123-35 82nd Unit 4D · New York, NY 11415

$188,500

1 bd · 1.0 ba · 750 sqft · Condo · 80 Days on market

Built 1938 Poor condition ↓ 15% since listing

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Why this score? — see what drove the F 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).

• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Cash flow +4.8/30.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• Condition / age +1.0/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Grab this extra large one bedroom FIXER UPPER in the prestigious Hampton House Great bones and amazing potential! Large foyer, dining area, bright exposure. Windowed bath and windowed kitchen location. Kitchen is completely gutted and ready for your designer to plan the kitchen of your dreams. Doorman, pet friendly with private dog run. Just a half block to shopping and minutes to express train, LIRR and charming Village of Kew Gardens.

Key facts

• Private dog run
• Windowed kitchen
• Windowed bath

Tags

• WINDOWED BATH
• WINDOWED KITCHEN
• PRIVATE DOG RUN
• HALF BLOCK TO SHOPPING
• MINUTES TO EXPRESS TRAIN

Property features AI

Finance

• HOA & community: Association: Courtview Owners Inc.; Building amenities include BuildingLink, dog park, elevator(s), live-in superintendent, maintained grounds, parking, security, snow removal, and trash service; Additional monthly assessment of $37.42

Exterior

• Parking: Off-site parking available; On-street parking available; Waitlist for parking
• Security: Door person; Building security
• Utilities: Con‑Edison electric service; Public sewer; Cable available; Electricity connected; Natural gas available; Sewer connected; Public trash collection; Water connected
• Home design: Stock cooperative; Fixer condition; 7-story building; Unit entry on 4th floor; Unit located toward the rear
• Construction: Brick construction; Brick/mortar foundation
• Exterior features: Hilly lot setting; Near golf course; Near public transit; Near schools; Near shops; Not waterfront

Interior

• Kitchen: No appliances included
• Bedrooms: Bedroom on first floor
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall/window air conditioning unit(s); Hot air heating; Natural gas heating
• Interior features: First-floor bedroom; First-floor full bath; Elevator in building; Entrance foyer; High ceilings; Double-pane windows; Common basement area; Dining area
• Laundry & utility: Laundry in common area; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $188k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-458 ($-5k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $188k).
• Recommended offer: $177k (6.0% below list) — sets the bar for market timing.
• Cap rate 3.4% vs local median 2.6% in New York — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 25d 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 35% 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 $1k of loan paydown is wiped out by about $6k 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 80 days — a 6% lower offer ($177k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 45% of rent; built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 49% 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 $177,190 (6.0% 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 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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?
11. 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?
12. 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.
13. 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.
14. 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: 1.32% ✓
• Cap rate: 3.38%
• Cash-on-cash: -10.41%
• DSCR: 0.54
• GRM: 6.3

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: -38.6%
• Equity multiple: -0.19×
• Total profit: $-63,055
• Equity at exit: $28,106

10-year hold

• IRR: -84.6%
• Equity multiple: -1.00×
• Total profit: $-105,677
• Equity at exit: $16,298

Cash invested: $52,780 (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: 6.3×

Monthly cashflow live

• Estimated rent: $2,496 high
• Mortgage (P&I): −$989
• Tax est. 1.5%: −$236 /mo · $2,828/yr
• Insurance: −$79
• HOA est. from 1 same-building comp: −$1,127
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $-458

Break-even live

Break-even rent $3,076

Max offer price $122,242

Occupancy floor —

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: $47,125
• Closing costs: $5,655
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
123-40 83rd Ave Unit 8B Queens, NY	1.0	1.0	800	$2,450	$3.06	24d	1	0.08mi
123-40 83rd Ave Unit 2107 Jamaica, NY	1.0	1.0	750	$2,573	$3.43	24d	1	0.08mi
8340 Austin St Unit 7N Kew Gardens, NY	—	1.0	550	$2,000	$3.64	24d	1	0.26mi
13915 83rd Ave #717 Jamaica, NY	1.0	1.0	800	$2,400	$3.00	5d	1	0.46mi
124-14 Metropolitan Ave Unit 2F Kew Gardens, NY	2.0	1.0	850	$2,900	$3.41	24d	1	0.50mi
8321 Lefferts Blvd Kew Gardens, NY	—	1.0	550	$2,100	$3.82	24d	1	0.50mi
11624 Grosvenor Ln Unit 11D Richmond Hill, NY	2.0	2.0	950	$3,200	$3.37	24d	1	0.53mi
135-26 78th Ave Unit 2FL Flushing, NY	2.0	1.0	900	$2,800	$3.11	2d	1	0.55mi
8383 118th St Kew Gardens, NY	1.0–2.0	1.0–1.5	900	$2,600	$2.89	24d	2	0.56mi
83-83 118th St Unit 2E Kew Gardens, NY	2.0	1.5	1000	$3,200	$3.20	14d	1	0.56mi
7540 Austin St Unit 4HR Forest Hills, NY	1.0	1.0	841	$2,990	$3.56	24d	1	0.56mi
83-60 118th St Unit 4F Kew Gardens, NY	2.0	1.0	800	$2,500	$3.12	24d	1	0.57mi
138-28 Queens Blvd Unit 5G Briarwood, NY	1.0	1.0	650	$2,750	$4.23	24d	1	0.59mi
13828 Queens Blvd Unit 2E Briarwood, NY	1.0	1.0	700	$2,600	$3.71	8d	1	0.59mi
13828 Queens Blvd Unit 7A Briarwood, NY	2.0	1.0	810	$3,600	$4.44	24d	1	0.59mi
13828 Queens Blvd Jamaica, NY	1.0	1.0	640	$2,700	$4.22	19d	1	0.59mi
8380 118th St Unit 2P Kew Gardens, NY	—	1.0	550	$1,900	$3.45	14d	1	0.60mi
141-35 Pershing Cres Unit 1B Jamaica, NY	1.0	1.5	1100	$2,800	$2.55	21d	1	0.62mi
8375 117th St Unit 5E Richmond Hill, NY	1.0	1.0	650	$2,650	$4.08	12d	1	0.62mi
8375 117th St Richmond Hill, NY	1.0	1.0	650	$2,695	$4.15	24d	1	0.62mi
14160 84th Rd Unit 2G Jamaica, NY	1.0	1.0	700	$2,200	$3.14	14d	1	0.63mi
14112 78th Rd Unit 1G Flushing, NY	1.0	1.0	700	$2,200	$3.14	24d	1	0.64mi
84-03 Lander St Unit 2B Jamaica, NY	2.0	2.0	850	$3,250	$3.82	24d	1	0.65mi
8371 116th St Unit 7C Richmond Hill, NY	1.0	1.0	800	$2,750	$3.44	3d	1	0.65mi
8371 116th St Jamaica, NY	1.0	1.0	688	$2,725	$3.96	5d	2	0.67mi
123-16 Hillside Ave Unit 1st Fl Jamaica, NY	2.0	1.0	869	$2,700	$3.11	24d	1	0.68mi
122-08 Hillside Ave Unit 2 Jamaica, NY	2.0	1.0	700	$2,500	$3.57	24d	1	0.69mi
11007 73rd Rd Forest Hills, NY	1.0	1.0	950	$1,800	$1.89	19d	1	0.75mi
8455 Daniels St Unit 5H Jamaica, NY	1.0	1.0	750	$2,300	$3.07	19d	1	0.75mi
13532 Kew Gardens Rd Richmond Hill, NY	2.0	1.0	1070	$2,500	$2.34	24d	1	0.77mi
7837 Main St Unit 2G Queens, NY	1.0	1.0	700	$2,300	$3.29	24d	1	0.78mi
12015 Jamaica Ave Unit 2 Jamaica, NY	2.0	1.0	700	$2,200	$3.14	24d	1	0.80mi
7835 147th St Unit 2E Flushing, NY	1.0	1.0	700	$2,200	$3.14	6d	1	0.84mi
11019 72nd Rd Unit 1B Forest Hills, NY	1.0	1.0	750	$3,200	$4.27	14d	1	0.87mi
150 Greenway Ter Forest Hills, NY	1.0–2.0	1.0	937	$3,825	$4.08	21d	2	0.88mi
10919 72nd Rd Unit 6F Forest Hills, NY	1.0	1.0	696	$3,485	$5.01	11d	1	0.88mi
9915 Ascan Ave Forest Hills, NY	2.0	1.0	600	$2,700	$4.50	24d	1	0.92mi
10825 72nd Ave Forest Hills, NY	1.0–2.0	1.0	700	$3,500	$5.00	5d	2	0.95mi
148-16 87th Ave Unit 2 Jamaica, NY	2.0	1.0	700	$2,300	$3.29	17d	1	1.04mi
14832 87th Ave Jamaica, NY	2.0	1.0	768	$2,800	$3.65	19d	1	1.07mi

HOA detail condo

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

Listing history 14 events

1. 2026-06-18
   days on market $188,500 Active 80 DOM
2. 2026-06-17
   days on market $188,500 Active 79 DOM
3. 2026-06-15
   days on market $188,500 Active 77 DOM
4. 2026-06-13
   days on market $188,500 Active 75 DOM
5. 2026-06-10
   days on market $188,500 Active 71 DOM
6. 2026-06-08
   days on market $188,500 Active 70 DOM
7. 2026-06-08
   days on market $188,500 Active 69 DOM
8. 2026-06-04
   days on market $188,500 Active 66 DOM
9. 2026-06-03
   pricedays on market $188,500 Active 65 DOM
10. 2026-06-01
    days on market $194,500 Active 63 DOM
11. 2026-05-31
    days on market $194,500 Active 62 DOM
12. 2026-05-11
    price $194,500
13. 2026-04-28
    price $199,500
14. 2026-03-30
    listed $230,000 Active

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

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 49% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,951
• − Mortgage interest: −$10,559
• − Property taxes: −$2,828
• − Insurance: −$942
• − Repairs & maintenance: −$2,396
• − Management: −$2,396
• − HOA: −$13,524
• − Depreciation: −$5,484
• Taxable loss: −$8,178
• Est. tax savings @ 24.0%: +$1,963
• After-tax cash flow: $-3,532/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 · 10 photos

Poor 20/100 Gut rehab

This property is in a poor condition and requires extensive renovations, including a complete kitchen and bathroom renovation, exterior repair, and landscaping. The home has great potential and is located in a desirable area, but the current state significantly impacts its value.

Repairs flagged

• Major Kitchen — The kitchen is completely gutted and requires a full renovation.
• Major Bathroom — The bathroom has peeling paint and outdated fixtures that need to be replaced.
• Major Exterior — The exterior siding and windows are in poor condition and need to be repaired or replaced.
• Major Flooring — The flooring is in poor condition and needs to be replaced or repaired.
• Major Interior walls — The interior walls have peeling paint and need to be repainted or replaced.

Value-add opportunities

• Both Kitchen renovation — A new kitchen will significantly increase the home's value for both resale and rental.
• Both Bathroom renovation — A new bathroom will also significantly increase the home's value for both resale and rental.
• Both Exterior renovation — A new exterior will improve the home's curb appeal and increase its value.
• Both Landscaping — A well-maintained landscape will enhance the home's curb appeal and increase its value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen · The kitchen is completely gutted and requires a full renovation.	Major	$15,000–50,000
Bathroom · The bathroom has peeling paint and outdated fixtures that need to be replaced.	Major	$15,000–50,000
Exterior · The exterior siding and windows are in poor condition and need to be repaired or replaced.	Major	$15,000–50,000
Flooring · The flooring is in poor condition and needs to be replaced or repaired.	Major	$15,000–50,000
Interior walls · The interior walls have peeling paint and need to be repainted or replaced.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both Kitchen renovation — A new kitchen will significantly increase the home's value for both resale and rental. ↑
• Both Bathroom renovation — A new bathroom will also significantly increase the home's value for both resale and rental. ↑
• Both Exterior renovation — A new exterior will improve the home's curb appeal and increase its value. ↑
• Both Landscaping — A well-maintained landscape will enhance the home's curb appeal and increase its value. ↑

ⓘ 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): 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

-15.4% since first listed

3 events — show timeline

• 2026-05-11 Price Changed $194,500 OneKey® MLS as Distributed by MLS Grid
• 2026-04-28 Price Changed $199,500 OneKey® MLS as Distributed by MLS Grid
• 2026-03-30 Listed $230,000 OneKey® MLS as Distributed by MLS Grid