How we got to that number
Unit 4I sold for $465,000 in January 2026. Unit L2-3 still hasn't sold at $450,000 after multiple price adjustments. The renovated value of unit 2K is somewhere in the ballpark of:
$440K to $460K
About 6 weeks for the board to approve the renovation plans, then about 15 weeks of construction
5 months
Maintenance on the property from closing until it's livable
−$7,300
Rent the buyer keeps paying elsewhere over the same period
−$13,600
Timeline: co-op boards typically take 4 to 8 weeks to approve renovation plans, and a 1 to 2 bedroom gut typically takes 12 to 20 weeks of construction once approved. Construction time here scales with the renovation budget inside that range. The purchase approval before closing is not counted. Holding costs use $1,178 a month, the maintenance on L2-3 in this building (the property's may differ), and rent elsewhere of about $2,800 a month. Investor figure uses the midpoint value, 6% resale costs and a 12% profit target. All estimates until we have a contractor quote.
Brighton Beach market snapshot
Buyers are taking longer and negotiating harder. Pricing right from day one matters more than it did a year ago.
Median time from listing to signed contract, 24 days slower than a year ago
Share of active listings that have already cut their price
What homes sell for as a share of their final asking price
Estimated net proceeds: about $269,206
Adjust the figures to update your estimated net proceeds. Transfer taxes update on their own.
| Estimated take-home |
*Flip tax varies by building, so we confirm it with the managing agent. NYC transfer tax on a co-op apartment is 1% up to $500,000 and 1.425% above; New York State adds 0.4%. This is an estimate, not tax or legal advice.
Ways to Maximize Price
Buyers discount anything they're unsure about. Each of these takes a worry off the table, so they can pay more for the property.
Plans approved before closing
We ask the board to review and approve the buyer's renovation plans during the contract period. Work starts at closing, which cuts weeks of maintenance and rent from the buyer's math.
A real contractor quote
A written estimate for the full renovation goes in every buyer packet, so no one has to guess high and offer low.
Renovation rules spelled out
We get the alteration agreement, work-hour rules and any renovation time limits up front, so buyers know exactly what's allowed.
Interactive renderings based on buyer's style
We'll provide buyers access to interactive renderings of the unit renovated in the aesthetic each buyer is looking for, from mid-century modern to beach coastal and everything in between, so each buyer can picture their own finished home.
An empty, clean unit
Cleared out and broom clean for showings, so buyers can see the space and the light.
Optimized pricing strategy
We price just under a round number, like $319,000 instead of $320,000, so the property shows up in more buyers' price-filtered searches.
Renovated 2-bedrooms here top out near $465,000
Recent sales and listings at 2815 Ocean Parkway. Every 2-bedroom on this list is already renovated.
| Unit | Layout | Condition | Price | Status |
|---|
Unit L2-3 has cut its price six times since 2024
Down from its first asking price, with a designer renovation, and still for sale. Starting high didn't raise the price. It used up two years.
How we'll sell Unit 2K
The property's condition is a selling point to the right buyer. The plan is built to find that buyer fast.
Photography and a floor plan
Professional photos and a measured plan that show off the 2-bed, 2-bath layout.
Interactive renderings based on buyer's style
We'll provide buyers access to interactive renderings of the unit renovated in the aesthetic each buyer is looking for, from mid-century modern to beach coastal and everything in between, so each buyer can picture their own finished home.
A contractor estimate in every packet
Buyers who know the renovation cost offer with confidence instead of guessing low.
Every NYC agent sees it
Full exposure on StreetEasy, Zillow and the agent listing service, so any agent's buyer can find the property.
Renovators and investors, directly
We work every day with buyers looking for homes that need work, and we call them first.
A report every week
You'll receive a report every week with the number of showings, buyer feedback and any offers, so you always know where things stand.
Sample of the weekly report you'll receive
Love the layout, want the contractor quote.
We get ahead of the co-op board
Board surprises are what kill co-op deals. We confirm each of these before the property goes live.
From signing to closing in about four months
Co-op timing depends on the board. We expedite wherever possible. Here's a rough timeline:
Week 1
Measure, photograph, get a contractor estimate, create renderings.
Week 2
Go live everywhere and call our renovator and investor buyers.
Weeks 3 to 6
Open houses, private tours and your weekly report.
Contract
We assemble and submit it with the buyer's team.
60 to 90 days later
We keep the board, attorneys and lender moving on schedule.
Ready when you are
To get started, we'll need:
- Your stock certificate and proprietary lease (if you don't have these, we can help locate them)
- Your most recent maintenance statement (if you don't have it, we can help obtain it)
- Any share loan payoff details (if you don't have these, we can help gather them)
- Any past alteration approvals for the unit (if you don't have these, we can help locate them)
- A time for our measurement and photo visit
You don't need to have all of these documents on hand to get started. We can gather anything you don't have access to throughout the process.
Homes that need work are what we do
Estate and distressed sales are our core business across Brooklyn, Queens, the Bronx and Staten Island.
Price to Sell, Not Sit on the Market
Real numbers from real sales, so we don't have to do price adjustments later.