123-15 95th Ave · New York, NY 11419

$499,000

4 bd · 4.0 ba · 1,008 sqft · MultiFamily public records · 12 Days on market

Built 1925 1,600 sqft lot Est $884k · 44% under

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Why this score? — see what drove the B- 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 +23.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +5.6/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• 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: 2 units. confirmed

Listing remarks

Great opportunity in Richmond Hill! This 2-family home offers immense potential for investors or primary residents looking to customize and make it their own. Please note: This is a short sale and is subject to third-party bank approval.

Key facts

• 1,600 sq ft lot
• Parking
• Built 1925

Property features AI

Exterior

• Parking: Carport with alley access (1 carport space)
• Utilities: Public sewer; Electricity connected; Natural gas connected; Sewer connected; Water connected
• Home design: Duplex
• Construction: Frame construction
• Exterior features: Frame construction; Not waterfront

Interior

• Bedrooms: Two 1-bedroom units
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas heating; Other heating; No central cooling
• Interior features: Finished partial basement; Other interior features

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $499k.

Deal economics

• At list price, monthly cash flow is $916 ($11k/yr) — positive. Per door: $458/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $499k).
• Cap rate 8.5% 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: 136 active listings in the ZIP; 17 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 $5,297/mo this rent would consume 68% of the median local household income ($93k/yr) (locally 1646% 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 $3k of loan paydown is wiped out by about $15k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y 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.
• Current owner paid $260k; list at $499k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 53% 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 $499,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.06% ✓
• Cap rate: 8.50%
• Cash-on-cash: 7.87%
• DSCR: 1.35
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $884,016
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
94-30 110th St	0.65mi	3/2.0 (-1)	968 (-4%)	8mo	$849,000	$877	43

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.3%
• Equity multiple: 0.84×
• Total profit: $-22,529
• Equity at exit: $74,403

10-year hold

• IRR: 5.4%
• Equity multiple: 1.40×
• Total profit: $55,407
• Equity at exit: $43,144

Cash invested: $139,720 (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 11419

• Active inventory: 136
• Price-to-rent: 15.7×

Monthly cashflow live

• Estimated rent: $5,297 high
• Mortgage (P&I): −$2,617
• Tax from tax record: −$444 /mo · $5,323/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,112
• Net cashflow: $916

Break-even live

Break-even rent $4,137

Max offer price $499,000

Occupancy floor 78%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$5,296
Total (2 units)			$5,297

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: $124,750
• Closing costs: $14,970
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8711 123rd St Richmond Hill, NY	3.0	1.0	1000	$3,000	$3.00	3d	1	0.46mi
10469 129th St South Richmond Hill, NY	3.0	2.0	1280	$3,400	$2.66	24d	1	0.64mi
144-07 Jamaica Ave Unit 3rd Floor Jamaica, NY	3.0	2.0	800	$2,750	$3.44	24d	1	0.88mi
97-56 105th St #2 Ozone Park, NY	3.0	2.0	1000	$3,811	$3.81	24d	1	0.91mi
88-33 144th St Unit 2nd Fl Jamaica, NY	3.0	1.0	1100	$2,600	$2.36	2d	1	0.93mi
139-22 Lakewood Ave Unit 2F Jamaica, NY	3.0	2.0	1008	$3,250	$3.22	24d	1	1.07mi
8329 Talbot St Kew Gardens, NY	3.0	2.0	1300	$2,800	$2.15	24d	1	1.07mi
139-18 Lakewood Ave Unit 2F Jamaica, NY	3.0	2.0	1258	$3,250	$2.58	24d	1	1.09mi
8617 102nd St Richmond Hill, NY	4.0	1.0	1100	$2,850	$2.59	24d	1	1.13mi
10929 103rd St Ozone Park, NY	3.0	2.0	1200	$3,400	$2.83	20d	1	1.27mi
94-17 90th Ave Unit 2nd Floor Jamaica, NY	3.0	2.0	1040	$3,000	$2.88	7d	1	1.33mi
106-12 156th St Unit 2nd Fl Jamaica, NY	3.0	2.0	1208	$3,499	$2.90	24d	1	1.35mi
15307 Arlington Ter Jamaica, NY	3.0	1.5	1470	$3,800	$2.59	24d	1	1.38mi
108-46 153rd St Unit 1FL Jamaica, NY	3.0	1.0	900	$2,900	$3.22	24d	1	1.38mi
81-18 138th St Unit 3 Jamaica, NY	3.0	2.0	1000	$3,900	$3.90	24d	1	1.45mi
11515 141st St Jamaica, NY	5.0	2.0	1425	$5,200	$3.65	14d	1	1.46mi
84-40 98th St Unit 2FL Woodhaven, NY	3.0	2.0	1200	$3,300	$2.75	20d	1	1.48mi

Listing history 9 events

1. 2026-06-18
   days on market $499,000 Active 12 DOM
2. 2026-06-17
   days on market $499,000 Active 11 DOM
3. 2026-06-16
   days on market $499,000 Active 10 DOM
4. 2026-06-15
   days on market $499,000 Active 9 DOM
5. 2026-06-13
   days on market $499,000 Active 7 DOM
6. 2026-06-09
   days on market $499,000 Active 3 DOM
7. 2026-06-08
   days on market $499,000 Active 2 DOM
8. 2026-06-07
   remarks 237-char remark
9. 2026-06-07
   listed $499,000 Active 1 DOM

ⓘ 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: $5,323 · $444/mo
• Projected year-2 tax: $6,878 · $573/mo
• Expected delta: +$1,555/yr (+$130/mo · 29.2%)

ⓘ 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 53% 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: $63,564
• − Mortgage interest: −$27,952
• − Property taxes: −$5,323
• − Insurance: −$2,495
• − Repairs & maintenance: −$5,085
• − Management: −$5,085
• − Depreciation: −$14,516
• Taxable income: $3,108
• Est. tax owed @ 24.0%: −$746
• After-tax cash flow: $10,250/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): 47,441
• Household income: $93,399
• Rent vs Own: 38.2% rent · 61.8% own
• Severe rent burden: 1646.0

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 0.83)
• Race & ethnicity: Asian 34% Hispanic / Latino 21% Two or more races 15% Black 11% White 4% Native American 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Dominican 4%
• Common ancestry: Hispanic 1%
• Foreign-born: 66% · Canada, Jamaica, China
• Languages at home: 59% English-only · Other Indo-European 19% Spanish 18% Chinese 2%

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: ▼ -490.33%
• Current HPI: 290.7615
• 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

+399.0% since first listed

11 events — show timeline

• 2026-06-06 Listed $499,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-03 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-04-03 Listed $499,000 OneKey® MLS as Distributed by MLS Grid
• 2024-03-18 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-03-18 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-03-15 Listed $419,000 OneKey® MLS as Distributed by MLS Grid
• 2004-04-21 Sold (Public Records) $260,000 Public Records
• 2001-10-09 Sold (Public Records) $229,000 Public Records
• 2001-06-21 Sold (Public Records) $167,000 Public Records
• 2001-01-10 Sold (Public Records) $170,000 Public Records
• 1995-09-28 Sold (Public Records) $100,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $5,323 · -0.4% YoY. Source: county tax records.