9310 177th St · New York, NY 11433

$818,000

6 bd · 4.0 ba · 1,580 sqft · MultiFamily public records · 93 Days on market

Built 1945 1,425 sqft lot Est $877k · 7% under ↓ 1% since listing

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Why this score? — see what drove the D+ 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 +13.9/30.0
• ARV discount +10.5/15.0
• Schools +5.0/10.0
• DSCR +4.2/10.0
• Livability +3.8/5.0
• 1% rule +3.0/10.0
• 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

LEGAL 2 FAMILY A GREAT INVESTMENT, IN A GREAT LOCATION. BETWEEN JAMAICA AVE. AND LIBERTY AVE. FEATURING 2 DISTINCT APARTMENTS: A FULL 2BR APARTMENT AND A FULL 1BR APARTMENT WITH AN ATTACHED 1 CAR GARAGE AND PRIVATE DRIVEWAY . .FEATURING WOOD FLOORS, A LARGE LIVING ROOM, DINING ROOM, EIK KITCHEN, BACK YARD GAS HEAT, FRONT PORCH, ENCLOSED BACK PORCH. A NEW STOVE AND A REFRIGERATOR, WITH LOTS OF [POTENTIAL EASY ACCESS TO DOWNTOWN JAMAICA STATION. BUSES AND E AND F TRAINS. .. DELIVERED UNOCCUPIED.

Key facts

• Attached garage
• Driveway
• 1,425 sq ft lot

Tags

• ATTACHED GARAGE
• DRIVEWAY

Property features AI

Exterior

• Parking: Driveway; One-car garage; One-car carport (1 space); Two parking spaces total
• Utilities: Con-Edison electric service; Natural gas connected; Public sewer; Water connected; Electricity connected; Sewer connected
• Home design: Duplex; Updated/remodeled condition
• Construction: Brick construction
• Exterior features: Balcony; Mailbox; Back yard; Near public transit; Near shops; Paved; Near school

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: One 3-bedroom unit
• Flooring: Hardwood floors
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas heating
• Interior features: First floor bedroom; First floor full bath; Eat-in kitchen; Walk-through kitchen

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $818k.

Deal economics

• At list price, monthly cash flow is $19 ($231/yr) — positive. Per door: $10/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $656k (19.8% below list).
• Recommended offer: $656k (19.8% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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.
• Market conditions: 120 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 5,302 units permitted in Queens County in 2024 (4,918 in 5+ unit buildings).
• At $6,559/mo this rent would consume 102% of the median local household income ($78k/yr) (locally 1701% 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 $6k of loan paydown is wiped out by about $25k 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

• It's been on market 93 days — a 9% lower offer ($744k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; 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 $655,900 (19.8% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 0.80% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.45%
• DSCR: 1.02
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $876,900
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
177-50 106th Ave	0.31mi	6/2.0	1,600 (+1%)	1mo	$975,000	$609	74
91-14 182nd St	0.29mi	5/3.0 (-1)	1,590 (+1%)	4mo	$970,000	$610	73
17124 104th Ave	0.30mi	6/3.0	1,696 (+7%)	10mo	$720,000	$425	61
17757 106th Ave	0.30mi	5/2.0 (-1)	1,600 (+1%)	12mo	$630,000	$394	61
16837 90th Ave	0.48mi	6/2.0	1,800 (+14%)	9mo	$999,000	$555	39
108-50 171st Pl	0.59mi	5/2.0 (-1)	1,440 (-9%)	10mo	$502,500	$349	36

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: -16.2%
• Equity multiple: 0.43×
• Total profit: $-131,526
• Equity at exit: $121,966

10-year hold

• IRR: -7.9%
• Equity multiple: 0.50×
• Total profit: $-113,772
• Equity at exit: $70,726

Cash invested: $229,040 (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 11433

• Active inventory: 120
• Price-to-rent: 20.8×

Monthly cashflow live

• Estimated rent: $6,559 high
• Mortgage (P&I): −$4,290
• Tax from tax record: −$465 /mo · $5,584/yr
• Insurance: −$341
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,377
• Net cashflow: $19

Break-even live

Break-even rent $6,535

Max offer price $818,000

Occupancy floor 95%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$6,558
Total (2 units)			$6,559

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: $204,500
• Closing costs: $24,540
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8450 159th St Jamaica, NY	5.0	2.0	1674	$5,000	$2.99	24d	1	1.30mi

Listing history 13 events

1. 2026-06-18
   days on market $818,000 Active 93 DOM
2. 2026-06-17
   days on market $818,000 Active 92 DOM
3. 2026-06-15
   days on market $818,000 Active 90 DOM
4. 2026-06-13
   days on market $818,000 Active 88 DOM
5. 2026-06-10
   pricedays on market $818,000 Active 84 DOM
6. 2026-06-08
   days on market $819,000 Active 83 DOM
7. 2026-06-08
   days on market $819,000 Active 82 DOM
8. 2026-06-04
   days on market $819,000 Active 79 DOM
9. 2026-06-03
   days on market $819,000 Active 78 DOM
10. 2026-06-01
    days on market $819,000 Active 76 DOM
11. 2026-05-31
    days on market $819,000 Active 75 DOM
12. 2026-04-10
    price $819,000
13. 2026-03-17
    listed $829,000 Active

ⓘ 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: $5,584 · $465/mo
• Projected year-2 tax: $9,704 · $809/mo
• Expected delta: +$4,120/yr (+$343/mo · 73.8%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 79% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥99°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: $78,708
• − Mortgage interest: −$45,821
• − Property taxes: −$5,584
• − Insurance: −$4,888
• − Repairs & maintenance: −$6,297
• − Management: −$6,297
• − Depreciation: −$23,796
• Taxable loss: −$13,974
• Est. tax savings @ 24.0%: +$3,354
• After-tax cash flow: $3,585/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): 37,884
• Household income: $77,519
• Rent vs Own: 52.6% rent · 47.4% own
• Severe rent burden: 1701.0

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 0.65)
• Race & ethnicity: Black 55% Asian 17% Hispanic / Latino 13% Two or more races 5% White 2% Native American 1%
• Hispanic origin (detail): Puerto Rican 3% Dominican 4%
• Common ancestry: Hispanic 2%
• Foreign-born: 42% · Canada, China, United Kingdom
• Languages at home: 69% English-only · Other Indo-European 13% Spanish 11% French/Haitian/Cajun 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: ▼ -250.63%
• Current HPI: 383.7055
• 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

-1.2% since first listed

2 events — show timeline

• 2026-04-10 Price Changed $819,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-17 Listed $829,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+13.1%/yr

Latest (2025): $5,584 · +3.4% YoY. Source: county tax records.