21815 100th Ave · New York, NY 11429

$1,220,000

20 bd · 16.0 ba · 3,036 sqft · MultiFamily public records · 22 Days on market

Built 1933 3,057 sqft lot

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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 +11.2/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• DSCR +3.3/10.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• 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: 4 units. confirmed

Listing remarks

Investor opportunity in the heart of Queens Village! This well-maintained quadplex at 218-15 100th Ave offers a strong income-producing setup with four residential units, including three 1-bedroom/1-bath apartments and one spacious 2-bedroom/1-bath unit. Three of the four apartments have been tastefully renovated, providing modern appeal for tenants while leaving additional upside potential for the next owner. The property also features a finished basement currently being utilized as an art studio, offering flexible bonus space for creative use, storage, or potential additional functionality. Conveniently located near UBS Arena, Belmont Park, public transportation, shopping, dining, and maj

Key facts

• Flexible bonus space
• Near shopping
• Art studio

Tags

• FINISHED BASEMENT
• ART STUDIO
• FLEXIBLE BONUS SPACE
• MULTI FAMILY INVESTMENT
• NEAR PUBLIC TRANSPORTATION
• NEAR SHOPPING

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Con-Edison electric; Public sewer; Natural gas connected
• Home design: Quadruplex; Finished full basement with walk-out access
• Construction: Brick construction
• Exterior features: Brick construction; No waterfront

Interior

• Kitchen: Eat-in kitchen; Granite counters; Pantry
• Bedrooms: Three 1-bedroom units; One 2-bedroom unit
• Bathrooms: Four full bathrooms
• Heating & cooling: Wall/window air conditioning units; Natural gas heating
• Interior features: First-floor bedroom; First-floor full bathroom; Eat-in kitchen; Granite counters; Pantry; Primary bathroom; Soaking tub; Storage

What this means for you Summary

Snapshot

• This is a 3×1bd/1ba + 1×2bd/1ba units multifamily listed at $1.22M.

Deal economics

• At list price, monthly cash flow is $-476 ($-6k/yr) — negative. Per door: $-119/mo.
• To cash-flow at today's rent, offer at most $1.14M (6.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $978k (19.8% below list).
• Recommended offer: $978k (19.8% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: 101 active listings in the ZIP; 5,302 units permitted in Queens County in 2024 (4,918 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $8k of loan paydown is wiped out by about $37k 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 22 days — a 2% lower offer ($1.20M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $400k; list at $1.22M implies a 205% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1933 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 54% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $978,500 (19.8% 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. 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 1933 — 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. 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?
9. 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.
10. 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.
11. 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: 0.80% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.67%
• DSCR: 0.93
• GRM: 10.4

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: -19.1%
• Equity multiple: 0.33×
• Total profit: $-227,998
• Equity at exit: $181,906

10-year hold

• IRR: -11.6%
• Equity multiple: 0.30×
• Total profit: $-237,533
• Equity at exit: $105,483

Cash invested: $341,600 (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 11429

• Active inventory: 101
• Price-to-rent: 41.8×

Monthly cashflow live

• Estimated rent: $9,785 high
• Mortgage (P&I): −$6,398
• Tax from tax record: −$1,300 /mo · $15,600/yr
• Insurance: −$508
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,055
• Net cashflow: $-476

Break-even live

Break-even rent $10,387

Max offer price $1,135,919

Occupancy floor 100%

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

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$7,290
1× unit	2	1	$2,494
Total (4 units)			$9,785

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: $305,000
• Closing costs: $36,600
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $1,220,000 Active 22 DOM
2. 2026-06-17
   days on market $1,220,000 Active 21 DOM
3. 2026-06-16
   days on market $1,220,000 Active 20 DOM
4. 2026-06-15
   days on market $1,220,000 Active 19 DOM
5. 2026-06-13
   days on market $1,220,000 Active 17 DOM
6. 2026-06-10
   days on market $1,220,000 Active 13 DOM
7. 2026-06-08
   days on market $1,220,000 Active 12 DOM
8. 2026-06-08
   days on market $1,220,000 Active 11 DOM
9. 2026-06-04
   days on market $1,220,000 Active 8 DOM
10. 2026-06-03
    days on market $1,220,000 Active 7 DOM
11. 2026-06-02
    days on market $1,220,000 Active 6 DOM
12. 2026-06-01
    days on market $1,220,000 Active 5 DOM
13. 2026-05-31
    days on market $1,220,000 Active 4 DOM
14. 2026-05-27
    listed $1,220,000 Active
15. 2018-08-07
    soldstatus $400,000

ⓘ 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: $15,600 · $1,300/mo
• Projected year-2 tax: $18,109 · $1,509/mo
• Expected delta: +$2,509/yr (+$209/mo · 16.1%)

ⓘ 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 ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 54% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $117,420
• − Mortgage interest: −$68,339
• − Property taxes: −$15,600
• − Insurance: −$6,100
• − Repairs & maintenance: −$9,394
• − Management: −$9,394
• − Depreciation: −$35,491
• Taxable loss: −$26,897
• Est. tax savings @ 24.0%: +$6,455
• After-tax cash flow: $744/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
• City population: 7,731,280
• Population (ZIP): 27,933

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 0.55)
• Race & ethnicity: Black 65% Hispanic / Latino 15% Two or more races 11% Asian 7% White 3%
• Hispanic origin (detail): Puerto Rican 3% Dominican 6%
• Common ancestry: Hispanic 15%
• Foreign-born: 46% · Canada, China, Jamaica
• Languages at home: 68% English-only · French/Haitian/Cajun 13% Spanish 11% Other Indo-European 3%

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: ▼ -420.79%
• Current HPI: 344.7243
• Rent YoY: —
• Metro: —
• 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

+205.0% since first listed

2 events — show timeline

• 2026-05-27 Listed $1,220,000 OneKey® MLS as Distributed by MLS Grid
• 2018-08-07 Sold (Public Records) $400,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $15,600 · +2.4% YoY. Source: county tax records.