Sky Three Residences · Comp Intelligence
Comp Tracker
532 Neptune Avenue·West Brighton, BrooklynF-line + Hyperlocal Class A
Snapshot
June 9, 2026
Confidential · Not for distribution
Starting rent · 2BR
Sky Three
$4,225
18 buildings in comp set
vs Hyperlocal
+$186
$4,039 avg start · 6 bldgs
vs F-line avg
-$1,751
$5,976 avg start · 15 bldgs
Transit to Manhattan
47 min
East Broadway (F)
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F Line · 2BR Medians
Where Sky Three sits along the F line
Each row is one F stop. Bar = neighborhood median 2BR asking rent (StreetEasy). Longer bar = higher rent. Rent isn't monotonic with distance — DUMBO and SoHo lead the line.
Sky Three·47 min out
-$617 vs F-line BK median
Min
Neighborhood
Median 2BR
Rent
- 50mConey Island$2,800● 1 comp
- 47mWest Brighton$2,650● 1 comp
- 34mSheepshead Bay$2,950
- 22mKensington$3,400
- 17mWindsor Terrace$4,900● 1 comp
- 13mGowanus$5,300
- 11mCarroll Gardens$6,200● 5 comps
- 9mBoerum Hill$5,600
- 5mDowntown Brooklyn$5,200● 4 comps
- 3mDUMBO$7,400
- Manhattan
- 0mChinatown$5,800
- +2mLower East Side$6,300
- +4mEast Village$5,900
- +6mNoHo$7,800
- +8mWest Village$7,500
- +12mChelsea$6,900
- +14mMidtown West$5,700
- +20mMidtown$6,400
Brooklyn stopManhattan stopOur tracked comp
Source: StreetEasy Market Data, 2026-Q1. Minutes = rush-hour ride to East Broadway, the first Manhattan F stop.
Comp Universe
24 properties · starting rent, 2BR
Lowest advertised gross rent per unit type. Toggle reprices every module. ◆ = concession on file.
| Building | Dist▲ | Yr▾ | Units | Transit▾ | 2BR From▾ | Net Eff. | $/SF/YR | vs Sky3▾ |
|---|---|---|---|---|---|---|---|---|
▸ Sky Three Residences Club West Brighton · Anchor | — | 2025 | 499 | 47 | $4,225(3)◆ | $3,873 | $54 | — |
▸ The Bay Gravesend · F-line + Hyperlocal | 0.17 | 2024 | 189 | 47 | $3,950(2) | — | — | -$275 |
▸ Sea Breeze Tower Brighton Beach · Hyperlocal | 0.25 | 2020 | 114 | 45 | $4,800(1) | — | — | +$575 |
▸ 1515 Surf Coney Island · F-line + Hyperlocal | 0.58 | 2024 | 463 | 48 | $3,185(5) | — | — | -$1,040 |
▸ Avalon Brooklyn Bay Sheepshead Bay · Hyperlocal | 1.08 | 2020 | 180 | 42 | $4,200(3) | — | — | -$25 |
▸ Ocean Drive Coney Island · F-line + Hyperlocal | 1.54 | 2019 | 425 | 50 | $3,800(2) | — | — | -$425 |
▸ The Shoreline Bath Beach · Hyperlocal | 1.57 | 2024 | 248 | 45 | $4,300(5) | — | — | +$75 |
▸ One Park Point Windsor Terrace · F-line | 4.89 | 2024 | 375 | 15 | $5,400(5) | — | — | +$1,175 |
▸ 875 Fourth Sunset Park · Corridor-adjacent | 5.51 | 2023 | 150 | 18 | $4,350(2) | — | — | +$125 |
▸ Society Brooklyn Gowanus · F-line | 6.73 | 2025 | 517 | 9 | $6,400(8) | — | — | +$2,175 |
▸ 420 Carroll Gowanus · F-line | 6.84 | 2024 | 360 | 9 | $6,190(4) | — | — | +$1,965 |
▸ 365 Bond Street Gowanus · F-line | 6.85 | 2016 | 430 | 9 | $7,350(2) | — | — | +$3,125 |
▸ 499 President Gowanus · F-line | 6.87 | 2025 | 350 | 9 | — | — | — | — |
▸ 363 Bond Street Gowanus · F-line | 6.88 | 2018 | 270 | 9 | $6,230(2) | — | — | +$2,005 |
▸ Union Channel at Gowanus Wharf Gowanus · F-line | 7.00 | 2025 | 224 | 9 | $6,300(3) | — | — | +$2,075 |
▸ 505 State Street Downtown Brooklyn · F-line | 7.34 | 2024 | 440 | 6 | $8,326(1) | — | — | +$4,101 |
▸ 300 Ashland Place Fort Greene · F-line | 7.38 | 2015 | 379 | 7 | — | — | — | — |
▸ The Ashland Fort Greene · F-line | 7.48 | 2016 | 586 | 7 | — | — | — | — |
▸ The Brook Downtown Brooklyn · F-line | 7.62 | 2025 | 591 | 5 | $8,995(3) | — | — | +$4,770 |
▸ City Tower (10 City Point) Downtown Brooklyn · F-line | 7.73 | 2016 | 440 | 5 | $5,900(2) | — | — | +$1,675 |
▸ The Willoughby Downtown Brooklyn · F-line | 7.75 | 2018 | 476 | 5 | $7,786(2) | — | — | +$3,561 |
▸ AVA DoBro Downtown Brooklyn · F-line | 7.79 | 2016 | 500 | 5 | $5,482(1) | — | — | +$1,257 |
▸ One Boerum Place Boerum Hill · F-line | 7.79 | 2019 | 96 | 7 | — | — | — | — |
▸ Magnolia Dumbo Dumbo · F-line | 8.63 | 2021 | 320 | 3 | — | — | — | — |
Recent Changes
Apr 23, 2026 → Jun 9, 2026
41 moves
- Ocean Drive3BR · $8,853 → $4,895-$3,957-44.7%
- Society Brooklyn2BR · $5,200 → $7,090+$1,890+36.3%
- Sea Breeze Tower3BR · $3,475 → $4,950+$1,475+42.4%
- Society Brooklyn3BR · $8,632 → $10,098+$1,466+17.0%
- Sea Breeze Tower2BR · $3,600 → $4,800+$1,200+33.3%
- Sea Breeze Tower1BR · $2,530 → $3,650+$1,120+44.3%
- 499 President1BR · $4,300 → $5,350+$1,050+24.4%
- 875 Fourth2BR · $5,607 → $4,675-$932-16.6%