2425 Haring St Unit 2H · New York, NY 11235

$299,000

2 bd · 1.0 ba · 1,150 sqft · Condo · 70 Days on market

Built 1953 Good condition

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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 +22.4/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +5.9/10.0
• Schools +5.0/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious Corner 2-Bedroom Co-op in Sheepshead Bay! Welcome to this spacious and sun-filled corner 2-bedroom co-op, one of the largest layouts in the building. This bright residence features triple exposure—south, west, and north—bringing in excellent natural light throughout the day. The apartment is in move-in condition and offers a well-defined layout with all rooms separate. Each room has two windows, enhancing both light and airflow. Highlights include a windowed eat-in kitchen with stainless steel appliances and granite countertops, generously sized bedrooms with ample closet space, a formal foyer with multiple oversized closets, and an updated windowed bathroom. Maintenance is just $730.64/month and includes property taxes and all major utilities, making this an excellent value. Please note: the building has a 25% flip tax calculated only on the seller’s profit, not on the total sale price. A rare opportunity to own a large, bright, and well-maintained home in a prime Sheepshead Bay location.

Key facts

• Triple exposure
• Formal foyer
• Granite countertops

Tags

• TRIPLE EXPOSURE
• WINDOWED EAT-IN KITCHEN
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• FORMAL FOYER
• MULTIPLE OVERSIZED CLOSETS

Property features AI

Finance

• Other: Living area reported from plans

Exterior

• Parking: No carport; Parking availability: Waitlist
• Utilities: Sewer: Other; Utilities: See remarks
• Home design: Stock cooperative property
• Construction: Construction materials: Other; Foundation: Other
• Exterior features: Non-waterfront property; Construction materials: Other; Foundation: Other

Interior

• Kitchen: Other appliances (unspecified)
• Bedrooms: Entry level: 2
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall/Window unit cooling; Other heating (unspecified)
• Interior features: Other interior features (unspecified); Pets not allowed
• Laundry & utility: No basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $299k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $499 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $299k).
• Recommended offer: $281k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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; 3 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 $3,248/mo this rent would consume 65% 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 $2k of loan paydown is wiped out by about $9k 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 $84k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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: built in 1953 — 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 $281,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 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 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.09% ✓
• Cap rate: 8.30%
• Cash-on-cash: 7.16%
• DSCR: 1.32
• GRM: 7.7

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: -3.0%
• Equity multiple: 0.88×
• Total profit: $-9,796
• Equity at exit: $44,582

10-year hold

• IRR: 8.8%
• Equity multiple: 1.74×
• Total profit: $61,722
• Equity at exit: $25,852

Cash invested: $83,720 (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 11235

• Rents YoY: 5.0%
• Active inventory: 521
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $3,248 medium
• Mortgage (P&I): −$1,568
• Tax est. 1.5%: −$374 /mo · $4,485/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$682
• Net cashflow: $499

Break-even live

Break-even rent $2,616

Max offer price $299,000

Occupancy floor 80%

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3000 Emmons Ave Unit 5 Brooklyn, NY	2.0	2.0	840	$4,085	$4.86	25d	1	0.66mi
3112 Emmons Ave Unit 203 Brooklyn, NY	1.0	1.0	734	$3,200	$4.36	25d	1	0.67mi
2023 Quentin Rd Unit 3 FL Brooklyn, NY	2.0	1.0	1200	$2,700	$2.25	25d	1	1.32mi

HOA detail condo

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

Listing history 20 events

1. 2026-06-18
   days on market $299,000 Active 70 DOM
2. 2026-06-17
   days on market $299,000 Active 69 DOM
3. 2026-06-15
   days on market $299,000 Active 67 DOM
4. 2026-06-13
   days on market $299,000 Active 65 DOM
5. 2026-06-10
   days on market $299,000 Active 61 DOM
6. 2026-06-08
   days on market $299,000 Active 60 DOM
7. 2026-06-08
   days on market $299,000 Active 59 DOM
8. 2026-06-04
   days on market $299,000 Active 56 DOM
9. 2026-06-03
   days on market $299,000 Active 55 DOM
10. 2026-06-01
    days on market $299,000 Active 53 DOM
11. 2026-05-31
    days on market $299,000 Active 52 DOM
12. 2026-05-07
    price $299,000 1046-char remark

    Show marketing remark (897 chars)

    Spacious Corner 2-Bedroom Co-op in Sheepshead Bay! Welcome to this spacious and sun-filled corner 2-bedroom co-op, one of the largest layouts in the building. This bright residence features triple exposuresouth, west, and northbringing in excellent natural light throughout the day. The apartment is move in condition and offers a well-defined layout with all rooms separate. Each room has two windows, enhancing both light and airflow. Highlights include a windowed eat-in kitchen with stainless steel appliances and granite countertops, generously sized bedrooms with ample closet space, a formal foyer with multiple oversized closets, and an updated windowed bathroom. Maintenance is just $730.64/month, and it includes property taxes and all major utilities, making this an excellent value. A rare opportunity to own a large, bright, and well-maintained home in a prime Sheepshead Bay location

13. 2026-05-07
    price $299,000 897-char remark

    Show marketing remark (897 chars)

    Spacious Corner 2-Bedroom Co-op in Sheepshead Bay! Welcome to this spacious and sun-filled corner 2-bedroom co-op, one of the largest layouts in the building. This bright residence features triple exposuresouth, west, and northbringing in excellent natural light throughout the day. The apartment is move in condition and offers a well-defined layout with all rooms separate. Each room has two windows, enhancing both light and airflow. Highlights include a windowed eat-in kitchen with stainless steel appliances and granite countertops, generously sized bedrooms with ample closet space, a formal foyer with multiple oversized closets, and an updated windowed bathroom. Maintenance is just $730.64/month, and it includes property taxes and all major utilities, making this an excellent value. A rare opportunity to own a large, bright, and well-maintained home in a prime Sheepshead Bay location

14. 2026-05-07
    price $299,000

    Show marketing remark (897 chars)

    Spacious Corner 2-Bedroom Co-op in Sheepshead Bay! Welcome to this spacious and sun-filled corner 2-bedroom co-op, one of the largest layouts in the building. This bright residence features triple exposuresouth, west, and northbringing in excellent natural light throughout the day. The apartment is move in condition and offers a well-defined layout with all rooms separate. Each room has two windows, enhancing both light and airflow. Highlights include a windowed eat-in kitchen with stainless steel appliances and granite countertops, generously sized bedrooms with ample closet space, a formal foyer with multiple oversized closets, and an updated windowed bathroom. Maintenance is just $730.64/month, and it includes property taxes and all major utilities, making this an excellent value. A rare opportunity to own a large, bright, and well-maintained home in a prime Sheepshead Bay location

15. 2026-04-09
    listed $310,000 Active

    Show marketing remark (897 chars)

    Spacious Corner 2-Bedroom Co-op in Sheepshead Bay! Welcome to this spacious and sun-filled corner 2-bedroom co-op, one of the largest layouts in the building. This bright residence features triple exposuresouth, west, and northbringing in excellent natural light throughout the day. The apartment is move in condition and offers a well-defined layout with all rooms separate. Each room has two windows, enhancing both light and airflow. Highlights include a windowed eat-in kitchen with stainless steel appliances and granite countertops, generously sized bedrooms with ample closet space, a formal foyer with multiple oversized closets, and an updated windowed bathroom. Maintenance is just $730.64/month, and it includes property taxes and all major utilities, making this an excellent value. A rare opportunity to own a large, bright, and well-maintained home in a prime Sheepshead Bay location

16. 2026-04-09
    listed $310,000 Active 897-char remark

    Show marketing remark (897 chars)

    Spacious Corner 2-Bedroom Co-op in Sheepshead Bay! Welcome to this spacious and sun-filled corner 2-bedroom co-op, one of the largest layouts in the building. This bright residence features triple exposuresouth, west, and northbringing in excellent natural light throughout the day. The apartment is move in condition and offers a well-defined layout with all rooms separate. Each room has two windows, enhancing both light and airflow. Highlights include a windowed eat-in kitchen with stainless steel appliances and granite countertops, generously sized bedrooms with ample closet space, a formal foyer with multiple oversized closets, and an updated windowed bathroom. Maintenance is just $730.64/month, and it includes property taxes and all major utilities, making this an excellent value. A rare opportunity to own a large, bright, and well-maintained home in a prime Sheepshead Bay location

17. 2026-04-08
    listed $310,000 Active 1046-char remark

    Show marketing remark (1046 chars)

    Spacious Corner 2-Bedroom Co-op in Sheepshead Bay! Welcome to this spacious and sun-filled corner 2-bedroom co-op, one of the largest layouts in the building. This bright residence features triple exposure—south, west, and north—bringing in excellent natural light throughout the day. The apartment is in move-in condition and offers a well-defined layout with all rooms separate. Each room has two windows, enhancing both light and airflow. Highlights include a windowed eat-in kitchen with stainless steel appliances and granite countertops, generously sized bedrooms with ample closet space, a formal foyer with multiple oversized closets, and an updated windowed bathroom. Maintenance is just $730.64/month and includes property taxes and all major utilities, making this an excellent value. Please note: the building has a 25% flip tax calculated only on the seller’s profit, not on the total sale price. A rare opportunity to own a large, bright, and well-maintained home in a prime Sheepshead Bay location.

18. 2022-04-20
    soldstatus $290,000 Sold
19. 2022-01-26
    status Pending
20. 2021-11-17
    listed $298,000 Active

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 27% 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 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,972
• − Mortgage interest: −$16,749
• − Property taxes: −$4,485
• − Insurance: −$1,495
• − Repairs & maintenance: −$3,118
• − Management: −$3,118
• − Depreciation: −$8,698
• Taxable income: $1,310
• Est. tax owed @ 24.0%: −$314
• After-tax cash flow: $5,678/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This spacious corner 2-bedroom co-op is in excellent condition and ready for move-in. It offers a well-defined layout with ample natural light and modern amenities.

Value-add opportunities

• Both Painting the interior walls — Fresh paint can enhance the home's appeal and value
• Both Updating the kitchen backsplash — Modern backsplash can improve the kitchen's aesthetics and functionality
• Both Landscaping the courtyard — A well-maintained courtyard can increase the home's curb appeal and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the interior walls — Fresh paint can enhance the home's appeal and value ↑
• Both Updating the kitchen backsplash — Modern backsplash can improve the kitchen's aesthetics and functionality ↑
• Both Landscaping the courtyard — A well-maintained courtyard can increase the home's curb appeal and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+0.3% since first listed

9 events — show timeline

• 2026-05-07 Price Changed $299,000 BNYMLS
• 2026-05-07 Price Changed $299,000 RLS at REBNY
• 2026-05-07 Price Changed $299,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-09 Listed $310,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-09 Listed $310,000 RLS at REBNY
• 2026-04-08 Listed $310,000 BNYMLS
• 2022-04-20 Sold (MLS) $290,000 BNYMLS
• 2022-01-26 Pending — BNYMLS
• 2021-11-17 Listed $298,000 BNYMLS