25-33 75th St · New York, NY 11370

$988,000

6 bd · 4.0 ba · 1,736 sqft · MultiFamily public records · 52 Days on market

Built 1960 2,200 sqft lot Est $1772k · 44% under

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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).

• ARV discount +15.0/15.0
• Appreciation +8.4/10.0
• Cash flow +7.9/30.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• 1% rule +1.8/10.0

Multi-family units

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

Listing remarks

Great location and opportunity! Beautiful layout 2 Family brick home with a one-car garage. A 2 bedroom, 1 bath apartment with a large living room and eat in kitchen, over a 1 bedroom 1 bath apartment with private entrance. Huge full basement with access to backyard. Private backyard with rear patio. Home is conveniently located, shopping, dining, public transportation, NYC, La Guardia Airport and the Grand Central Parkway. Estate condition bring your paint brush.

Key facts

• Private backyard
• Full basement
• Private entrance

Tags

• TWO FAMILY HOME
• PRIVATE ENTRANCE
• FULL BASEMENT
• PRIVATE BACKYARD
• REAR PATIO

Property features AI

Finance

• Other: Pets: some buildings allow pets (details vary)
• Financial info: Annual taxes listed (information provided)

Exterior

• Parking: Has garage
• Home design: 2-story building; Entry level: 1
• Construction: Green building
• Exterior features: Private outdoor space (over 60 sq ft); Lot approximately 2,200 sq ft (dimensions ~100 x 22)

Interior

• Bedrooms: Property contains 2 residential units (multi-unit)
• Bathrooms: 2 full bathrooms
• Interior features: Smoke-free property; Total of 8 rooms; Basement (other)
• Laundry & utility: Washer hookup; In-unit laundry

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $988k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative. Per door: $-522/mo.
• To cash-flow at today's rent, offer at most $803k (18.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $674k (31.8% below list).
• Recommended offer: $674k (31.8% below list) — sets the bar for 1% rule.
• Cap rate 5.0% 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: 72 active listings in the ZIP; solid renter incomes; 5,302 units permitted in Queens County in 2024 (4,918 in 5+ unit buildings).
• At $6,738/mo this rent would consume 106% of the median local household income ($76k/yr) (locally 1451% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $75k of equity ($7k loan paydown + $68k appreciation (6.9% local appreciation)).
• Queens County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$119k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($958k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $673,800 (31.8% 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. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
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: 0.68% ✗
• Cap rate: 5.02%
• Cash-on-cash: -4.53%
• DSCR: 0.80
• GRM: 12.2

CMA / ARV

• ARV (on-the-fly): $1,772,456
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
82-13 32nd Ave	0.46mi	5/3.0 (-1)	1,710 (-2%)	8mo	$1,365,000	$798	60
21-46 74th St	0.53mi	5/2.5 (-1)	1,518 (-13%)	21mo	$1,550,000	$1,021	25

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.87% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.9%
• Equity multiple: 1.98×
• Total profit: $270,215
• Equity at exit: $676,073

10-year hold

• IRR: 14.1%
• Equity multiple: 4.02×
• Total profit: $835,718
• Equity at exit: $1,276,533

Cash invested: $276,640 (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 11370

• Home prices YoY: 1.7%
• Active inventory: 72
• Price-to-rent: 24.4×

Monthly cashflow live

• Estimated rent: $6,738 high
• Mortgage (P&I): −$5,181
• Tax from tax record: −$775 /mo · $9,299/yr
• Insurance: −$412
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,415
• Net cashflow: $-1,045

Break-even live

Break-even rent $8,060

Max offer price $803,446

Occupancy floor —

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$6,738
Total (2 units)			$6,738

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: $247,000
• Closing costs: $29,640
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $988,000 Active 52 DOM
2. 2026-06-17
   days on market $988,000 Active 51 DOM
3. 2026-06-16
   days on market $988,000 Active 50 DOM
4. 2026-06-15
   days on market $988,000 Active 49 DOM
5. 2026-06-13
   days on market $988,000 Active 47 DOM
6. 2026-06-10
   days on market $988,000 Active 43 DOM
7. 2026-06-08
   days on market $988,000 Active 42 DOM
8. 2026-06-08
   days on market $988,000 Active 41 DOM
9. 2026-06-04
   days on market $988,000 Active 38 DOM
10. 2026-06-03
    days on market $988,000 Active 37 DOM
11. 2026-06-01
    days on market $988,000 Active 35 DOM
12. 2026-05-31
    days on market $988,000 Active 34 DOM
13. 2026-04-27
    listed $988,000 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: $9,299 · $775/mo
• Projected year-2 tax: $12,998 · $1,083/mo
• Expected delta: +$3,699/yr (+$308/mo · 39.8%)

ⓘ 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) · 70% 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: $80,856
• − Mortgage interest: −$55,343
• − Property taxes: −$9,299
• − Insurance: −$4,940
• − Repairs & maintenance: −$6,468
• − Management: −$6,468
• − Depreciation: −$28,742
• Taxable loss: −$30,405
• Est. tax savings @ 24.0%: +$7,297
• After-tax cash flow: $-5,239/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): 30,267
• Household income: $76,009
• Rent vs Own: 53.5% rent · 46.5% own
• Severe rent burden: 1451.0

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: Hispanic / Latino 39% White 27% Asian 25% Two or more races 13% Black 7% Native American 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 4% Dominican 2%
• Common ancestry: Scotch-Irish 1% Slovak 1% Romanian 1%
• Foreign-born: 47% · Canada, Jamaica, China
• Languages at home: 35% English-only · Spanish 33% Other Indo-European 17% Chinese 7%

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: ▲ 6.87%
• Current HPI: 411.1525
• 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

1 event — show timeline

• 2026-04-27 Listed $988,000 RLS at REBNY

Property tax history

+5.8%/yr

Latest (2025): $9,299 · +3.4% YoY. Source: county tax records.