2711 Avenue X Unit 6D · New York, NY 11235

$269,000

1 bd · 1.0 ba · 800 sqft · Condo · 93 Days on market

Built 1961

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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 +25.9/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Schools +5.0/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This spacious top floor 1 bedroom is flooded with light from it's unobstructed southern exposures, and picturesque views from your own private screened in terrace. The large living and dining area spans approximately 29 feet. The kitchen and bath are in perfectly good working order, but could use some TLC and await your personal updates. The kitchen has good counter space, a dishwasher and lots of storage space, including a broom closet and pantry. The bedroom is large and has 3 closets. The apartment has hardwood floors throughout, through-wall AC units and 2 additional closets located right at the front door. The bathroom has the original pink subway tile with black trim and also awaits your upgrades. 2711 Ave X is an immaculately kept Coop that is 100% owner occupied (no subletting allowed) It has an updated lobby, brand new elevator, updated electrical and high definition virtual doorman. There is a central laundry room, indoor parking (waitlist) and a live-in super. In addition, there is an outdoor courtyard accessible to residents. The maintenance includes all utilities, even electric and the building is outfitted with Verizon Fios. The building is cat friendly only, sorry no dogs. The bus stop outside is an express bus to Manhattan (BM3). The B & Q trains at Neck Rd are equi-distance to the Sheepshead Bay stop, which is an express stop.

Key facts

• Private balcony
• South facing balcony
• Natural light

Tags

• SOUTH FACING BALCONY
• UNOBSTRUCTED VIEWS
• TOP FLOOR LOCATION
• NATURAL LIGHT
• PRIVATE BALCONY
• CUSTOM MAPLE WOOD CABINETRY

Property features AI

Exterior

• Parking: Has garage with 20 spaces; Carport: no; Parking features: waitlist
• Utilities: Public sewer; Electricity connected; Sewer connected; Public trash collection; Water connected
• Home design: Stock cooperative
• Construction: Brick construction
• Exterior features: Private backyard

Interior

• Kitchen: Dishwasher; Exhaust fan; Oven; Range; Refrigerator; Stainless steel appliances
• Bedrooms: 3 rooms total (entry level 6)
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Wall/window air conditioning units
• Interior features: Elevator; Walk-out basement
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $269k.

Deal economics

• At list price, monthly cash flow is $595 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $269k).
• Recommended offer: $245k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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 $3,191/mo this rent would consume 64% 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 $8k 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 $75k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($245k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $225k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• 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 $244,790 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.19% ✓
• Cap rate: 9.25%
• Cash-on-cash: 10.54%
• DSCR: 1.47
• GRM: 7.0

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: 0.4%
• Equity multiple: 1.01×
• Total profit: $1,097
• Equity at exit: $40,109

10-year hold

• IRR: 12.1%
• Equity multiple: 2.05×
• Total profit: $78,729
• Equity at exit: $23,258

Cash invested: $75,320 (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: 7.0×

Monthly cashflow live

• Estimated rent: $3,191 medium
• Mortgage (P&I): −$1,411
• Tax est. 1.5%: −$336 /mo · $4,035/yr
• Insurance: −$112
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$670
• Net cashflow: $595

Break-even live

Break-even rent $2,437

Max offer price $269,000

Occupancy floor 76%

Sensitivity live

Price	-10% $781	-5% $688	+0% $595	+5% $502	+10% $409
Rent	-10% $343	-5% $469	+0% $595	+5% $721	+10% $847
Rate	-1.0pp $731	-0.5pp $664	base $595	+0.5pp $526	+1.0pp $455

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3000 Emmons Ave Unit 1 Brooklyn, NY	—	1.0	536	$3,273	$6.11	25d	1	0.77mi
3000 Emmons Ave Unit 5 Brooklyn, NY	2.0	2.0	840	$4,085	$4.86	25d	1	0.77mi
3112 Emmons Ave Unit 203 Brooklyn, NY	1.0	1.0	734	$3,200	$4.36	25d	1	0.82mi

HOA detail condo

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

Listing history 19 events

1. 2026-06-18
   days on market $269,000 Active 93 DOM
2. 2026-06-17
   days on market $269,000 Active 92 DOM
3. 2026-06-15
   days on market $269,000 Active 90 DOM
4. 2026-06-13
   days on market $269,000 Active 88 DOM
5. 2026-06-10
   days on market $269,000 Active 84 DOM
6. 2026-06-08
   days on market $269,000 Active 83 DOM
7. 2026-06-08
   days on market $269,000 Active 82 DOM
8. 2026-06-04
   days on market $269,000 Active 79 DOM
9. 2026-06-03
   days on market $269,000 Active 78 DOM
10. 2026-06-01
    days on market $269,000 Active 76 DOM
11. 2026-05-31
    days on market $269,000 Active 75 DOM
12. 2026-04-20
    price $269,000
13. 2026-03-17
    listed $289,000 Active
14. 2019-04-16
    soldstatus $225,000 Closed 1372-char remark

    Show marketing remark (1372 chars)

    This spacious top floor 1 bedroom is flooded with light from it's unobstructed southern exposures, and picturesque views from your own private screened in terrace. The large living and dining area spans approximately 29 feet. The kitchen and bath are in perfectly good working order, but could use some TLC and await your personal updates. The kitchen has good counter space, a dishwasher and lots of storage space, including a broom closet and pantry. The bedroom is large and has 3 closets. The apartment has hardwood floors throughout, through-wall AC units and 2 additional closets located right at the front door. The bathroom has the original pink subway tile with black trim and also awaits your upgrades. 2711 Ave X is an immaculately kept Coop that is 100% owner occupied (no subletting allowed) It has an updated lobby, brand new elevator, updated electrical and high definition virtual doorman. There is a central laundry room, indoor parking (waitlist) and a live-in super. In addition, there is an outdoor courtyard accessible to residents. The maintenance includes all utilities, even electric and the building is outfitted with Verizon Fios. The building is cat friendly only, sorry no dogs. The bus stop outside is an express bus to Manhattan (BM3). The B & Q trains at Neck Rd are equi-distance to the Sheepshead Bay stop, which is an express stop.

15. 2019-04-16
    soldstatus $225,000 1372-char remark

    Show marketing remark (1372 chars)

    This spacious top floor 1 bedroom is flooded with light from it's unobstructed southern exposures, and picturesque views from your own private screened in terrace. The large living and dining area spans approximately 29 feet. The kitchen and bath are in perfectly good working order, but could use some TLC and await your personal updates. The kitchen has good counter space, a dishwasher and lots of storage space, including a broom closet and pantry. The bedroom is large and has 3 closets. The apartment has hardwood floors throughout, through-wall AC units and 2 additional closets located right at the front door. The bathroom has the original pink subway tile with black trim and also awaits your upgrades. 2711 Ave X is an immaculately kept Coop that is 100% owner occupied (no subletting allowed) It has an updated lobby, brand new elevator, updated electrical and high definition virtual doorman. There is a central laundry room, indoor parking (waitlist) and a live-in super. In addition, there is an outdoor courtyard accessible to residents. The maintenance includes all utilities, even electric and the building is outfitted with Verizon Fios. The building is cat friendly only, sorry no dogs. The bus stop outside is an express bus to Manhattan (BM3). The B & Q trains at Neck Rd are equi-distance to the Sheepshead Bay stop, which is an express stop.

16. 2019-01-11
    listed Contract Signed 1372-char remark

    Show marketing remark (1372 chars)

    This spacious top floor 1 bedroom is flooded with light from it's unobstructed southern exposures, and picturesque views from your own private screened in terrace. The large living and dining area spans approximately 29 feet. The kitchen and bath are in perfectly good working order, but could use some TLC and await your personal updates. The kitchen has good counter space, a dishwasher and lots of storage space, including a broom closet and pantry. The bedroom is large and has 3 closets. The apartment has hardwood floors throughout, through-wall AC units and 2 additional closets located right at the front door. The bathroom has the original pink subway tile with black trim and also awaits your upgrades. 2711 Ave X is an immaculately kept Coop that is 100% owner occupied (no subletting allowed) It has an updated lobby, brand new elevator, updated electrical and high definition virtual doorman. There is a central laundry room, indoor parking (waitlist) and a live-in super. In addition, there is an outdoor courtyard accessible to residents. The maintenance includes all utilities, even electric and the building is outfitted with Verizon Fios. The building is cat friendly only, sorry no dogs. The bus stop outside is an express bus to Manhattan (BM3). The B & Q trains at Neck Rd are equi-distance to the Sheepshead Bay stop, which is an express stop.

17. 2018-12-06
    listed $225,000 1372-char remark

    Show marketing remark (1372 chars)

    This spacious top floor 1 bedroom is flooded with light from it's unobstructed southern exposures, and picturesque views from your own private screened in terrace. The large living and dining area spans approximately 29 feet. The kitchen and bath are in perfectly good working order, but could use some TLC and await your personal updates. The kitchen has good counter space, a dishwasher and lots of storage space, including a broom closet and pantry. The bedroom is large and has 3 closets. The apartment has hardwood floors throughout, through-wall AC units and 2 additional closets located right at the front door. The bathroom has the original pink subway tile with black trim and also awaits your upgrades. 2711 Ave X is an immaculately kept Coop that is 100% owner occupied (no subletting allowed) It has an updated lobby, brand new elevator, updated electrical and high definition virtual doorman. There is a central laundry room, indoor parking (waitlist) and a live-in super. In addition, there is an outdoor courtyard accessible to residents. The maintenance includes all utilities, even electric and the building is outfitted with Verizon Fios. The building is cat friendly only, sorry no dogs. The bus stop outside is an express bus to Manhattan (BM3). The B & Q trains at Neck Rd are equi-distance to the Sheepshead Bay stop, which is an express stop.

18. 2018-12-06
    listed $225,000 1372-char remark

    Show marketing remark (1372 chars)

    This spacious top floor 1 bedroom is flooded with light from it's unobstructed southern exposures, and picturesque views from your own private screened in terrace. The large living and dining area spans approximately 29 feet. The kitchen and bath are in perfectly good working order, but could use some TLC and await your personal updates. The kitchen has good counter space, a dishwasher and lots of storage space, including a broom closet and pantry. The bedroom is large and has 3 closets. The apartment has hardwood floors throughout, through-wall AC units and 2 additional closets located right at the front door. The bathroom has the original pink subway tile with black trim and also awaits your upgrades. 2711 Ave X is an immaculately kept Coop that is 100% owner occupied (no subletting allowed) It has an updated lobby, brand new elevator, updated electrical and high definition virtual doorman. There is a central laundry room, indoor parking (waitlist) and a live-in super. In addition, there is an outdoor courtyard accessible to residents. The maintenance includes all utilities, even electric and the building is outfitted with Verizon Fios. The building is cat friendly only, sorry no dogs. The bus stop outside is an express bus to Manhattan (BM3). The B & Q trains at Neck Rd are equi-distance to the Sheepshead Bay stop, which is an express stop.

19. 2017-06-29
    price $204,900

ⓘ 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 X (unshaded) · 76% 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: $38,290
• − Mortgage interest: −$15,068
• − Property taxes: −$4,035
• − Insurance: −$2,142
• − Repairs & maintenance: −$3,063
• − Management: −$3,063
• − Depreciation: −$7,825
• Taxable income: $3,093
• Est. tax owed @ 24.0%: −$742
• After-tax cash flow: $6,401/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

+31.3% since first listed

8 events — show timeline

• 2026-04-20 Price Changed $269,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-17 Listed $289,000 OneKey® MLS as Distributed by MLS Grid
• 2019-04-16 Sold (MLS) $225,000 RLS at REBNY
• 2019-04-16 Sold (MLS) $225,000 RLS at REBNY
• 2019-01-11 Listed — RLS at REBNY
• 2018-12-06 Listed $225,000 RLS at REBNY
• 2018-12-06 Listed $225,000 RLS at REBNY
• 2017-06-29 Price Changed $204,900 BNYMLS