33-43 14th St Unit 10A · New York, NY 11106

$585,000

2 bd · 1.0 ba · 875 sqft · Condo · 49 Days on market

Built 1958

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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 +18.3/30.0
• ARV discount +7.5/15.0
• Appreciation +6.0/10.0
• DSCR +5.7/10.0
• Schools +5.0/10.0
• 1% rule +4.9/10.0
• Rent growth +4.3/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0

Listing remarks

This beautifully renovated high-floor corner two-bedroom offers a rare combination of style, function, and space, with both bedrooms large enough to fit king-size beds. The renovation was done with a clear eye for quality. At the center of the home is a standout pass-through kitchen designed for both everyday living and entertaining, featuring custom cabinetry, sleek quartz countertops, a tiled backsplash, and premium appliances, including a Bertazzoni range and an integrated Liebherr refrigerator. The bathroom has been completely retiled in, modern neutral tones, creating a clean, spa-like feel. Both bedrooms are filled with natural light with eastern and southern exposure, offering a calm

Key facts

• Custom cabinetry
• Quartz countertops
• Tiled backsplash

Tags

• PASS-THROUGH KITCHEN
• CUSTOM CABINETRY
• QUARTZ COUNTERTOPS
• TILED BACKSPLASH
• PREMIUM APPLIANCES
• BERTAZZONI RANGE

Property features AI

Finance

• HOA & community: North Queensview association; Monthly association fee; Association includes gas, heat and hot water; Association amenities: clubhouse, elevators, grounds maintenance, parking, playground, security

Exterior

• Parking: Assigned parking; On-street parking; Parking lot; Parking fee (monthly) $125
• Security: Building security
• Utilities: Public sewer; Electricity connected; Sewer connected; Water connected; Trash collection (public)
• Home design: Stock cooperative; One level unit; Located on the 10th floor; Building with 15 stories
• Construction: Brick construction
• Exterior features: Playground; Building security

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Located on entry level 10
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Oil heating; Wall/window air conditioning units
• Interior features: Entrance foyer; Galley-type kitchen; Walk-in closet(s); Oversized windows; Accessible doors; Bicycle room
• Laundry & utility: Common area laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $585k.

Deal economics

• At list price, monthly cash flow is $531 ($6k/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 $579k (1.0% below list).
• Recommended offer: $567k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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: Rents rising fast (+7.3%/yr); 109 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• At $5,789/mo this rent would consume 82% of the median local household income ($85k/yr) (locally 3679% 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 $16k of equity ($4k loan paydown + $12k appreciation (2.1% local appreciation)).
• Queens County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.1% appreciation + 7.3% rent growth), your $164k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($567k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $567,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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. 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.
8. 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.
9. 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: 0.99% ✗
• Cap rate: 7.38%
• Cash-on-cash: 3.89%
• DSCR: 1.17
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.06% appreciation · 7.28% rent growth · sell at horizon

5-year hold

• IRR: 11.2%
• Equity multiple: 1.62×
• Total profit: $101,916
• Equity at exit: $232,776

10-year hold

• IRR: 16.4%
• Equity multiple: 3.44×
• Total profit: $399,083
• Equity at exit: $336,772

Cash invested: $163,800 (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 11106

• Home prices YoY: 0.6%
• Rents YoY: 7.3%
• Active inventory: 109
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $5,789 high
• Mortgage (P&I): −$3,068
• Tax est. 1.5%: −$731 /mo · $8,775/yr
• Insurance: −$244
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,216
• Net cashflow: $531

Break-even live

Break-even rent $5,117

Max offer price $585,000

Occupancy floor 86%

Sensitivity live

Price	-10% $935	-5% $733	+0% $531	+5% $329	+10% $126
Rent	-10% $73	-5% $302	+0% $531	+5% $759	+10% $988
Rate	-1.0pp $825	-0.5pp $680	base $531	+0.5pp $379	+1.0pp $225

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: $146,250
• Closing costs: $17,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
888 Main St New York, NY	3.0	1.0–2.0	908	$6,151	$6.77	2d	8	0.61mi
3705 30th St Long Island City, NY	2.0	1.0–2.0	700	$6,180	$8.83	13d	3	0.63mi
1420 27th Ave Astoria, NY	1.0–2.0	1.0–2.0	887	$4,899	$5.52	0d	10	0.67mi
515 E 72nd St Unit 17D New York, NY	1.0	1.0	687	$5,500	$8.01	27d	1	1.00mi
501 1/2 E 83rd St #1998 New York, NY	2.0	1.0	525	$5,580	$10.63	27d	2	1.00mi
501 E 74th St #1572 New York, NY	2.0	2.0	1000	$10,210	$10.21	23d	1	1.02mi
435 E 79th St New York, NY	1.0–3.0	1.0–2.0	880	$7,500	$8.52	0d	2	1.03mi
515 E 86th St Unit 589 New York, NY	1.0	1.0	695	$6,070	$8.73	22d	1	1.05mi
1567 York Ave Unit 1021866P New York, NY	2.0	1.0	742	$5,910	$7.96	24d	1	1.05mi
420 E 80th St #198 New York, NY	1.0	1.0	623	$4,760	$7.64	21d	1	1.06mi
34-35 44th St Astoria, NY	1.0–2.0	1.0–2.0	622	$5,794	$9.31	0d	23	1.07mi
501 E 87th St #2094 New York, NY	1.0	1.0	618	$7,050	$11.41	2d	2	1.09mi
404 E 76th St Unit 5C New York, NY	1.0	1.0	903	$4,895	$5.42	0d	1	1.12mi
404 E 76th St Unit 19C New York, NY	2.0	2.0	1100	$7,500	$6.82	27d	1	1.12mi
435 E 86th St Unit 2001 New York, NY	1.0	1.0	800	$5,480	$6.85	27d	1	1.15mi
1373 1st Ave Unit 1952 New York, NY	2.0	2.0	650	$7,260	$11.17	27d	1	1.17mi
347 E 78th St Unit 1530420P New York, NY	2.0	1.0	645	$6,270	$9.72	24d	1	1.18mi
347 E 78th St Unit 1460467P New York, NY	2.0	1.0	645	$7,606	$11.79	27d	1	1.18mi
885 Main St Unit 6B New York, NY	2.0	2.0	950	$5,300	$5.58	2d	1	1.20mi
885 Main St #705 New York, NY	2.0	2.0	1100	$4,800	$4.36	1d	1	1.20mi
403 E 69th St #1518 New York, NY	1.0–3.0	1.0	745	$6,748	$9.06	27d	3	1.20mi
411 E 68th St Unit 1021976P New York, NY	2.0	1.0	893	$6,792	$7.61	24d	1	1.22mi
1290 1st Ave #1499 New York, NY	2.0	1.0	671	$6,100	$9.09	5d	2	1.22mi
315 E 78th St Unit 1021894P New York, NY	1.0	1.0	548	$5,643	$10.30	24d	1	1.23mi
3 Court Sq W #907 Long Island City, NY	2.0	2.0	930	$6,300	$6.77	27d	1	1.24mi
308 E 78th St #2024 New York, NY	1.0–2.0	1.0	550	$5,340	$9.71	27d	2	1.24mi
301 E 79th St Unit 28P New York, NY	1.0	1.0	700	$5,500	$7.86	27d	1	1.25mi
2719 44th Dr Long Island City, NY	1.0	1.0	628	$4,945	$7.87	10d	2	1.26mi
400 E 66th St Unit 1016404P New York, NY	1.0–2.0	1.0–2.0	791	$17,070	$21.58	6d	2	1.29mi
315 E 86th St Unit 1327 New York, NY	1.0	2.0	726	$6,460	$8.90	27d	1	1.30mi
305 E 86th St New York, NY	1.0–3.0	1.0–2.0	820	$8,885	$10.83	27d	10	1.31mi
354 E 91st St #648 New York, NY	1.0–2.0	1.0	692	$6,850	$9.89	2d	2	1.32mi
231 E 76th St #1530 New York, NY	1.0	1.0	650	$6,470	$9.95	23d	1	1.32mi
360 E 65th St #1283 New York, NY	1.0–3.0	1.0–2.0	1059	$6,815	$6.44	6d	3	1.34mi
300 E 69th St Unit 1294661P New York, NY	2.0	1.0	839	$6,870	$8.19	22d	1	1.35mi
1310 2nd Ave Unit 1224958P New York, NY	1.0–2.0	1.0	699	$8,460	$12.10	4d	2	1.36mi
244 E 86th St #604 New York, NY	1.0–2.0	1.0–2.0	950	$9,640	$10.15	6d	2	1.36mi
403 E 62nd St Unit 14C New York, NY	1.0	1.0	650	$4,900	$7.54	24d	1	1.37mi
200 E 82nd St #505 New York, NY	2.0	1.0	636	$7,960	$12.51	4d	3	1.40mi
235 E 89th St Unit 1495783P New York, NY	2.0	1.0	699	$7,443	$10.65	23d	1	1.41mi

HOA detail condo

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

Listing history 6 events

1. 2026-06-08
   status $585,000 Pending 49 DOM
2. 2026-06-04
   days on market $585,000 Active 49 DOM
3. 2026-06-03
   days on market $585,000 Active 48 DOM
4. 2026-06-01
   days on market $585,000 Active 46 DOM
5. 2026-05-31
   days on market $585,000 Active 45 DOM
6. 2026-04-16
   listed $585,000 Active

ⓘ 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 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: $69,471
• − Mortgage interest: −$32,769
• − Property taxes: −$8,775
• − Insurance: −$2,925
• − Repairs & maintenance: −$5,558
• − Management: −$5,558
• − Depreciation: −$17,018
• Taxable loss: −$3,131
• Est. tax savings @ 24.0%: +$752
• After-tax cash flow: $7,120/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): 40,930
• Household income: $84,867
• Rent vs Own: 83.4% rent · 16.6% own
• Severe rent burden: 3679.0

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: White 42% Hispanic / Latino 27% Asian 19% Two or more races 12% Black 7% Native American 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 6% Dominican 4%
• Common ancestry: Scotch-Irish 3% Romanian 3% Estonian 2%
• Foreign-born: 39% · Canada, Jamaica, China
• Languages at home: 48% English-only · Spanish 22% Other Indo-European 13% Russian/Polish/Slavic 4%

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: ▲ 2.06%
• Current HPI: 348.3009
• Rent YoY: ▲ 7.28%
• 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

• 2026-04-16 Listed $585,000 OneKey® MLS as Distributed by MLS Grid