: $43,648
• Rent vs Own: 72.7% rent · 27.3% own
• Severe rent burden: 4426.0

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 48% Black 22% Hispanic / Latino 19% Asian 8% Two or more races 7%
• Hispanic origin (detail): Mexican 5% Puerto Rican 8% Dominican 2%
• Common ancestry: Scotch-Irish 10% Subsaharan African 7% Romanian 1%
• Foreign-born: 48% · Canada, China
• Languages at home: 42% English-only · Russian/Polish/Slavic 32% Spanish 11% Chinese 5%

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: ▲ 4.98%
• Current HPI: 505.1405
• Rent YoY: ▲ 7.03%
• 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

+6.1% since first listed

7 events — show timeline

• 2026-05-05 Pending — BNYMLS
• 2026-03-04 Price Changed $349,000 BNYMLS
• 2026-01-19 Listed $359,000 BNYMLS
• 2024-03-20 Sold (MLS) $315,000 BNYMLS
• 2024-01-08 Pending — BNYMLS
• 2023-10-24 Price Changed $319,000 BNYMLS
• 2023-08-20 Listed $329,000 BNYMLS