24-11 37th Ave

New York, NY 11101

$855,600A

6 bd · 4.0 ba · 2,214 sqft · Built 1940 · MultiFamily · Pending · 196 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $13,911/mo
• Mortgage (P&I): −$4,487
• Tax + insurance: −$1,113
• HOA: −$0
• Vac / Maint / Mgmt: −$2,921
• Net cashflow: $5,389/mo
• Annual: $64,673/yr
• Cap rate: 13.85%
• Cash-on-cash: 27.00%
• DSCR: 2.20
• 1% rule: 1.63%
• Cash to close: $239,568

Investor read

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $856k.
• At list price, monthly cash flow is $5k ($65k/yr) — positive. Per door: $3k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($14k rent vs $856k).
• It's been on market 196 days — a 12% lower offer ($753k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $753k (12.0% below list) — sets the bar for market timing.
• In year one you build about $54k of equity ($6k loan paydown + $48k appreciation (5.6% local appreciation)).
• Location reads 75/100 on livability (#268 in NY, #4,188 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A; Watch: crime F, cost of living F.
• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: Rents rising (+1.1%/yr); 259 active listings in the ZIP; high-income renter base; 5,302 units permitted in Queens County in 2024 (4,918 in 5+ unit buildings).
• Queens County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• Current owner paid $542k; list at $856k implies a 58% gain — meaningful room to come down on a strong offer.
• At projected returns (5.6% appreciation + 1.1% rent growth), your $240k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$86k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
• Climate carrying-cost: major flood risk; major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
• Cap rate 13.9% vs local median 2.6% in New York — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.
• At $13,911/mo this rent would consume 138% of the median local household income ($121k/yr) (locally 3440% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Questions for listing agent

• It's been on market 196 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
• Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
• What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
• Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
• Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?