84-20 153rd Ave Unit 6K · New York, NY 11414

$330,000

2 bd · 1.0 ba · 1,008 sqft · Condo public records · 52 Days on market

Built 1964

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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 +14.1/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• DSCR +4.3/10.0
• 1% rule +3.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Light And Bright 2 Bedroom Corner Unit With 6 Spacious Closets, Terrace Off Lr And Updated Kitchen. Hardwood Floors Throughout. 3 Ceiling Fans . Express Bus To Nyc. 1 Block To Shopping Center.Close To Highways.Laundry Room On Same Floor., Additional information: Appearance:Excellent,Interior Features:Efficiency Kitchen

Key facts

• Brand new appliances
• Private balcony
• Corner unit

Tags

• CORNER UNIT
• TOP FLOOR
• PRIVATE BALCONY
• UPDATED KITCHEN
• BRAND NEW APPLIANCES
• MODERN BUTTERFLY ENTRY SYSTEM

Property features AI

Exterior

• Parking: No carport; Parking: waitlist
• Utilities: Con Edison electric service; Public sewer; Electricity available and connected; Natural gas available; Water available and connected
• Home design: Stock cooperative
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Dishwasher; Gas cooktop; Gas oven; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: Entry level: 6
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating; Steam heating; Wall/window air conditioning units
• Interior features: Eat-in kitchen; Granite counters; No basement; Total of 5 rooms
• Laundry & utility: Laundry room; Hall laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $330k.

Deal economics

• At list price, monthly cash flow is $50 ($605/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $295k (10.6% below list).
• Recommended offer: $295k (10.6% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: 260 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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 37% of the median local income ($95k/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 $10k 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 52 days — a 3% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $235k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wind risk, 69% chance of damaging wind over 30y; extreme-heat days projected 6→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $295,057 (10.6% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. 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?
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. 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?
8. 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.
9. 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.
10. 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: 0.89% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.65%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -15.2%
• Equity multiple: 0.46×
• Total profit: $-50,220
• Equity at exit: $49,204

10-year hold

• IRR: -6.7%
• Equity multiple: 0.57×
• Total profit: $-39,417
• Equity at exit: $28,532

Cash invested: $92,400 (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 11414

• Active inventory: 260
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,951 high
• Mortgage (P&I): −$1,731
• Tax est. 1.5%: −$412 /mo · $4,950/yr
• Insurance: −$138
• HOA: −$0
• Vacancy / Maint / Mgmt: −$620
• Net cashflow: $50

Break-even live

Break-even rent $2,887

Max offer price $330,000

Occupancy floor 93%

Sensitivity live

Price	-10% $278	-5% $164	+0% $50	+5% $-64	+10% $-178
Rent	-10% $-183	-5% $-66	+0% $50	+5% $167	+10% $283
Rate	-1.0pp $217	-0.5pp $134	base $50	+0.5pp $-35	+1.0pp $-122

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
84-29 155th Ave Unit 5J Queens, NY	1.0	1.0	800	$2,500	$3.12	26d	1	0.04mi
8439 153rd Ave Unit 5A Howard Beach, NY	1.0	1.0	800	$2,500	$3.12	26d	1	0.08mi
149-09 84th St Unit 2 Howard Beach, NY	3.0	1.5	750	$3,200	$4.27	26d	1	0.23mi
14912 83rd St Howard Beach, NY	3.0	2.0	1250	$3,200	$2.56	26d	1	0.25mi
156-49 76th St Unit 2 Jamaica, NY	3.0	2.0	1250	$3,300	$2.64	19d	1	0.55mi
132-13 81st St #1 Jamaica, NY	3.0	1.0	1280	$4,100	$3.20	5d	1	0.68mi
13214 81st St Ozone Park, NY	3.0	1.0	1280	$4,100	$3.20	13d	1	0.69mi
155-69 99th St Unit 2nd Floor Jamaica, NY	3.0	1.5	1500	$3,200	$2.13	22d	1	0.75mi
10541 90th St Ozone Park, NY	3.0	2.0	1264	$4,111	$3.25	26d	1	0.89mi
9512 108th Ave Ozone Park, NY	2.0	1.0	1000	$2,800	$2.80	13d	1	0.91mi
10929 103rd St Ozone Park, NY	3.0	2.0	1200	$3,400	$2.83	22d	1	1.08mi
10215 Dunton Ct Howard Beach, NY	3.0	2.0	1100	$3,500	$3.18	26d	1	1.29mi

HOA detail condo

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

Listing history 7 events

1. 2026-05-08
   status Pending
2. 2026-03-17
   listed $330,000 Active
3. 2019-03-25
   soldstatus $235,000 Closed 320-char remark

   Show marketing remark (320 chars)

   Light And Bright 2 Bedroom Corner Unit With 6 Spacious Closets, Terrace Off Lr And Updated Kitchen. Hardwood Floors Throughout. 3 Ceiling Fans . Express Bus To Nyc. 1 Block To Shopping Center.Close To Highways.Laundry Room On Same Floor., Additional information: Appearance:Excellent,Interior Features:Efficiency Kitchen

4. 2019-01-15
   status Under Contract 320-char remark

   Show marketing remark (320 chars)

   Light And Bright 2 Bedroom Corner Unit With 6 Spacious Closets, Terrace Off Lr And Updated Kitchen. Hardwood Floors Throughout. 3 Ceiling Fans . Express Bus To Nyc. 1 Block To Shopping Center.Close To Highways.Laundry Room On Same Floor., Additional information: Appearance:Excellent,Interior Features:Efficiency Kitchen

5. 2018-11-13
   status Back On Market 320-char remark

   Show marketing remark (320 chars)

   Light And Bright 2 Bedroom Corner Unit With 6 Spacious Closets, Terrace Off Lr And Updated Kitchen. Hardwood Floors Throughout. 3 Ceiling Fans . Express Bus To Nyc. 1 Block To Shopping Center.Close To Highways.Laundry Room On Same Floor., Additional information: Appearance:Excellent,Interior Features:Efficiency Kitchen

6. 2018-09-09
   status Under Contract 320-char remark

   Show marketing remark (320 chars)

   Light And Bright 2 Bedroom Corner Unit With 6 Spacious Closets, Terrace Off Lr And Updated Kitchen. Hardwood Floors Throughout. 3 Ceiling Fans . Express Bus To Nyc. 1 Block To Shopping Center.Close To Highways.Laundry Room On Same Floor., Additional information: Appearance:Excellent,Interior Features:Efficiency Kitchen

7. 2018-08-21
   listed $241,000 New 320-char remark

   Show marketing remark (320 chars)

   Light And Bright 2 Bedroom Corner Unit With 6 Spacious Closets, Terrace Off Lr And Updated Kitchen. Hardwood Floors Throughout. 3 Ceiling Fans . Express Bus To Nyc. 1 Block To Shopping Center.Close To Highways.Laundry Room On Same Floor., Additional information: Appearance:Excellent,Interior Features:Efficiency Kitchen

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 6 d/yr ≥98°F today · 13 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% 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: $35,407
• − Mortgage interest: −$18,485
• − Property taxes: −$4,950
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,833
• − Management: −$2,833
• − Depreciation: −$9,600
• Taxable loss: −$4,943
• Est. tax savings @ 24.0%: +$1,186
• After-tax cash flow: $1,791/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): 31,308
• Household income: $95,051
• Rent vs Own: 26.9% rent · 73.1% own
• Severe rent burden: 985.0

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 0.56)
• Race & ethnicity: White 61% Hispanic / Latino 25% Two or more races 13% Black 5% Asian 5%
• Hispanic origin (detail): Puerto Rican 11% Dominican 6%
• Common ancestry: Romanian 4% Scotch-Irish 1%
• Foreign-born: 20% · Canada, Jamaica, China
• Languages at home: 63% English-only · Spanish 17% Other Indo-European 14% Russian/Polish/Slavic 2%

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: ▼ -227.02%
• Current HPI: 206.6334
• 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

+36.9% since first listed

7 events — show timeline

• 2026-05-08 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-17 Listed $330,000 OneKey® MLS as Distributed by MLS Grid
• 2019-03-25 Sold (MLS) $235,000 OneKey® MLS as Distributed by MLS Grid
• 2019-01-15 Pending — OneKey® MLS as Distributed by MLS Grid
• 2018-11-13 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2018-09-09 Pending — OneKey® MLS as Distributed by MLS Grid
• 2018-08-21 Listed $241,000 OneKey® MLS as Distributed by MLS Grid