3063 Brighton 14th St · New York, NY 11235

$1,200,000

6 bd · 3.0 ba · 3,024 sqft · MultiFamily public records · 60 Days on market

Built 1925 2,200 sqft lot Est $1034k · 16% over

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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 +20.4/30.0
• DSCR +6.5/10.0
• Schools +5.0/10.0
• 1% rule +4.6/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• ARV discount +0.3/15.0
• 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

3 FAMILY SEMI ATTACHED BRICK WITH SHARE DRIVEWAY ONE CAR GARAGE, BEING USED AS STORAGE. THIS PROPERTY OFFERS 3 APARTMENTS CONSISTING OF TWO 6 ROOM 3 BEDROOM UNITS EACH ONE BATH ALSO THERE IS A ONE BEDROOM UNIT ON THE LOWER LEVEL WITH A SEPARATE ENTRANCE 4 STEPS DOWN THIS HOUSE HAS BEEN OWNED BY THE SAME FAMILY FOR OVER 55 YEARS AND HAS BEEN MAINTAINED AND KEPT IN GOOD CONDITION. THIS LOCATION IS CONVENIENTLY LOCATED NEAR THE BUS, SUBWAY B & Q TRAIN. ALL RETAIL SHOPPING ALONG BRIGHTON BEACH AVENUE WITH MANY RESTAURANTS, SCHOOLS, BANKS AND PARKS FOR YOUR ENJOYMENT. ONE OF THE MANY FEATURES THAT IS THE MOST ENJOYABLE ALL YEAR LONG IS THE FAMOUS BEACH AND BOARDWALK! THIS HOUSE IS CON

Key facts

• Separate entrance
• Good condition
• Conveniently located

Tags

• SEPARATE ENTRANCE
• GOOD CONDITION
• CONVENIENTLY LOCATED
• HOME OR BUSINESS OPPORTUNITY

Property features AI

Finance

• Other: Zoning: R6; Property type: Residential; Three units total
• Financial info: Rent income reported as $33,000 per year; Financing options considered: exchange, bank mortgage, cash; Unit-level rents and statuses: Owner's 3-bed unit projected rent $2,500; 3-bed unit currently month-to-month with current rent $1,375 (projected $2,500); 1-bed unit leased with current rent $1,350 (projected $1,600)

Exterior

• Parking: Shared drive with one parking space
• Utilities: 220V electric with circuit breakers; Gas hot water; Gas heating fuel; Steam/radiator heat delivery
• Home design: Semi-detached residential building; 3-story building (multiple unit layout); Building faces unspecified direction
• Construction: Brick construction; Shingle roof; Poured concrete foundation; Building footprint approximately 1,080 sq ft; building dimensions 60.00 x 18.00
• Exterior features: Back yard; Shared drive

Interior

• Kitchen: Oven/Range; Refrigerator
• Bedrooms: One bedroom on level 1; Three bedrooms on level 2; Three bedrooms on level 3; Three separate residential units (owner's apartment plus two rental units)
• Flooring: Hardwood floors
• Bathrooms: Three full bathrooms (one on each level)
• Heating & cooling: Steam/radiator heat; Heat included for units (per unit features); No AC units reported
• Interior features: Hardwood floors; Cellar
• Laundry & utility: Utilities include heat and water for units as noted

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/?-bath units multifamily listed at $1.20M.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive. Per door: $523/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 $1.15M (3.8% below list).
• Recommended offer: $1.15M (3.8% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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 (+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 $11,543/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 $8k of loan paydown is wiped out by about $36k 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 60 days — a 3% lower offer ($1.16M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $1,154,300 (3.8% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 4% 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 1925 — 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. 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?
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: 0.96% ✗
• Cap rate: 7.86%
• Cash-on-cash: 5.60%
• DSCR: 1.25
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $1,034,208
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2808 E 11th St	0.34mi	6/4.0	3,400 (+12%)	3mo	$1,088,000	$320	57
2540 E 11th St	0.74mi	7/4.0 (+1)	2,920 (-3%)	1mo	$999,000	$342	50
2666 East 19 St	0.64mi	7/6.0 (+1)	3,411 (+13%)	14mo	$1,750,000	$513	20

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: -5.5%
• Equity multiple: 0.79×
• Total profit: $-70,643
• Equity at exit: $178,924

10-year hold

• IRR: 6.2%
• Equity multiple: 1.50×
• Total profit: $169,424
• Equity at exit: $103,754

Cash invested: $336,000 (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: 26.0×

Monthly cashflow live

• Estimated rent: $11,543 high
• Mortgage (P&I): −$6,293
• Tax from tax record: −$757 /mo · $9,087/yr
• Insurance: −$500
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,424
• Net cashflow: $1,569

Break-even live

Break-even rent $9,557

Max offer price $1,200,000

Occupancy floor 81%

Sensitivity live

Price	-10% $2,248	-5% $1,908	+0% $1,569	+5% $1,229	+10% $889
Rent	-10% $657	-5% $1,113	+0% $1,569	+5% $2,025	+10% $2,481
Rate	-1.0pp $2,173	-0.5pp $1,874	base $1,569	+0.5pp $1,258	+1.0pp $941

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	—	$11,544
Total (3 units)			$11,543

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: $300,000
• Closing costs: $36,000
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-21
   days on market $1,200,000 Active 60 DOM
2. 2026-06-18
   days on market $1,200,000 Active 57 DOM
3. 2026-06-17
   days on market $1,200,000 Active 56 DOM
4. 2026-06-16
   days on market $1,200,000 Active 55 DOM
5. 2026-06-15
   days on market $1,200,000 Active 54 DOM
6. 2026-06-13
   days on market $1,200,000 Active 52 DOM
7. 2026-06-10
   days on market $1,200,000 Active 48 DOM
8. 2026-06-08
   days on market $1,200,000 Active 47 DOM
9. 2026-06-08
   days on market $1,200,000 Active 46 DOM
10. 2026-06-04
    days on market $1,200,000 Active 43 DOM
11. 2026-06-03
    days on market $1,200,000 Active 42 DOM
12. 2026-06-01
    days on market $1,200,000 Active 40 DOM
13. 2026-05-31
    days on market $1,200,000 Active 39 DOM
14. 2026-04-20
    listed $1,200,000 Active

ⓘ 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: $9,087 · $757/mo
• Projected year-2 tax: $14,683 · $1,224/mo
• Expected delta: +$5,596/yr (+$466/mo · 61.6%)

ⓘ 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 (shaded) · 53% 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 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $138,516
• − Mortgage interest: −$67,219
• − Property taxes: −$9,087
• − Insurance: −$6,000
• − Repairs & maintenance: −$11,081
• − Management: −$11,081
• − Depreciation: −$34,909
• Taxable loss: −$861
• Est. tax savings @ 24.0%: +$207
• After-tax cash flow: $19,032/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

1 event — show timeline

• 2026-04-20 Listed $1,200,000 BNYMLS

Property tax history

+13.5%/yr

Latest (2021): $9,087 · -1.2% YoY. Source: county tax records.