125-10 Queens Blvd #2404 · New York, NY 11415

$299,000

1 bd · 1.0 ba · 1,000 sqft · Condo · 139 Days on market

Built 1960

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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 +12.8/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• DSCR +3.8/10.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Beautiful Apartment Offers- A Terrace With Magnificent Views, Gut Renovated Kitchen And Bathroom, Beautiful Floor Through-Out. This Luxurious High-Rise Bldg Features 24Hr Doorman, Gym, Cac, Garage, Sundeck, Storage, Laundry Room Every Floor, Etc... Express Manhattan Bus Right Across Blvd., 2 Blocks To Express Train, Lirr, And Q10., Additional information: Appearance:Excellent,Interior Features:Combo Kitchen

Key facts

• Renovated bathroom
• Private terrace
• Renovated kitchen

Tags

• PRIVATE TERRACE
• SWEEPING PANORAMIC VIEWS
• RENOVATED KITCHEN
• RENOVATED BATHROOM
• BUILDING AMENITIES
• 24HR DOORMAN

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $299k.

Deal economics

• At list price, monthly cash flow is $-26 ($-315/yr) — negative.
• To cash-flow at today's rent, offer at most $295k (1.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $258k (13.6% below list).
• Recommended offer: $258k (13.6% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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 (+1.4%/yr); 133 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• This rent runs 36% of the median local income ($86k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Queens County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 14y ago; this cycle's ask has dropped $21k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $258,232 (13.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.86% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.38%
• DSCR: 0.98
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.35% rent growth · sell at horizon

5-year hold

• IRR: -18.8%
• Equity multiple: 0.35×
• Total profit: $-54,304
• Equity at exit: $44,582

10-year hold

• IRR: -14.9%
• Equity multiple: 0.21×
• Total profit: $-66,028
• Equity at exit: $25,852

Cash invested: $83,720 (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 11415

• Rents YoY: 1.4%
• Active inventory: 133
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,582 high
• Mortgage (P&I): −$1,568
• Tax est. 1.5%: −$374 /mo · $4,485/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$542
• Net cashflow: $-26

Break-even live

Break-even rent $2,616

Max offer price $295,196

Occupancy floor 96%

Sensitivity live

Price	-10% $180	-5% $77	+0% $-26	+5% $-130	+10% $-233
Rent	-10% $-230	-5% $-128	+0% $-26	+5% $76	+10% $178
Rate	-1.0pp $124	-0.5pp $50	base $-26	+0.5pp $-104	+1.0pp $-183

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
123-40 83rd Ave Unit 2107 Jamaica, NY	1.0	1.0	750	$2,573	$3.43	25d	1	0.07mi
123-40 83rd Ave Unit 8B Queens, NY	1.0	1.0	800	$2,450	$3.06	25d	1	0.07mi
13915 83rd Ave #717 Jamaica, NY	1.0	1.0	800	$2,400	$3.00	6d	1	0.36mi
138-54 Hoover Ave Unit 3R Jamaica, NY	2.0	1.5	1200	$3,100	$2.58	16d	1	0.41mi
13828 Queens Blvd Unit 2E Briarwood, NY	1.0	1.0	700	$2,600	$3.71	8d	1	0.50mi
13828 Queens Blvd Unit 7A Briarwood, NY	2.0	1.0	810	$3,600	$4.44	25d	1	0.50mi
124-14 Metropolitan Ave Unit 2F Kew Gardens, NY	2.0	1.0	850	$2,900	$3.41	25d	1	0.51mi
141-35 Pershing Cres Unit 1B Jamaica, NY	1.0	1.5	1100	$2,800	$2.55	21d	1	0.51mi
14160 84th Rd Unit 2G Jamaica, NY	1.0	1.0	700	$2,200	$3.14	15d	1	0.52mi
135-26 78th Ave Unit 2FL Flushing, NY	2.0	1.0	900	$2,800	$3.11	3d	1	0.53mi
84-03 Lander St Unit 2B Jamaica, NY	2.0	2.0	850	$3,250	$3.82	25d	1	0.54mi
14112 78th Rd Unit 1G Flushing, NY	1.0	1.0	700	$2,200	$3.14	25d	1	0.57mi
87-13 135th St Unit 3 Jamaica, NY	2.0	1.0	1400	$2,850	$2.04	25d	1	0.61mi
11624 Grosvenor Ln Unit 11D Richmond Hill, NY	2.0	2.0	950	$3,200	$3.37	25d	1	0.62mi
83-83 118th St Unit 2E Kew Gardens, NY	2.0	1.5	1000	$3,200	$3.20	15d	1	0.62mi
8383 118th St Kew Gardens, NY	1.0–2.0	1.0–1.5	900	$2,600	$2.89	25d	2	0.62mi
83-60 118th St Unit 4F Kew Gardens, NY	2.0	1.0	800	$2,500	$3.12	25d	1	0.63mi
12401 Hillside Ave Richmond Hill, NY	2.0	1.0	800	$2,700	$3.38	0d	1	0.64mi
8455 Daniels St Unit 5H Jamaica, NY	1.0	1.0	750	$2,300	$3.07	20d	1	0.65mi
7540 Austin St Unit 4HR Forest Hills, NY	1.0	1.0	841	$2,600	$3.09	0d	1	0.66mi
123-16 Hillside Ave Unit 1st Fl Jamaica, NY	2.0	1.0	869	$2,700	$3.11	25d	1	0.68mi
7837 Main St Unit 2G Queens, NY	1.0	1.0	700	$2,300	$3.29	25d	1	0.70mi
122-08 Hillside Ave Unit 2 Jamaica, NY	2.0	1.0	700	$2,500	$3.57	25d	1	0.70mi
13532 Kew Gardens Rd Richmond Hill, NY	2.0	1.0	1070	$2,500	$2.34	25d	1	0.71mi
8371 116th St Unit 7C Richmond Hill, NY	1.0	1.0	800	$2,600	$3.25	0d	1	0.72mi
8371 116th St Jamaica, NY	1.0	1.0	688	$2,725	$3.96	6d	2	0.73mi
7835 147th St Unit 2E Flushing, NY	1.0	1.0	700	$2,200	$3.14	7d	1	0.76mi
12015 Jamaica Ave Unit 2 Jamaica, NY	2.0	1.0	700	$2,200	$3.14	25d	1	0.81mi
11007 73rd Rd Forest Hills, NY	1.0	1.0	950	$1,800	$1.89	20d	1	0.84mi
148-16 87th Ave Unit 2 Jamaica, NY	2.0	1.0	700	$2,300	$3.29	18d	1	0.94mi
11019 72nd Rd Unit 1B Forest Hills, NY	1.0	1.0	750	$3,200	$4.27	15d	1	0.95mi
150 Greenway Ter Forest Hills, NY	1.0–2.0	1.0	937	$3,825	$4.08	21d	2	0.97mi
150 Greenway Ter Forest Hills, NY	1.0–2.0	1.0	937	$3,825	$4.08	0d	2	0.97mi
14832 87th Ave Jamaica, NY	2.0	1.0	768	$2,800	$3.65	20d	1	0.97mi
10825 72nd Ave Forest Hills, NY	1.0–2.0	1.0	700	$3,500	$5.00	6d	2	1.03mi
108-25 72nd Ave Unit 6B Flushing, NY	2.0	1.0	800	$3,900	$4.88	0d	1	1.03mi
148-37 88th Ave Queens, NY	2.0	2.0	900	$3,500	$3.89	25d	1	1.10mi
10740 70th Rd Unit 7F Forest Hills, NY	1.0	1.0	750	$2,650	$3.53	25d	1	1.21mi
150-25 72nd Rd Flushing, NY	1.0	1.0	700	$2,300	$3.29	25d	1	1.24mi
10620 70th Ave Unit 6B Forest Hills, NY	1.0	1.0	765	$3,600	$4.71	25d	1	1.26mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: gymdoorman
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-04-06
   status Pending
2. 2026-02-13
   price $299,000
3. 2025-11-09
   listed $320,000 Active
4. 2018-07-06
   soldstatus $268,000 Closed 415-char remark

   Show marketing remark (415 chars)

   This Beautiful Apartment Offers- A Terrace With Magnificent Views, Gut Renovated Kitchen And Bathroom, Beautiful Floor Through-Out. This Luxurious High-Rise Bldg Features 24Hr Doorman, Gym, Cac, Garage, Sundeck, Storage, Laundry Room Every Floor, Etc... Express Manhattan Bus Right Across Blvd., 2 Blocks To Express Train, Lirr, And Q10., Additional information: Appearance:Excellent,Interior Features:Combo Kitchen

5. 2018-03-05
   status Under Contract 415-char remark

   Show marketing remark (415 chars)

   This Beautiful Apartment Offers- A Terrace With Magnificent Views, Gut Renovated Kitchen And Bathroom, Beautiful Floor Through-Out. This Luxurious High-Rise Bldg Features 24Hr Doorman, Gym, Cac, Garage, Sundeck, Storage, Laundry Room Every Floor, Etc... Express Manhattan Bus Right Across Blvd., 2 Blocks To Express Train, Lirr, And Q10., Additional information: Appearance:Excellent,Interior Features:Combo Kitchen

6. 2018-01-30
   listed $278,000 New 415-char remark

   Show marketing remark (415 chars)

   This Beautiful Apartment Offers- A Terrace With Magnificent Views, Gut Renovated Kitchen And Bathroom, Beautiful Floor Through-Out. This Luxurious High-Rise Bldg Features 24Hr Doorman, Gym, Cac, Garage, Sundeck, Storage, Laundry Room Every Floor, Etc... Express Manhattan Bus Right Across Blvd., 2 Blocks To Express Train, Lirr, And Q10., Additional information: Appearance:Excellent,Interior Features:Combo Kitchen

7. 2017-12-23
   historical
8. 2017-11-09
   price $278,888
9. 2017-06-28
   listed $289,000 New
10. 2015-09-29
    soldstatus $168,000
11. 2015-09-29
    soldstatus $168,000 Closed
12. 2015-07-06
    status Under Contract
13. 2015-06-02
    listed $170,000 New
14. 2015-06-02
    listed $170,000
15. 2015-03-27
    historical
16. 2015-02-10
    listed $199,000
17. 2013-08-22
    historical
18. 2013-07-22
    listed $165,000
19. 2012-10-10
    soldstatus $135,000
20. 2012-05-25
    listed $139,888

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

Taxation est. · year 1

• Rental income: $30,988
• − Mortgage interest: −$16,749
• − Property taxes: −$4,485
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,479
• − Management: −$2,479
• − Depreciation: −$8,698
• Taxable loss: −$5,397
• Est. tax savings @ 24.0%: +$1,295
• After-tax cash flow: $980/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): 21,154
• Household income: $86,394
• Rent vs Own: 55.5% rent · 44.5% own
• Severe rent burden: 1615.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 43% Hispanic / Latino 25% Asian 20% Two or more races 11% Black 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 5% Dominican 4%
• Common ancestry: Scotch-Irish 6% Romanian 5% Scandinavian 1%
• Foreign-born: 38% · Canada, Jamaica, China
• Languages at home: 45% English-only · Spanish 18% Other Indo-European 12% Russian/Polish/Slavic 10%

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: ▼ -155.23%
• Current HPI: 184.7643
• Rent YoY: ▲ 1.35%
• 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

+113.7% since first listed

20 events — show timeline

• 2026-04-06 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-02-13 Price Changed $299,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-09 Listed $320,000 OneKey® MLS as Distributed by MLS Grid
• 2018-07-06 Sold (MLS) $268,000 OneKey® MLS as Distributed by MLS Grid
• 2018-03-05 Pending — OneKey® MLS as Distributed by MLS Grid
• 2018-01-30 Listed $278,000 OneKey® MLS as Distributed by MLS Grid
• 2017-12-23 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2017-11-09 Price Changed $278,888 OneKey® MLS as Distributed by MLS Grid
• 2017-06-28 Listed $289,000 OneKey® MLS as Distributed by MLS Grid
• 2015-09-29 Sold (MLS) $168,000 MLSLI
• 2015-09-29 Sold (MLS) $168,000 OneKey® MLS as Distributed by MLS Grid
• 2015-07-06 Pending — MLSLI
• 2015-06-02 Listed $170,000 MLSLI
• 2015-06-02 Listed $170,000 OneKey® MLS as Distributed by MLS Grid
• 2015-03-27 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2015-02-10 Listed $199,000 OneKey® MLS as Distributed by MLS Grid
• 2013-08-22 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2013-07-22 Listed $165,000 OneKey® MLS as Distributed by MLS Grid
• 2012-10-10 Sold (MLS) $135,000 OneKey® MLS as Distributed by MLS Grid
• 2012-05-25 Listed $139,888 OneKey® MLS as Distributed by MLS Grid