Sunset Park, Brooklyn — 11220 / 11232
Median Asking Rent · 382 observations · Q1 2026
YoY Change
+6.1%
Median Rent
$2,850
New Supply
804 units
Vintage Mix
66% pre-1980
Rent Decomposition
Six factors stack to produce the submarket median. Each row shows the incremental contribution and running total.
Factor 01
Location Base
Sunset Park submarket floor — what the zip code commands before any building-level factors
+$2.20
$2.20
Factor 02
Vintage Premium
New construction (2020+) commands +$1.20/SF over pre-war. Modern rehabs split the difference.
+$0.48
$2.68
Factor 03
Unit Mix Effect
Studios push higher PSF. 3-beds compress it. The neighborhood skews 1BR, which lifts the median.
+$0.22
$2.90
Factor 04
Amenity Package
Elevator, laundry in-unit, doorman, outdoor space. Each adds $0.08–0.15/SF. Full package stacks.
+$0.28
$3.18
Factor 05
Floor Premium
High-floor units with skyline or harbor views pull 5–8% over ground-floor equivalents.
+$0.12
$3.30
Factor 06
Transit Access
Within 5-min walk of D/N/R at 36th St adds ~$0.12–0.18/SF vs eastern edges of the submarket.
+$0.12
$3.42
Total
$3.42
Vintage Analysis
66% of stock was built before 1980. New construction commands 84% more per square foot than pre-war — and the pipeline is adding 800+ units.
< 1940
Pre-War
$2.64
/SF
Row houses, walk-ups. Original detail, limited amenities. Rent-stabilized stock dominates.
145
properties
38%
of stock
1940–1979
Post-War
$2.82
/SF
6-story elevator buildings. Larger floor plates, utilitarian finishes. Mixed stabilization.
107
properties
28%
of stock
1980–2014
Modern
$3.38
/SF
Infill development. Better mechanicals, some amenities. Free-market pricing.
69
properties
18%
of stock
2015+
New Const.
$4.85
/SF
One Sunset, 6208 8th Ave pipeline. Full amenity, high-floor premiums. Top of market.
61
properties
16%
of stock
Rent Drivers
Unit Size
Studio
$4.12
120%
1 Bedroom
$3.58
105%
2 Bedroom
$3.18
93%
3 Bedroom
$2.90
85%
Index: 100 = submarket median ($3.42/SF)
Takeaway
Smaller units command significantly higher PSF rents. Studios trade at a 41% premium to 3-bedrooms — the classic inverse relationship between unit size and PSF pricing.
Amenities
Full Package
$4.02
118%
Elevator + Laundry
$3.55
104%
Elevator Only
$3.20
94%
Walk-up / None
$2.68
78%
Index: 100 = submarket median ($3.42/SF)
Takeaway
Amenities create a 50% rent spread between top and bottom tiers. Even basic amenity stacking (elevator + laundry) outperforms walk-ups by 32%, suggesting strong rent correlation with investment.
Stabilization
Free Market
$3.82
112%
421-a Expiring
$3.15
92%
Rent Stabilized
$2.48
73%
Index: 100 = submarket median ($3.42/SF)
Takeaway
Free-market units command a 54% premium over rent-stabilized stock. The 421-a expiring category represents potential upside — repricing opportunity as abatements roll off.
Transit Proximity
< 5 min walk
$3.68
108%
5–10 min walk
$3.42
100%
> 10 min walk
$3.08
90%
Index: 100 = submarket median ($3.42/SF)
Takeaway
Transit proximity creates a modest but consistent premium. The 20% spread is narrower than other drivers, suggesting transit is a hygiene factor rather than a primary differentiator.
Supply Pipeline
Three projects are reshaping rent expectations. All deliver at or above $4.50/SF — pulling the submarket median higher with each lease-up.
One Sunset
201 25th St
Ailanthus / BEB / SK
187 units
Leasing2026 Q1
6208 Eighth Ave
6208 8th Ave
Watermark Capital
497 units
Under Construction2027 Q2
Industry City Resi
51st St Corridor
Belvedere Capital
120 units
Planned2028+
Where Brooklyn's industrial past meets its residential future — 550+ businesses, 25-minute ferry to Manhattan, and the city's most undervalued waterfront.
550+
Businesses at Industry City
25
Min to Manhattan
34%
5-Year Rent Growth
89
Walk Score
Neighborhood
Industry City brought 550+ businesses. The ferry brought Manhattan in 25 minutes. The food scene brought everyone else.
Distances from subject · OpenStreetMap
About POPL
POPL is a Brooklyn-based real estate intelligence platform. We decompose submarket rent into its fundamental drivers — vintage, amenity, stabilization status, transit access — so operators and investors can underwrite with precision.
Our Sunset Park tracker aggregates StreetEasy pulls, comp observations, and supply pipeline data into a living forecast model. This page is the public layer — the analytical engine lives behind the tracker.
Weekly StreetEasy pulls decomposed into PSF by vintage, unit type, amenity, and stabilization.
Comparable properties with real-time data on asking rents, concessions, and lease-up velocity.
Pipeline tracking from permit to TCO. Unit counts, delivery dates, developer and financing intel.
8–12 weeks of observations build into a 10-year submarket rent forecast with scenario analysis.
Get In Touch
Whether you're underwriting a Sunset Park acquisition, tracking the lease-up at One Sunset, or building a submarket thesis — we'd like to hear from you.
hello@wearepopl.com
Location
Sunset Park, Brooklyn NY