0.20 miRenovated
MLS Sold$1.69M
$289/sf
8585 Riverbend Ct, Brooklyn NY
- 10 bd · 9 ba
- 5,840 sqft · built 1977
- Sold 71d ago · 129d on market
Subject is 124 sqft larger
Selected because all three are renovated, match the multi-family layout (5-unit profile), and lack distinguishing premium features (no pool, no garage upgrades), keeping them tight to the subject. All three closed within the last 4 months and within 0.37mi of the subject.
Max allowable offer
$724,000
65% of ARV − repairs − fee
Open negotiation around $680,600
After repair value
$1,973,000
Est. repairs
$548,500
Sale to buyer
$734,000
Leod suggests 65% MAO for this submarket
Based on submarket trends — recent sub-MAO buyer activity and a stable for-sale regime in this ZIP support a 65% rule.
Inputs
Max allowable offer (% of ARV)
The 3 strongest comps Leod selected to value this property.
$1.69M
$289/sf
8585 Riverbend Ct, Brooklyn NY
Subject is 124 sqft larger
$2.58M
$432/sf
2253 Chestnut St, Brooklyn NY
Very close to subject size
$1.58M
$289/sf
1329 Palmetto Dr, Brooklyn NY
Subject is 484 sqft larger
Standard adjustments applied for differences between each comp and the subject.
ARV rolled up from the 3 selected comparables, with adjustments applied.
Estimated ARV range
$1,637,000 – $2,583,000
Avg square feet
5,767 sqft
Subject 5,964 sqft
Price per sqft
$342/sf
Weighted across comps
Avg bedrooms
10.7
Subject 12
Avg bathrooms
8.7
Subject 9
Avg lot size
0.13 ac
Subject 0.12 ac
Avg year built
1967
Subject 1975
Avg distance
0.3 mi
From subject
Avg months sold
3 mo
Recency-weighted
Notes