10321 113th St · New York, NY 11419

$662,500

12 bd · 6.0 ba · 2,668 sqft · MultiFamily public records · 20 Days on market

Built 1910 1,858 sqft lot

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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 +28.2/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• 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

Spacious two-family featuring 6BR/3BA, ~1,800 SF, and finished basement. Located in a stable residential neighborhood near shopping, schools, major roadways, and public transportation. Convenient access to key corridors enhances commuting and daily living. Strong value-add opportunity with flexible multi-unit layout. Sold as-is; buyer to verify occupancy and condition.

Key facts

• 1,858 sq ft lot
• Built 1910
• Listed 20 days

Property features AI

Finance

• Financial info: Tax year 2026

Exterior

• Parking: No carport; No designated parking features
• Utilities: Public sewer; Utilities: see remarks
• Home design: Duplex; Approx. 1,800 total building area (appraiser source)
• Construction: Frame construction; Other foundation details
• Exterior features: Frame construction; Not waterfront

Interior

• Bedrooms: Two 3-bedroom units
• Bathrooms: Three full bathrooms
• Heating & cooling: Baseboard heating; Hot water heating; Natural gas heating; No central cooling
• Interior features: Finished full basement; Other interior features

What this means for you Summary

Snapshot

• This is a 2 × 6.0-bed/3.0-bath units multifamily listed at $662k.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $662k).
• Recommended offer: $653k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.1% 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: 136 active listings in the ZIP; solid renter incomes; 5,302 units permitted in Queens County in 2024 (4,918 in 5+ unit buildings).
• At $7,944/mo this rent would consume 102% 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 $5k of loan paydown is wiped out by about $20k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $186k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($653k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 50% 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 $652,562 (1.5% below list)

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 1910 — 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: 1.20% ✓
• Cap rate: 10.08%
• Cash-on-cash: 13.54%
• DSCR: 1.60
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 3.6%
• Equity multiple: 1.14×
• Total profit: $25,806
• Equity at exit: $98,781

10-year hold

• IRR: 13.1%
• Equity multiple: 2.04×
• Total profit: $193,594
• Equity at exit: $57,281

Cash invested: $185,500 (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: 13.9×

Monthly cashflow live

• Estimated rent: $7,944 medium
• Mortgage (P&I): −$3,474
• Tax from tax record: −$433 /mo · $5,194/yr
• Insurance: −$276
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,668
• Net cashflow: $2,093

Break-even live

Break-even rent $5,295

Max offer price $662,500

Occupancy floor 69%

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

Units	Beds	Baths	Est. rent
▸ 2× units	6.0	3	$7,944
Total (2 units)			$7,944

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: $165,625
• Closing costs: $19,875
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $662,500 Active 20 DOM
2. 2026-06-17
   days on market $662,500 Active 19 DOM
3. 2026-06-16
   days on market $662,500 Active 18 DOM
4. 2026-06-15
   days on market $662,500 Active 17 DOM
5. 2026-06-13
   days on market $662,500 Active 15 DOM
6. 2026-06-10
   days on market $662,500 Active 11 DOM
7. 2026-06-08
   days on market $662,500 Active 10 DOM
8. 2026-06-08
   days on market $662,500 Active 9 DOM
9. 2026-06-04
   days on market $662,500 Active 6 DOM
10. 2026-06-03
    days on market $662,500 Active 5 DOM
11. 2026-06-02
    days on market $662,500 Active 4 DOM
12. 2026-06-01
    days on market $662,500 Active 3 DOM
13. 2026-05-31
    days on market $662,500 Active 2 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: $5,194 · $433/mo
• Projected year-2 tax: $8,195 · $683/mo
• Expected delta: +$3,001/yr (+$250/mo · 57.8%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 50% 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: $95,328
• − Mortgage interest: −$37,110
• − Property taxes: −$5,194
• − Insurance: −$3,312
• − Repairs & maintenance: −$7,626
• − Management: −$7,626
• − Depreciation: −$19,273
• Taxable income: $15,186
• Est. tax owed @ 24.0%: −$3,645
• After-tax cash flow: $21,467/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

+350.7% since first listed

6 events — show timeline

• 2026-05-29 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-05-28 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-05-28 Listed $662,500 OneKey® MLS as Distributed by MLS Grid
• 2006-01-04 Sold (Public Records) $576,800 Public Records
• 1998-06-23 Sold (Public Records) $215,000 Public Records
• 1995-02-01 Sold (Public Records) $147,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $5,194 · +6.9% YoY. Source: county tax records.