87-30 114th St · New York, NY 11418

$929,000

None bd · None ba · 4,800 sqft · MultiFamily public records · 109 Days on market

Built 1930 2,500 sqft lot Est $1291k · 28% under

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Why this score? — see what drove the A- 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
• Rent growth +4.1/5.0
• 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 (5+ Unit). Listing-text estimate: 6 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Excellent Investment Property in the Richmond Hill, Queens! Six family brick 3 stories, four 1 Bedroom, 1 Full Bathroom, Living Room, Kitchen units, One 2 bedrooms, 1Full Bath unit and a Studio unit. Full Finished Basement. Upgraded electric lines and new boiler. Walking distance to Subway station, Bus, shops, school and other community amenities. Tenants pays own electric, cooking gas bills.

Key facts

• New boiler
• Six family brick
• 2,500 sq ft lot

Tags

• SIX FAMILY BRICK
• FULLY FINISHED BASEMENT
• UPGRADED ELECTRIC LINES
• NEW BOILER

Property features AI

Finance

• Financial info: Tax year 2025 (amounts withheld from public display)

Exterior

• Parking: No designated parking; No carport
• Utilities: Public sewer; Water connected; Sewer connected
• Home design: Quadruplex; Actual property condition
• Construction: Brick construction; Finished full walk-out basement
• Exterior features: Brick exterior; Not waterfront

Interior

• Bedrooms: Includes a bedroom on the first floor
• Bathrooms: Includes a full bathroom on the first floor; Finished full basement with walk-out access
• Heating & cooling: Baseboard heating; Natural gas heating; No central cooling
• Interior features: First-floor bedroom; First-floor full bathroom

What this means for you Summary

Snapshot

• This is a 4×1bd/1.0ba + 1×2bd/1.0ba + 1×?bd/1.0ba units multifamily listed at $929k.

Deal economics

• At list price, monthly cash flow is $5k ($61k/yr) — positive. Per door: $846/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($16k rent vs $929k).
• Recommended offer: $845k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.9% 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); Ms 137 America'S School of Heroes (math 45% / reading 67%, grade B-, #205 of 729 statewide, top 29%, 1,670 students, 82% FRL); Midwood High School (math 94% / reading 96%, grade A+, #83 of 1,100 statewide, top 8%, 4,062 students, 73% FRL).
• Market conditions: Rents rising fast (+6.6%/yr); 102 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 5,302 units permitted in Queens County in 2024 (4,918 in 5+ unit buildings).
• At $15,640/mo this rent would consume 208% of the median local household income ($90k/yr) (locally 1757% 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 $28k 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 + 6.6% rent growth), your $260k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($845k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 52% 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 $845,390 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.68% ✓
• Cap rate: 12.85%
• Cash-on-cash: 23.42%
• DSCR: 2.04
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $1,291,200
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8801 107th St	0.33mi	11/6.0	5,520 (+15%)	5mo	$1,485,000	$269	55

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 · 6.56% rent growth · sell at horizon

5-year hold

• IRR: 20.8%
• Equity multiple: 1.89×
• Total profit: $231,621
• Equity at exit: $138,517

10-year hold

• IRR: 31.4%
• Equity multiple: 4.37×
• Total profit: $877,391
• Equity at exit: $80,323

Cash invested: $260,120 (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 11418

• Rents YoY: 6.6%
• Active inventory: 102
• Price-to-rent: 30.3×

Monthly cashflow live

• Estimated rent: $15,640 high
• Mortgage (P&I): −$4,872
• Tax from tax record: −$2,019 /mo · $24,234/yr
• Insurance: −$387
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,284
• Net cashflow: $5,077

Break-even live

Break-even rent $9,213

Max offer price $929,000

Occupancy floor 63%

Sensitivity live

Price	-10% $5,603	-5% $5,340	+0% $5,077	+5% $4,814	+10% $4,551
Rent	-10% $3,842	-5% $4,459	+0% $5,077	+5% $5,695	+10% $6,313
Rate	-1.0pp $5,545	-0.5pp $5,314	base $5,077	+0.5pp $4,837	+1.0pp $4,592

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$10,216
1× unit	2	1	$2,794
1× unit	0	1	$2,627
Total (6 units)			$15,640

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: $232,250
• Closing costs: $27,870
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8321 Lefferts Blvd Kew Gardens, NY	3.0	2.0	4608	$3,900	$0.85	7d	1	0.60mi
97-30 91st St Unit 2 Jamaica, NY	3.0	2.0	3465	$3,000	$0.87	16d	1	1.19mi

Listing history 13 events

1. 2026-05-31
   days on market $929,000 Active 109 DOM
2. 2026-02-11
   listed $929,000 Active
3. 2024-04-08
   soldstatus $890,000
4. 2024-04-01
   soldstatus $890,000 Closed 395-char remark

   Show marketing remark (395 chars)

   Excellent Investment Property in the Richmond Hill, Queens! Six family brick 3 stories, four 1 Bedroom, 1 Full Bathroom, Living Room, Kitchen units, One 2 bedrooms, 1Full Bath unit and a Studio unit. Full Finished Basement. Upgraded electric lines and new boiler. Walking distance to Subway station, Bus, shops, school and other community amenities. Tenants pays own electric, cooking gas bills.

5. 2023-12-08
   status Pending 395-char remark

   Show marketing remark (395 chars)

   Excellent Investment Property in the Richmond Hill, Queens! Six family brick 3 stories, four 1 Bedroom, 1 Full Bathroom, Living Room, Kitchen units, One 2 bedrooms, 1Full Bath unit and a Studio unit. Full Finished Basement. Upgraded electric lines and new boiler. Walking distance to Subway station, Bus, shops, school and other community amenities. Tenants pays own electric, cooking gas bills.

6. 2023-12-01
   price $1,059,000 395-char remark

   Show marketing remark (395 chars)

   Excellent Investment Property in the Richmond Hill, Queens! Six family brick 3 stories, four 1 Bedroom, 1 Full Bathroom, Living Room, Kitchen units, One 2 bedrooms, 1Full Bath unit and a Studio unit. Full Finished Basement. Upgraded electric lines and new boiler. Walking distance to Subway station, Bus, shops, school and other community amenities. Tenants pays own electric, cooking gas bills.

7. 2023-09-13
   listed $1,049,000 Active 395-char remark

   Show marketing remark (395 chars)

   Excellent Investment Property in the Richmond Hill, Queens! Six family brick 3 stories, four 1 Bedroom, 1 Full Bathroom, Living Room, Kitchen units, One 2 bedrooms, 1Full Bath unit and a Studio unit. Full Finished Basement. Upgraded electric lines and new boiler. Walking distance to Subway station, Bus, shops, school and other community amenities. Tenants pays own electric, cooking gas bills.

8. 2023-08-15
   historical
9. 2023-07-26
   price $1,079,900
10. 2023-06-21
    price $1,098,000
11. 2023-05-19
    listed $1,100,000 Active
12. 2001-05-01
    soldstatus $330,000
13. 1985-02-04
    soldstatus $277,273

ⓘ 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: $24,234 · $2,019/mo
• Projected year-2 tax: $24,234 · $2,019/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% 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 52% 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: $187,680
• − Mortgage interest: −$52,038
• − Property taxes: −$24,234
• − Insurance: −$4,645
• − Repairs & maintenance: −$15,014
• − Management: −$15,014
• − Depreciation: −$27,025
• Taxable income: $49,709
• Est. tax owed @ 24.0%: −$11,930
• After-tax cash flow: $48,997/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): 35,481
• Household income: $90,156
• Rent vs Own: 51.8% rent · 48.2% own
• Severe rent burden: 1757.0

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 0.74)
• Race & ethnicity: Hispanic / Latino 41% Asian 24% White 18% Two or more races 16% Black 8% Native American 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 6% Dominican 7%
• Common ancestry: Romanian 3% Scotch-Irish 1% Lithuanian 1%
• Foreign-born: 49% · Canada, Jamaica, China
• Languages at home: 41% English-only · Spanish 35% Other Indo-European 15% Russian/Polish/Slavic 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: ▼ -254.94%
• Current HPI: 300.6551
• Rent YoY: ▲ 6.56%
• 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

+235.0% since first listed

12 events — show timeline

• 2026-02-11 Listed $929,000 OneKey® MLS as Distributed by MLS Grid
• 2024-04-08 Sold (Public Records) $890,000 Public Records
• 2024-04-01 Sold (MLS) $890,000 OneKey® MLS as Distributed by MLS Grid
• 2023-12-08 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-12-01 Price Changed $1,059,000 OneKey® MLS as Distributed by MLS Grid
• 2023-09-13 Listed $1,049,000 OneKey® MLS as Distributed by MLS Grid
• 2023-08-15 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2023-07-26 Price Changed $1,079,900 OneKey® MLS as Distributed by MLS Grid
• 2023-06-21 Price Changed $1,098,000 OneKey® MLS as Distributed by MLS Grid
• 2023-05-19 Listed $1,100,000 OneKey® MLS as Distributed by MLS Grid
• 2001-05-01 Sold (Public Records) $330,000 Public Records
• 1985-02-04 Sold (Public Records) $277,273 Public Records

Property tax history

+5.0%/yr

Latest (2025): $24,234 · +6.9% YoY. Source: county tax records.