2067 32nd St · New York, NY 11105

$1,449,000

15 bd · 12.0 ba · 1,728 sqft · MultiFamily public records · 41 Days on market

Built 1930 1,260 sqft lot

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Why this score? — see what drove the C- 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 +17.9/30.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• Schools +5.0/10.0
• Rent growth +4.2/5.0
• 1% rule +3.9/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Versatile 3-Family Home in the Heart of Astoria Excellent opportunity to own a well-maintained three-family home in one of Astoria’s most sought-after locations. Situated at 2067 32nd Street, this three-story property is an ideal choice for an owner-occupant looking for rental income or an investor seeking a turnkey property in a high-demand area. Interior Layout: First Floor (Fully Renovated): This floor has been completely updated and features a brand-new kitchen, a full bathroom, a comfortable living room, and two bedrooms, one of which provides direct access to the backyard. " Second Floor: A functional 1-bedroom apartment consisting of a living room, kitchen, and full bathr

Key facts

• New boiler
• New hot water heater
• 1,260 sq ft lot

Tags

• FULLY RENOVATED KITCHEN
• DIRECT ACCESS TO BACKYARD
• FULL FINISHED BASEMENT
• THREE SEPARATE ENTRANCES
• NEW BOILER
• NEW HOT WATER HEATER

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public sewer; Electricity connected; Sewer connected
• Home design: Duplex
• Construction: Brick construction; Property condition listed as actual
• Exterior features: Brick exterior; Back yard fencing; Not waterfront

Interior

• Bedrooms: One 1-bedroom unit; Two 2-bedroom units
• Bathrooms: 4 full bathrooms
• Heating & cooling: Natural gas heating; No central cooling
• Interior features: First-floor bedroom; Finished full basement with walk-out access

What this means for you Summary

Snapshot

• This is a 3 × 5-bed/4.0-bath units multifamily listed at $1.45M.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $409/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 $1.29M (10.8% below list).
• Recommended offer: $1.29M (10.8% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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 (+6.7%/yr); 112 active listings in the ZIP; solid renter incomes; 5,302 units permitted in Queens County in 2024 (4,918 in 5+ unit buildings).
• At $12,918/mo this rent would consume 152% of the median local household income ($102k/yr) (locally 2291% 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 $10k of loan paydown is wiped out by about $43k 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 41 days — a 3% lower offer ($1.41M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $1,291,800 (10.8% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 11% 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 1930 — 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. 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: 7.31%
• Cash-on-cash: 3.63%
• DSCR: 1.16
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.66% rent growth · sell at horizon

5-year hold

• IRR: -6.9%
• Equity multiple: 0.73×
• Total profit: $-107,758
• Equity at exit: $216,051

10-year hold

• IRR: 6.4%
• Equity multiple: 1.55×
• Total profit: $223,250
• Equity at exit: $125,283

Cash invested: $405,720 (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 11105

• Home prices YoY: -11.2%
• Rents YoY: 6.7%
• Active inventory: 112
• Price-to-rent: 28.0×

Monthly cashflow live

• Estimated rent: $12,918 medium
• Mortgage (P&I): −$7,599
• Tax from tax record: −$775 /mo · $9,306/yr
• Insurance: −$604
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,713
• Net cashflow: $1,227

Break-even live

Break-even rent $11,364

Max offer price $1,449,000

Occupancy floor 86%

Sensitivity live

Price	-10% $2,048	-5% $1,637	+0% $1,227	+5% $817	+10% $407
Rent	-10% $207	-5% $717	+0% $1,227	+5% $1,738	+10% $2,248
Rate	-1.0pp $1,957	-0.5pp $1,596	base $1,227	+0.5pp $852	+1.0pp $470

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

Units	Beds	Baths	Est. rent
▸ 3× units	5	4	$12,918
Total (3 units)			$12,918

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: $362,250
• Closing costs: $43,470
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $1,449,000 Active 41 DOM
2. 2026-06-17
   days on market $1,449,000 Active 40 DOM
3. 2026-06-16
   days on market $1,449,000 Active 39 DOM
4. 2026-06-15
   days on market $1,449,000 Active 38 DOM
5. 2026-06-13
   days on market $1,449,000 Active 36 DOM
6. 2026-06-10
   days on market $1,449,000 Active 32 DOM
7. 2026-06-08
   days on market $1,449,000 Active 31 DOM
8. 2026-06-08
   days on market $1,449,000 Active 30 DOM
9. 2026-06-04
   days on market $1,449,000 Active 27 DOM
10. 2026-06-03
    days on market $1,449,000 Active 26 DOM
11. 2026-06-01
    days on market $1,449,000 Active 24 DOM
12. 2026-05-31
    days on market $1,449,000 Active 23 DOM
13. 2026-05-08
    listed $1,449,000 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: $9,306 · $775/mo
• Projected year-2 tax: $16,897 · $1,408/mo
• Expected delta: +$7,591/yr (+$633/mo · 81.6%)

ⓘ 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: $155,016
• − Mortgage interest: −$81,167
• − Property taxes: −$9,306
• − Insurance: −$7,245
• − Repairs & maintenance: −$12,401
• − Management: −$12,401
• − Depreciation: −$42,153
• Taxable loss: −$9,657
• Est. tax savings @ 24.0%: +$2,318
• After-tax cash flow: $17,045/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): 37,936
• Household income: $102,012
• Rent vs Own: 74.5% rent · 25.5% own
• Severe rent burden: 2291.0

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 0.58)
• Race & ethnicity: White 60% Hispanic / Latino 22% Two or more races 11% Asian 10% Black 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 5% Dominican 2%
• Common ancestry: Romanian 3% Italian 1% Scotch-Irish 1%
• Foreign-born: 32% · Canada, Jamaica, Vietnam
• Languages at home: 53% English-only · Other Indo-European 17% Spanish 16% Arabic 6%

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: ▼ -62.96%
• Current HPI: 501.1392
• Rent YoY: ▲ 6.66%
• 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

1 event — show timeline

• 2026-05-08 Listed $1,449,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+5.4%/yr

Latest (2025): $9,306 · +3.4% YoY. Source: county tax records.