341 Beach 67th St · New York, NY 11692

$900,000

6 bd · 3.5 ba · 2,206 sqft · MultiFamily public records · 37 Days on market

Built 1920 4,000 sqft lot Est $763k · 18% over

---

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 +23.2/30.0
• Appreciation +10.0/10.0
• DSCR +7.5/10.0
• Schools +5.0/10.0
• 1% rule +4.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Newly renovated kitchen stainless appliances, spacious 4 bedrooms with a full bathroom on the 1st floor (plus 1/2 bathroom). 2nd floor has 2 units. Each units has 1 bedroom with full bathroom, living room and kitchen. Unfinished basement with a separate entrance can serve as additional living space, perfect for a family room, recreational area. A separate entrance adds versatility, allowing for privacy and independence, which can be advantageous for extended family or tenants. Fist floor - $2600 Second floor Unit_1 - $1650 Unit_2 - $1550

Key facts

• Separate entrance
• Stainless appliances
• Unfinished basement

Tags

• RENOVATED KITCHEN
• STAINLESS APPLIANCES
• UNFINISHED BASEMENT
• SEPARATE ENTRANCE

Property features AI

Finance

• Financial info: Unit 1 rent: $2,600/month; Unit 3 rent: $1,550/month

Exterior

• Parking: On-street parking
• Utilities: 220-volt electric
• Home design: Multifamily property with 3 total units; 2 stories
• Construction: Stucco construction; Year built: Approximate
• Exterior features: Lot approximately 0.09 acres (about 40 x 100); Zoned R5

Interior

• Bedrooms: Unit 1: 4 bedrooms (level 1); Unit 2: 1 bedroom; Unit 3: 1 bedroom
• Bathrooms: Three full bathrooms and one half bathroom total; Unit 1: 2 bathrooms; Unit 3: 1 bathroom
• Heating & cooling: Has cooling; Natural gas heating; Forced air heating
• Interior features: Central air conditioning (units); Natural gas heating with forced air

What this means for you Summary

Snapshot

• This is a 6-bed/3.5-bath multifamily listed at $900k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/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 $891k (1.0% below list).
• Recommended offer: $873k (3.0% below list) — sets the bar for market timing.
• 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: 80 active listings in the ZIP; 5,302 units permitted in Queens County in 2024 (4,918 in 5+ unit buildings).
• At $8,910/mo this rent would consume 215% of the median local household income ($50k/yr) (locally 1734% 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 $96k of equity ($6k loan paydown + $90k appreciation (10.0% local appreciation)).
• Queens County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $252k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$155k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($873k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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 $350k; list at $900k implies a 157% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $873,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 8.47%
• Cash-on-cash: 7.77%
• DSCR: 1.35
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $763,276
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
463 Beach 68th St	0.18mi	7/4.0 (+1)	2,200 (-0%)	1mo	$905,000	$411	84
62-04 Hillmeyer Rd	0.51mi	6/4.0	2,200 (-0%)	10mo	$995,000	$452	65
156 Beach 60th St	0.39mi	6/2.0	2,386 (+8%)	2mo	$505,000	$212	61
160 Beach 60 St	0.38mi	6/4.0	2,386 (+8%)	7mo	$760,000	$319	60
193 Beach 59th St	0.38mi	5/3.0 (-1)	2,052 (-7%)	6mo	$710,000	$346	58
69-43 Thursby Ave	0.25mi	5/2.0 (-1)	2,068 (-6%)	11mo	$810,000	$392	58
6235 Burchell Rd	0.35mi	5/3.0 (-1)	2,000 (-9%)	5mo	$867,347	$434	57
609 Beach 63rd St	0.40mi	5/2.0 (-1)	2,068 (-6%)	7mo	$565,000	$273	54
65-05 Beach Channel Dr	0.11mi	5/2.0 (-1)	2,024 (-8%)	21mo	$700,000	$346	53
345 Beach 73rd St	0.28mi	5/2.0 (-1)	1,926 (-13%)	13mo	$550,000	$286	44

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.4%
• Equity multiple: 3.25×
• Total profit: $566,820
• Equity at exit: $810,791

10-year hold

• IRR: 24.7%
• Equity multiple: 7.38×
• Total profit: $1,608,624
• Equity at exit: $1,748,502

Cash invested: $252,000 (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 11692

• Home prices YoY: 14.4%
• Active inventory: 80
• Price-to-rent: 25.3×

Monthly cashflow live

• Estimated rent: $8,910 medium
• Mortgage (P&I): −$4,720
• Tax from tax record: −$312 /mo · $3,750/yr
• Insurance: −$375
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,871
• Net cashflow: $1,205

Break-even live

Break-even rent $7,384

Max offer price $900,000

Occupancy floor 81%

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

Units	Beds	Baths	Est. rent
▸ 3× units	1	1.5	$8,910
Total (3 units)			$8,910

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: $225,000
• Closing costs: $27,000
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $900,000 Active 37 DOM
2. 2026-06-17
   days on market $900,000 Active 36 DOM
3. 2026-06-16
   days on market $900,000 Active 35 DOM
4. 2026-06-15
   days on market $900,000 Active 34 DOM
5. 2026-06-13
   days on market $900,000 Active 32 DOM
6. 2026-06-10
   days on market $900,000 Active 28 DOM
7. 2026-06-08
   days on market $900,000 Active 27 DOM
8. 2026-06-08
   days on market $900,000 Active 26 DOM
9. 2026-06-04
   days on market $900,000 Active 23 DOM
10. 2026-06-03
    days on market $900,000 Active 22 DOM
11. 2026-06-02
    days on market $900,000 Active 21 DOM
12. 2026-06-01
    days on market $900,000 Active 20 DOM
13. 2026-05-31
    days on market $900,000 Active 19 DOM
14. 2026-05-12
    listed $900,000 Active
15. 2026-04-04
    listed $900,000 Active 550-char remark

    Show marketing remark (550 chars)

    Newly renovated kitchen stainless appliances, spacious 4 bedrooms with a full bathroom on the 1st floor (plus 1/2 bathroom). 2nd floor has 2 units. Each units has 1 bedroom with full bathroom, living room and kitchen. Unfinished basement with a separate entrance can serve as additional living space, perfect for a family room, recreational area. A separate entrance adds versatility, allowing for privacy and independence, which can be advantageous for extended family or tenants. Fist floor - $2600 Second floor Unit_1 - $1650 Unit_2 - $1550

16. 2025-08-22
    historical
17. 2025-05-30
    listed $920,000 Active
18. 2016-02-28
    historical
19. 2015-12-07
    listed $499,000
20. 2006-03-14
    soldstatus $350,000
21. 1996-03-19
    soldstatus $66,000
22. 1985-10-07
    soldstatus $35,000

ⓘ 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: $3,750 · $312/mo
• Projected year-2 tax: $9,480 · $790/mo
• Expected delta: +$5,730/yr (+$478/mo · 152.8%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $106,920
• − Mortgage interest: −$50,414
• − Property taxes: −$3,750
• − Insurance: −$9,618
• − Repairs & maintenance: −$8,554
• − Management: −$8,554
• − Depreciation: −$26,182
• Taxable loss: −$151
• Est. tax savings @ 24.0%: +$36
• After-tax cash flow: $14,499/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): 22,734
• Household income: $49,720
• Rent vs Own: 66.9% rent · 33.1% own
• Severe rent burden: 1734.0

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 0.64)
• Race & ethnicity: Black 53% Hispanic / Latino 24% Two or more races 15% White 13% Asian 6%
• Hispanic origin (detail): Puerto Rican 10% Dominican 5%
• Common ancestry: Romanian 1%
• Foreign-born: 31% · Canada, China, Jamaica
• Languages at home: 67% English-only · Spanish 18% Other Indo-European 3% 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: ▲ 44.49%
• Current HPI: 354.2007
• 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

+2471.4% since first listed

9 events — show timeline

• 2026-05-12 Listed $900,000 SIBORMLS
• 2026-04-04 Listed $900,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-22 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-05-30 Listed $920,000 OneKey® MLS as Distributed by MLS Grid
• 2016-02-28 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2015-12-07 Listed $499,000 OneKey® MLS as Distributed by MLS Grid
• 2006-03-14 Sold (Public Records) $350,000 Public Records
• 1996-03-19 Sold (Public Records) $66,000 Public Records
• 1985-10-07 Sold (Public Records) $35,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $3,750 · +3.4% YoY. Source: county tax records.