21-15 33 St Unit 4G · New York, NY 11105

$259,000

2 bd · 1.0 ba · 700 sqft · Condo · 117 Days on market

Built 1930

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +4.2/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Cash Only No Financing available Explore this exceptional 2-bedroom co-op in the desirable Acropolis Astoria. This top-floor unit boasts a full bathroom, a spacious eat-in kitchen with modern custom cabinets and granite countertops, and generously-sized bedrooms. Natural light streams in through large windows in every room, creating a bright and airy ambiance. The Acropolis offers various amenities, including a laundry room, a serene private garden, and convenient bike storage. This co-op allows for subletting and co-purchasing, making it a flexible living option. Conveniently located in the heart of Astoria, you're just a short walk to the N/W subway station, offering an easy 30-minute com

Key facts

• Private garden
• Full bathroom
• Granite countertops

Tags

• FULL BATHROOM
• SPACIOUS EAT-IN KITCHEN
• MODERN CUSTOM CABINETS
• GRANITE COUNTERTOPS
• PRIVATE GARDEN
• BIKE STORAGE

Property features AI

Finance

• Other: Senior community
• HOA & community: Association: Acropolis; Association amenities include a park; Monthly association fee covers exterior maintenance, snow removal, trash, hot water, sewer and water

Exterior

• Parking: No carport; No designated parking
• Utilities: Electric service by Con-Edison; Public sewer; Public trash collection
• Home design: Stock cooperative; New construction; 4 total stories; Entry on 4th level
• Construction: Brick construction
• Exterior features: Brick construction; Near public transit; Near school; Not waterfront

Interior

• Kitchen: Eat-in kitchen; Granite counters; Gas water heater
• Bedrooms: 4 total rooms (entry level: 4)
• Flooring: Hardwood; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Steam heating; Wall/window air conditioning units
• Interior features: Crown molding; Eat-in kitchen; Granite counters; High-speed internet; Double-pane windows; No basement; No attic
• Laundry & utility: In-unit laundry; Common area laundry

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $259k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $259k).
• Recommended offer: $236k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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.
• Zoned schools: Elm Tree Elementary School (math 27% / reading 52%, grade F, #1,444 of 2,108 statewide, top 71%, 806 students, 94% FRL); Is 227 Louis Armstrong (math 52% / reading 69%, grade B+, #153 of 729 statewide, top 21%, 1,528 students, 68% FRL); Midwood High School (math 94% / reading 96%, grade A+, #83 of 1,100 statewide, top 8%, 4,062 students, 73% FRL).
• Market conditions: Rents rising fast (+6.7%/yr); 112 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).
• This rent runs 43% of the median local income ($102k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 + 6.7% rent growth), your $73k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 14y ago; this cycle's ask has dropped $39k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $235,690 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
9. 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.
10. 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: 1.41% ✓
• Cap rate: 11.36%
• Cash-on-cash: 18.10%
• DSCR: 1.81
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.66% rent growth · sell at horizon

5-year hold

• IRR: 13.8%
• Equity multiple: 1.58×
• Total profit: $41,700
• Equity at exit: $38,618

10-year hold

• IRR: 25.2%
• Equity multiple: 3.59×
• Total profit: $187,926
• Equity at exit: $22,394

Cash invested: $72,520 (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 11105

• Home prices YoY: -11.2%
• Rents YoY: 6.7%
• Active inventory: 112
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $3,650 medium
• Mortgage (P&I): −$1,358
• Tax est. 1.5%: −$324 /mo · $3,885/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$767
• Net cashflow: $1,094

Break-even live

Break-even rent $2,266

Max offer price $259,000

Occupancy floor 65%

Sensitivity live

Price	-10% $1,273	-5% $1,183	+0% $1,094	+5% $1,005	+10% $915
Rent	-10% $806	-5% $950	+0% $1,094	+5% $1,238	+10% $1,382
Rate	-1.0pp $1,224	-0.5pp $1,160	base $1,094	+0.5pp $1,027	+1.0pp $959

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1420 27th Ave Astoria, NY	1.0–2.0	1.0–2.0	887	$4,899	$5.52	5d	9	1.12mi

HOA detail condo

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

Listing history 29 events

1. 2026-06-15
   days on market $259,000 Active 117 DOM
2. 2026-06-13
   days on market $259,000 Active 115 DOM
3. 2026-06-10
   days on market $259,000 Active 111 DOM
4. 2026-06-08
   days on market $259,000 Active 110 DOM
5. 2026-06-04
   days on market $259,000 Active 106 DOM
6. 2026-06-03
   days on market $259,000 Active 105 DOM
7. 2026-06-01
   days on market $259,000 Active 103 DOM
8. 2026-05-31
   days on market $259,000 Active 102 DOM
9. 2026-05-20
   price $259,000
10. 2026-05-19
    status Active
11. 2025-05-27
    status Pending
12. 2025-05-27
    status Active
13. 2025-05-13
    historical
14. 2025-03-22
    price $280,000
15. 2025-02-12
    listed $298,000 Active
16. 2025-02-02
    historical
17. 2024-12-02
    status Active
18. 2024-09-24
    price $299,000
19. 2024-08-28
    price $305,000
20. 2024-08-08
    status Active
21. 2024-08-08
    listed $315,000 Active
22. 2024-06-22
    status Pending
23. 2024-06-21
    historical
24. 2024-03-22
    listed $298,000 Active
25. 2012-12-02
    soldstatus $275,000
26. 2012-06-01
    listed $289,000
27. 2012-03-28
    historical
28. 2012-01-02
    listed $309,000
29. 2009-12-23
    soldstatus $1,200,000

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

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 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $43,806
• − Mortgage interest: −$14,508
• − Property taxes: −$3,885
• − Insurance: −$1,295
• − Repairs & maintenance: −$3,504
• − Management: −$3,504
• − Depreciation: −$7,535
• Taxable income: $9,574
• Est. tax owed @ 24.0%: −$2,298
• After-tax cash flow: $10,830/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): 37,936
• Household income: $102,012
• Rent vs Own: 74.5% rent · 25.5% own
• Severe rent burden: 2291.0

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 0.58)
• Race & ethnicity: White 60% Hispanic / Latino 22% Two or more races 11% Asian 10% Black 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 5% Dominican 2%
• Common ancestry: Romanian 3% Italian 1% Scotch-Irish 1%
• Foreign-born: 32% · Canada, Jamaica, Vietnam
• Languages at home: 53% English-only · Other Indo-European 17% Spanish 16% Arabic 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: ▼ -62.96%
• Current HPI: 501.1392
• Rent YoY: ▲ 6.66%
• 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

-78.4% since first listed

21 events — show timeline

• 2026-05-20 Price Changed $259,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-19 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-05-27 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-05-27 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-05-13 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-03-22 Price Changed $280,000 OneKey® MLS as Distributed by MLS Grid
• 2025-02-12 Listed $298,000 OneKey® MLS as Distributed by MLS Grid
• 2025-02-02 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-12-02 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2024-09-24 Price Changed $299,000 OneKey® MLS as Distributed by MLS Grid
• 2024-08-28 Price Changed $305,000 OneKey® MLS as Distributed by MLS Grid
• 2024-08-08 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2024-08-08 Listed $315,000 OneKey® MLS as Distributed by MLS Grid
• 2024-06-22 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-06-21 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-03-22 Listed $298,000 OneKey® MLS as Distributed by MLS Grid
• 2012-12-02 Sold (MLS) $275,000 OneKey® MLS as Distributed by MLS Grid
• 2012-06-01 Listed $289,000 OneKey® MLS as Distributed by MLS Grid
• 2012-03-28 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2012-01-02 Listed $309,000 OneKey® MLS as Distributed by MLS Grid
• 2009-12-23 Sold (Public Records) $1,200,000 Public Records