106-07 Guy R Brewer Blvd · New York, NY 11433

$859,999

None bd · None ba · 3,300 sqft · MultiFamily · 33 Days on market

Built 1931 Poor condition 2,000 sqft lot Est $1386k · 38% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Excellent Development Opportunity right at the Guy R Brewer Blvd in Jamaica, Queens. Zoning R7A, C1-4. Lot Size 20X100, Total Buildable 8000 Sqft. Currently has a 3300 sqft structure of a three-story mixed-use building. Need complete renovation. The Property will be delivered with an approved plan for a 7-family plus storefront mixed-use building. Conveniently located next to York College, 2 blocks from Jamaica Center Train Station, and close to all community amenities. EXCELLENT LOCATION!

Key facts

• Zoning r7a c1-4
• Next to york college
• 2,000 sq ft lot

Tags

• DEVELOPMENT OPPORTUNITY
• ZONING R7A C1-4
• NEXT TO YORK COLLEGE

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public sewer; Other utilities (see remarks)
• Home design: Triplex; Fixer condition
• Construction: Brick construction
• Exterior features: Brick exterior; Not waterfront

Interior

• Heating & cooling: No central cooling; No listed heating or other heating
• Interior features: Full basement; Other interior features

What this means for you Summary

Snapshot

• This is a multifamily listed at $860k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $6k ($71k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($15k rent vs $860k).
• Recommended offer: $834k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.6% 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.
• Zoned schools: Elm Tree Elementary School (math 27% / reading 52%, grade F, #1,444 of 2,108 statewide, top 71%, 806 students, 94% FRL); Is 227 Louis Armstrong (math 52% / reading 69%, grade B+, #153 of 729 statewide, top 21%, 1,528 students, 68% FRL); Midwood High School (math 94% / reading 96%, grade A+, #83 of 1,100 statewide, top 8%, 4,062 students, 73% FRL).
• Market conditions: 121 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $15,054/mo this rent would consume 233% of the median local household income ($78k/yr) (locally 1701% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $26k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $241k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($834k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask is 8% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1931 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $834,199 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1931 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.75% ✓
• Cap rate: 14.59%
• Cash-on-cash: 29.65%
• DSCR: 2.32
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $1,386,000
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 -07 Guy R Brewer Blvd	0.35mi	4/2.0	3,300 (0%)	14mo	$601,000	$182	72
17207A 90th Ave	0.73mi	9/6.0	3,240 (-2%)	5mo	$1,360,000	$420	59
10615 155th St	0.36mi	8/5.0	2,920 (-12%)	11mo	$1,150,000	$394	55
109-10 157th St	0.48mi	6/3.0	2,850 (-14%)	3mo	$1,340,000	$470	53

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

Projected returns pro-forma

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

5-year hold

• IRR: 24.2%
• Equity multiple: 2.00×
• Total profit: $239,791
• Equity at exit: $128,229

10-year hold

• IRR: 32.0%
• Equity multiple: 3.90×
• Total profit: $697,649
• Equity at exit: $74,357

Cash invested: $240,800 (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 11433

• Active inventory: 121
• Price-to-rent: 33.3×

Monthly cashflow live

• Estimated rent: $15,054 medium
• Mortgage (P&I): −$4,510
• Tax est. 1.5%: −$1,075 /mo · $12,900/yr
• Insurance: −$358
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,161
• Net cashflow: $5,949

Break-even live

Break-even rent $7,523

Max offer price $859,999

Occupancy floor 55%

Sensitivity live

Price	-10% $6,544	-5% $6,247	+0% $5,949	+5% $5,652	+10% $5,355
Rent	-10% $4,760	-5% $5,355	+0% $5,949	+5% $6,544	+10% $7,139
Rate	-1.0pp $6,382	-0.5pp $6,168	base $5,949	+0.5pp $5,727	+1.0pp $5,500

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

Units	Beds	Baths	Est. rent
▸ 7× units	1	1	$15,057
Total (7 units)			$15,054

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: $215,000
• Closing costs: $25,800
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
146-54 106th Ave Unit 2nd Floor Jamaica, NY	3.0	2.0	2618	$3,500	$1.34	18d	1	0.65mi
155-09 113th Ave Unit 2nd Jamaica, NY	3.0	1.0	2500	$2,800	$1.12	26d	1	0.83mi
114-50 Sutphin Blvd Jamaica, NY	2.0	1.0	2520	$2,300	$0.91	26d	1	1.04mi
9026 138th Pl Jamaica, NY	3.0	1.5	2892	$3,753	$1.30	6d	1	1.06mi
90-24 138th Pl Unit 3 Jamaica, NY	3.0	2.0	2500	$3,500	$1.40	26d	1	1.06mi
111-32 139th St Unit 2 Jamaica, NY	3.0	2.0	3520	$3,700	$1.05	26d	1	1.26mi
127-28 103rd Rd Unit 1 South Richmond Hill, NY	2.0	1.0	2520	$2,800	$1.11	26d	1	1.44mi
19018 Woodhull Ave Hollis, NY	3.0	2.0	4530	$3,000	$0.66	26d	1	1.48mi

Listing history 17 events

1. 2026-06-21
   days on market $859,999 Active 33 DOM
2. 2026-06-18
   days on market $859,999 Active 30 DOM
3. 2026-06-17
   pricedays on market $859,999 Active 29 DOM
4. 2026-06-16
   days on market $799,000 Active 28 DOM
5. 2026-06-15
   days on market $799,000 Active 27 DOM
6. 2026-06-13
   days on market $799,000 Active 25 DOM
7. 2026-06-10
   days on market $799,000 Active 21 DOM
8. 2026-06-08
   days on market $799,000 Active 20 DOM
9. 2026-06-08
   days on market $799,000 Active 19 DOM
10. 2026-06-04
    days on market $799,000 Active 16 DOM
11. 2026-06-03
    days on market $799,000 Active 15 DOM
12. 2026-06-02
    days on market $799,000 Active 14 DOM
13. 2026-06-01
    days on market $799,000 Active 13 DOM
14. 2026-05-31
    days on market $799,000 Active 12 DOM
15. 2026-05-19
    listed $799,000 Active
16. 2024-11-11
    historical
17. 2024-05-01
    listed $620,000 Active

ⓘ 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: $180,648
• − Mortgage interest: −$48,173
• − Property taxes: −$12,900
• − Insurance: −$4,300
• − Repairs & maintenance: −$14,452
• − Management: −$14,452
• − Depreciation: −$25,018
• Taxable income: $61,353
• Est. tax owed @ 24.0%: −$14,725
• After-tax cash flow: $56,668/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

This property requires extensive renovation, including landscaping, fencing repair, and exterior painting, to improve its resale and rental value.

Repairs flagged

• Major landscaping — Overgrown vegetation and debris
• Major fencing — Damaged and overgrown
• Major exterior paint — No visible paint condition

Value-add opportunities

• Both landscaping and fencing improvements — Enhances curb appeal and safety
• Both exterior painting — Improves property appearance and value
• Both roof inspection and repair — Ensures structural integrity and safety

Renovation cost estimate screening

Repair item	Severity	Est. cost
landscaping · Overgrown vegetation and debris	Major	$15,000–50,000
fencing · Damaged and overgrown	Major	$15,000–50,000
exterior paint · No visible paint condition	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both landscaping and fencing improvements — Enhances curb appeal and safety ↑
• Both exterior painting — Improves property appearance and value ↑
• Both roof inspection and repair — Ensures structural integrity and safety ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 37,884
• Household income: $77,519
• Rent vs Own: 52.6% rent · 47.4% own
• Severe rent burden: 1701.0

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 0.65)
• Race & ethnicity: Black 55% Asian 17% Hispanic / Latino 13% Two or more races 5% White 2% Native American 1%
• Hispanic origin (detail): Puerto Rican 3% Dominican 4%
• Common ancestry: Hispanic 2%
• Foreign-born: 42% · Canada, China, United Kingdom
• Languages at home: 69% English-only · Other Indo-European 13% Spanish 11% French/Haitian/Cajun 4%

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: ▼ -250.63%
• Current HPI: 383.7055
• Rent YoY: —
• 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

+28.9% since first listed

3 events — show timeline

• 2026-05-19 Listed $799,000 OneKey® MLS as Distributed by MLS Grid
• 2024-11-11 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-05-01 Listed $620,000 OneKey® MLS as Distributed by MLS Grid