39-65 52nd St Unit 7H · New York, NY 11377

$325,000

1 bd · 1.0 ba · 750 sqft · Condo · 8 Days on market

Built 1961 Average condition

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.2/30.0
• Schools +5.0/10.0
• 1% rule +4.8/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• Condition / age +2.8/5.0
• DSCR +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks

One Bedroom Co-op in Berkeley Towers Washington Mark your mark on this high-floor one bedroom co-op unit in Berkeley Towers Washington. This apartment features East facing views and lots of morning light. The spacious living / dining room combo has large closets. There is a galley kitchen with plenty of potential to add new appliances and a dishwasher. The bedroom offers room for both a king-size bed and designated home office space in addition to ample storage. The bathroom has original fixtures and includes a tub. This unit is ready to be customized to your taste. Enjoy the low monthlies and pristine amenities this complex has to offer! This unit in the Washington building has a low all-

Key facts

• Galley kitchen
• Laundry room
• Original fixtures

Tags

• EAST FACING VIEWS
• GALLEY KITCHEN
• DESIGNATED HOME OFFICE SPACE
• ORIGINAL FIXTURES
• PRISTINE AMENITIES
• LAUNDRY ROOM

Property features AI

Finance

• HOA & community: Association: Berkeley Towers Section III; Additional assessment for insurance of $150 monthly through Oct. 2026; Community fitness center

Exterior

• Parking: On-street parking
• Utilities: Public sewer; Cable available; Electricity connected; Natural gas available; Phone available; Sewer connected; Public trash collection; Water connected
• Home design: Stock cooperative; One story; Entry level: 1; Property listed as fixer condition
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront; No additional parcels

Interior

• Kitchen: Cooktop; Gas oven; Refrigerator
• Bedrooms: 3 rooms total (includes first-floor bedroom)
• Bathrooms: 1 full bathroom
• Heating & cooling: Steam heating; Wall/window air conditioning unit(s)
• Interior features: First-floor bedroom; Accessible approach with ramp; Outdoor space
• Laundry & utility: Common area laundry

🏢 Co-op / cooperative unit. The $325,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $325k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $-586 ($-7k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $320k (1.7% below list).
• Recommended offer: $320k (1.7% below list) — sets the bar for 1% rule.
• Cap rate 4.1% 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: Rents rising fast (+6.1%/yr); 349 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 5,302 units permitted in Queens County in 2024 (4,918 in 5+ unit buildings).
• At $3,195/mo this rent would consume 52% of the median local household income ($73k/yr) (locally 5474% 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 $2k of loan paydown is wiped out by about $10k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.

Recommended offer $319,528 (1.7% 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. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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: 0.98% ✗
• Cap rate: 4.13%
• Cash-on-cash: -7.72%
• DSCR: 0.66
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.09% rent growth · sell at horizon

5-year hold

• IRR: -24.6%
• Equity multiple: 0.13×
• Total profit: $-79,149
• Equity at exit: $48,459

10-year hold

• IRR: -10.7%
• Equity multiple: 0.23×
• Total profit: $-69,824
• Equity at exit: $28,100

Cash invested: $91,000 (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 11377

• Home prices YoY: -28.8%
• Rents YoY: 6.1%
• Active inventory: 349
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $3,195 medium
• Mortgage (P&I): −$1,704
• Tax est. 1.5%: −$406 /mo · $4,875/yr
• Insurance: −$135
• HOA est. from 1 same-building comp: −$864
• Vacancy / Maint / Mgmt: −$671
• Net cashflow: $-586

Break-even live

Break-even rent $3,937

Max offer price $240,244

Occupancy floor —

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34-35 44th St Astoria, NY	1.0–2.0	1.0–2.0	613	$3,576	$5.83	1d	26	0.55mi
3705 30th St Long Island City, NY	2.0	1.0–2.0	700	$4,840	$6.91	10d	3	1.15mi
3716 83rd St Jackson Heights, NY	1.0	1.0	700	$1,800	$2.57	18d	1	1.50mi

HOA detail condo

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

Listing history 6 events

1. 2026-06-18
   days on market $325,000 Active 8 DOM
2. 2026-06-17
   days on market $325,000 Active 7 DOM
3. 2026-06-16
   days on market $325,000 Active 6 DOM
4. 2026-06-15
   days on market $325,000 Active 5 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $325,000 Active 3 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $38,343
• − Mortgage interest: −$18,205
• − Property taxes: −$4,875
• − Insurance: −$1,625
• − Repairs & maintenance: −$3,067
• − Management: −$3,067
• − HOA: −$10,368
• − Depreciation: −$9,455
• Taxable loss: −$12,319
• Est. tax savings @ 24.0%: +$2,957
• After-tax cash flow: $-4,072/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.

Condition & rehab AI · 13 photos

Average 55/100 Cosmetic rehab

This one-bedroom co-op unit in Berkeley Towers Washington is in average condition with potential for cosmetic updates to the kitchen and bathroom. The property is ready for a fresh coat of paint and some landscaping improvements to increase its value.

Repairs flagged

• Minor Kitchen cabinets — Original fixtures, potential for updating.
• Minor Bathroom fixtures — Original fixtures, potential for updating.

Value-add opportunities

• Both Painting the interior walls — Fresh paint can enhance the overall appearance and appeal of the property.
• Both Updating the kitchen cabinets and fixtures — Modernizing the kitchen can increase both resale and rental value.
• Both Landscaping improvements — Enhancing the landscaping can improve curb appeal and attract more potential buyers/tenants.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Original fixtures, potential for updating.	Minor	$500–3,000
Bathroom fixtures · Original fixtures, potential for updating.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Painting the interior walls — Fresh paint can enhance the overall appearance and appeal of the property. ↑
• Both Updating the kitchen cabinets and fixtures — Modernizing the kitchen can increase both resale and rental value. ↑
• Both Landscaping improvements — Enhancing the landscaping can improve curb appeal and attract more potential buyers/tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 81,690
• Household income: $73,073
• Rent vs Own: 70.5% rent · 29.5% own
• Severe rent burden: 5474.0

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Hispanic / Latino 40% Asian 36% Two or more races 20% White 20% Black 2%
• Hispanic origin (detail): Mexican 12% Puerto Rican 4% Dominican 5%
• Common ancestry: Romanian 2%
• Foreign-born: 56% · Canada, China, Jamaica
• Languages at home: 27% English-only · Spanish 34% Other Indo-European 16% Chinese 6%

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: ▼ -110.83%
• Current HPI: 273.9408
• Rent YoY: ▲ 6.09%
• 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

• 2026-06-10 Listed $325,000 OneKey® MLS as Distributed by MLS Grid