21-05 30th Ave · New York, NY 11102

$1,399,000

4 bd · 2.0 ba · 1,600 sqft · MultiFamily public records · 35 Days on market

Built 1940 2,500 sqft lot Est $1339k · at est.

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +16.2/30.0
• ARV discount +5.5/15.0
• Appreciation +5.1/10.0
• DSCR +5.0/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

21-05 30th Avenue is a semi-detached two-family home in a prime Astoria location. Sitting on a 25 x 100 lot with a 20' x 40' building size, the property offers an exceptional layout. The first floor has 2 bedrooms and 1 bathroom, and the second floor features 3 bedrooms and 1 bathroom. There is also a full finished basement with plenty of extra space. In the back, the home includes a 2-car garage with a community driveway, a rare find in the area. Conveniently located near shops, restaurants, and transportation, this is a RARE opportunity in Astoria.

Key facts

• 2-car garage
• Community driveway
• 2,500 sq ft lot

Tags

• SEMI-DETACHED TWO-FAMILY HOME
• PRIME ASTORIA LOCATION
• FULL FINISHED BASEMENT
• 2-CAR GARAGE
• COMMUNITY DRIVEWAY

Property features AI

Finance

• Financial info: Two-unit property (multifamily)

Exterior

• Parking: Off-street parking; 2 garage spaces (detached not indicated)
• Utilities: 220 volt electric
• Home design: Brick construction; 2 stories; Approximate year built
• Construction: Brick exterior
• Exterior features: 25 x 100 lot dimensions; Lot approximately 0.06 acres; Zoned R5

Interior

• Bedrooms: Unit 1: 2 bedrooms (level 1); Unit 2: 3 bedrooms (level 2)
• Bathrooms: 2 full bathrooms (total)
• Heating & cooling: Natural gas heating; Steam heating; Cooling units
• Interior features: Finished basement; Air conditioning (unitized)

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/?-bath units multifamily listed at $1.40M.

Deal economics

• At list price, monthly cash flow is $733 ($9k/yr) — positive. Per door: $366/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.14M (18.5% below list).
• Recommended offer: $1.14M (18.5% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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.

Location & tenants

• 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.
• Market conditions: Rents rising fast (+4.8%/yr); 114 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 5,302 units permitted in Queens County in 2024 (4,918 in 5+ unit buildings).
• At $11,405/mo this rent would consume 142% of the median local household income ($97k/yr) (locally 2407% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $12k of equity ($10k loan paydown + $2k appreciation (0.2% local appreciation)).
• Queens County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.2% appreciation + 4.8% rent growth), your $392k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$81k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($1.36M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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.

Recommended offer $1,140,500 (18.5% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
10. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.82% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.24%
• DSCR: 1.10
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $1,339,200
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2308 31 Dr	0.35mi	4/2.0	1,566 (-2%)	5mo	$1,130,000	$722	76
26-19 14th Pl	0.27mi	3/3.0 (-1)	1,600 (0%)	4mo	$1,339,000	$837	75
3004 14th St	0.17mi	5/2.0 (+1)	1,800 (+12%)	10mo	$1,150,000	$639	58
1916 23rd Rd	0.69mi	3/2.0 (-1)	1,590 (-1%)	6mo	$1,380,000	$868	57
31-71 32 St	0.57mi	4/2.0	1,764 (+10%)	1mo	$1,475,000	$836	55
3329 29th St Unit 2FAM	0.59mi	5/2.0 (+1)	1,800 (+12%)	13mo	$1,725,000	$958	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.16% appreciation · 4.79% rent growth · sell at horizon

5-year hold

• IRR: 1.9%
• Equity multiple: 1.09×
• Total profit: $36,781
• Equity at exit: $417,743

10-year hold

• IRR: 8.3%
• Equity multiple: 1.96×
• Total profit: $374,167
• Equity at exit: $511,431

Cash invested: $391,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (CITY): 0 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City New York: 0 Strongly Tenant-Friendly · D+34

Rent Stabilization Code; HSTPA; 6+ months in housing court.

Methodology + full state rankings →

ZIP-level market 11102

• Home prices YoY: 0.1%
• Rents YoY: 4.8%
• Active inventory: 114
• Price-to-rent: 20.4×

Monthly cashflow live

• Estimated rent: $11,405 high
• Mortgage (P&I): −$7,337
• Tax from tax record: −$358 /mo · $4,296/yr
• Insurance: −$583
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,395
• Net cashflow: $733

Break-even live

Break-even rent $10,478

Max offer price $1,399,000

Occupancy floor 89%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	—	$11,406
Total (2 units)			$11,405

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $349,750
• Closing costs: $41,970
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2812 37th St Astoria, NY	3.0	1.5	2200	$4,700	$2.14	18d	1	0.65mi
30-37 38th St Unit 4 Astoria, NY	3.0	2.0	1200	$5,200	$4.33	14d	1	0.73mi
888 Main St New York, NY	1.0–3.0	1.0–2.0	963	$7,375	$7.66	6d	7	0.89mi
344 E 84th St #1 New York, NY	3.0	2.5	2100	$14,000	$6.67	22d	1	1.33mi

Listing history 2 events

1. 2026-05-17
   status Pending
2. 2026-04-11
   listed $1,399,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $4,296 · $358/mo
• Projected year-2 tax: $13,969 · $1,164/mo
• Expected delta: +$9,674/yr (+$806/mo · 225.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $136,860
• − Mortgage interest: −$78,366
• − Property taxes: −$4,296
• − Insurance: −$6,995
• − Repairs & maintenance: −$10,949
• − Management: −$10,949
• − Depreciation: −$40,698
• Taxable loss: −$15,392
• Est. tax savings @ 24.0%: +$3,694
• After-tax cash flow: $12,485/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

No district data.

Livability — New York

• Score: 75/100
• State rank: #268
• US rank: #4188

Category grades

Amenities A+ Commute A+ Cost of living F Crime F Employment A- Housing C+ Health & safety A User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New York, NY
• County: Queens County · 1,914,869 people
• City population: 7,731,280
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 28,503
• Household income: $96,617
• Rent vs Own: 86.6% rent · 13.4% own
• Severe rent burden: 2407.0

Population outlook (Queens County) Hauer SSP2

• Today (2025): 2,546,320 people
• By 2030: 2,643,059 · +3.8%
• By 2040: 2,815,563 · +10.6%
• By 2050: 2,944,423 · +15.6%
• By 2075: 3,123,338 · +22.7%
• By 2100: 3,098,688 · +21.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 47% Hispanic / Latino 26% Asian 15% Two or more races 12% Black 6%
• Hispanic origin (detail): Mexican 4% Puerto Rican 5% Dominican 3%
• Common ancestry: Romanian 2% Lithuanian 1% Italian 1%
• Foreign-born: 34% · Canada, China, Jamaica
• Languages at home: 55% English-only · Spanish 21% Other Indo-European 14% Russian/Polish/Slavic 3%

Political lean MEDSL · Queens

• 2024 margin: Strong D (+24.6) · D 62.3% · R 37.7%
• 2008→2024 swing: -26.2pp toward R · 2008: 50.8pp · 2024: 24.6pp
• All cycles: 2024: D+24.6 2020: D+45.2 2016: D+53.4 2012: D+58.5 2008: D+50.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.16%
• Current HPI: 144.3118
• Rent YoY: ▲ 4.79%
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

2 events — show timeline

• 2026-05-17 Pending — SIBORMLS
• 2026-04-11 Listed $1,399,000 SIBORMLS

Property tax history

+0.4%/yr

Latest (2025): $4,296 · +3.9% YoY. Source: county tax records.