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for saleRealtyLens property overview
$799,000
1311 Brightwater Ave Apt 15C
Brooklyn, NY, 11235
View more Brooklyn, NY property pages2Beds
1Baths
1,250Sqft
$639$/sqft
Market Insights
Above nearby median+20%
$639/sqft vs a nearby median of $531/sqft.
Nearby median$531/sqft
Nearby properties8
Property size1,250 sqft
- +20% versus the nearby median price per square foot.
- Price history is limited, so current comps matter more than trend alone.
- 1,250 sqft creates a usable price-per-square-foot read.
Pricing Read
Yardstick fair value$608k$553k – $663k · 50% confidence
vs ask $799k+$191k (+23.9%)
Asking price is about 23.9% above where comps + adjustments land — there is room to negotiate.
$531/sqft median across 8 tight comps × 1,250 sqft= $664k
- Open Class C HPD violations−$40k −6.0%
- Days-on-market gravity−$20k −3.0%
- Transit access+$3k +0.5%
Cumulative NYC adjustments−$56k−8.5%
Property Read
The property is priced above the nearby median per square foot, so condition, building quality, and exact location need to justify the higher ask.
Price history is still limited; review again as more market activity becomes available.
Diligence Read2 items to check
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Listing Details
- Days on market
- 850 days
- Last price change
- No change recorded
- Listed
- Jan 13, 2024
- Photos
- 21 photos
- Property type
- coop
- Status
- for sale
Photos
Building Facts
- Year built
- 1959
- Stories
- 16
- Total units
- 208
- Residential units
- 208
- Building area
- 6.62 ac
- Lot size
- 1.03 ac
- Land use
- Multi-family elevator buildings
- Building class
- D4
From NYC public records where available.
Price History
May 4, 2026Initial record
$799,000for sale
Public Records
DOB violations18 open
63 total recorded against the building
HPD violations71 open
8 class C (immediately hazardous)
ACRIS documents356
Tax-lot deed, mortgage, and transfer records on file
311 calls (12 mo)35,678
Top: illegal parking
Top complaint types in ZIP 11235
- Illegal Parking10,744
- Blocked Driveway3,107
- HEAT/HOT WATER2,354
- Noise - Residential2,049
- Dirty Condition870
Recent DOB
- Oct 4, 2023V-DOB VIOLATION - ACTIVE · AEUHAZ1-FAIL TO CERTIFY CLASS 1 NONE
- Oct 4, 2023V-DOB VIOLATION - ACTIVE · AEUHAZ1-FAIL TO CERTIFY CLASS 1 NONE
- Mar 28, 2023V-DOB VIOLATION - ACTIVE · FISPHAZ-HAZARDOUS CONDITION (FACADE) FACADE REQUIRED
- Jul 21, 2021V-DOB VIOLATION - ACTIVE · AEUHAZ1-FAIL TO CERTIFY CLASS 1 NONE
Recent HPD
- Dec 8, 2025Class C · HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT 6M, 6th STORY, 4th APARTMENT FROM NORTH AT EAST
- Dec 8, 2025Class B · § 27-2045(B)(1)(B) HMC, § 12-06, § 12-07, § 12-09 RCNY REPAIR, REPLACE OR PROVIDE AN APPROVED AND OPERATIONAL CARBON MONOXIDE DETECTING DEVICE, INSTALLED IN ACCORDANCE WITH APPL...
- Dec 8, 2025Class C · § 27-2005, 27-2007, 27-2041.1 HMC, §238, § 309; § 107 (2) ( C) MDL AND 28 RCNY §25-171: REPLACE OR REPAIR THE SELF-CLOSING DOORS THAT IS MISSING OR DEFECTIVE HINGES IN THE ENTRA...
- Dec 8, 2025Class B · § 27-2045(B)(1)(A) HMC, § 12-01, § 12-03 RCNY REPAIR, REPLACE OR PROVIDE AN APPROVED AND OPERATIONAL SMOKE DETECTING DEVICE, INSTALLED IN ACCORDANCE WITH DEPARTMENT OF BUILDINGS...
Sourced from NYC Open Data (DOB, HPD, ACRIS). Updated as the city republishes — check the original source for live status.