15 Brighton 4th Ter · New York, NY 11235

$999,995

6 bd · 3.9 ba · 1,872 sqft · MultiFamily public records · 98 Days on market

Built 1930 2,125 sqft lot Est $887k · 13% over

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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 +26.9/30.0
• DSCR +9.3/10.0
• 1% rule +6.5/10.0
• Schools +5.0/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• ARV discount +1.8/15.0
• 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

Welcome to this classic three-family home nestled in the heart of Brighton Beach, Brooklyn. Built in 1930, this solid brick/masonry structure offers 1,872 sq. ft. of total living space on a 2,125 sq. ft. lot with excellent transit, shopping, dining, and boardwalk access just moments away. Featuring three units over two stories, this property presents an ideal opportunity for owner-occupants or investors alike. Each unit is thoughtfully laid out to maximize rental income potential in one of Brooklyn’s most desirable seaside neighborhoods. Conveniently located near B and Q subway lines, local schools, and beachside amenities, this multi-family gem embodies the vibrant lifestyle of Brigh

Key facts

• 2,125 sq ft lot
• Built 1930
• Listed 97 days

Property features AI

Exterior

• Parking: Driveway; Shared driveway
• Utilities: Public sewer; Cable connected; Electricity connected; Natural gas connected; Trash collection (public); Public water connected
• Home design: Triplex; Actual property condition
• Construction: Brick exterior; Brick/mortar foundation
• Exterior features: Brick construction; Finished basement; Not waterfront

Interior

• Bedrooms: One 1-bedroom unit; Two 3-bedroom units
• Flooring: Wood floors
• Bathrooms: Four full bathrooms
• Heating & cooling: Hot water heating; No central cooling
• Interior features: First-floor bedroom; First-floor full bathroom; Casement windows

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.3-bath units multifamily listed at $1000k.

Deal economics

• At list price, monthly cash flow is $3k ($32k/yr) — positive. Per door: $900/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $1000k).
• Recommended offer: $910k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $11,510/mo this rent would consume 232% 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 $7k of loan paydown is wiped out by about $30k 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 $280k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($910k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $242k; list at $1000k implies a 313% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $909,995 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% 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 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.15% ✓
• Cap rate: 9.61%
• Cash-on-cash: 11.85%
• DSCR: 1.53
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $887,328
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2862 Brighton 3rd St	0.12mi	6/4.0	1,800 (-4%)	0mo	$790,000	$439	87
2939 Brighton 3rd St	0.17mi	7/3.0 (+1)	1,914 (+2%)	6mo	$900,000	$470	75
2807 Brighton 8th St	0.15mi	6/3.0	1,786 (-5%)	21mo	$945,000	$529	64
2922 Brighton 12th St	0.42mi	5/2.0 (-1)	1,831 (-2%)	13mo	$868,000	$474	53
3013 Brighton 2nd St	0.26mi	5/3.0 (-1)	1,776 (-5%)	23mo	$875,000	$493	52
2501 Hubbard St	0.48mi	6/2.0	2,000 (+7%)	8mo	$995,000	$498	52
2365 W 1 St	0.72mi	5/3.0 (-1)	2,100 (+12%)	7mo	$965,000	$460	31

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: 3.1%
• Equity multiple: 1.12×
• Total profit: $33,788
• Equity at exit: $149,103

10-year hold

• IRR: 14.4%
• Equity multiple: 2.26×
• Total profit: $353,279
• Equity at exit: $86,461

Cash invested: $279,999 (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: 21.7×

Monthly cashflow live

• Estimated rent: $11,510 medium
• Mortgage (P&I): −$5,244
• Tax from tax record: −$667 /mo · $8,006/yr
• Insurance: −$417
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,417
• Net cashflow: $2,699

Break-even live

Break-even rent $8,094

Max offer price $999,995

Occupancy floor 72%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1.3	$11,511
Total (3 units)			$11,510

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: $249,999
• Closing costs: $30,000
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $999,995 Active 98 DOM
2. 2026-06-17
   days on market $999,995 Active 97 DOM
3. 2026-06-15
   days on market $999,995 Active 95 DOM
4. 2026-06-13
   days on market $999,995 Active 93 DOM
5. 2026-06-10
   days on market $999,995 Active 89 DOM
6. 2026-06-08
   days on market $999,995 Active 88 DOM
7. 2026-06-08
   days on market $999,995 Active 87 DOM
8. 2026-06-04
   days on market $999,995 Active 84 DOM
9. 2026-06-03
   days on market $999,995 Active 83 DOM
10. 2026-06-01
    days on market $999,995 Active 81 DOM
11. 2026-05-31
    days on market $999,995 Active 80 DOM
12. 2026-02-17
    listed $999,995 Active
13. 1999-10-27
    soldstatus $242,000

ⓘ 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: $8,006 · $667/mo
• Projected year-2 tax: $12,453 · $1,038/mo
• Expected delta: +$4,447/yr (+$371/mo · 55.5%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 97% 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: $138,120
• − Mortgage interest: −$56,015
• − Property taxes: −$8,006
• − Insurance: −$5,797
• − Repairs & maintenance: −$11,050
• − Management: −$11,050
• − Depreciation: −$29,091
• Taxable income: $17,111
• Est. tax owed @ 24.0%: −$4,107
• After-tax cash flow: $28,275/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

+313.2% since first listed

2 events — show timeline

• 2026-02-17 Listed $999,995 OneKey® MLS as Distributed by MLS Grid
• 1999-10-27 Sold (Public Records) $242,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $8,006 · +2.7% YoY. Source: county tax records.