48-26 42nd St · New York, NY 11104

$1,250,000

6 bd · 9.0 ba · 1,631 sqft · MultiFamily public records · 137 Days on market

Built 1945 1,767 sqft lot Est $1200k · at est.

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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 +27.7/30.0
• DSCR +9.7/10.0
• 1% rule +6.7/10.0
• ARV discount +5.6/15.0
• Schools +5.0/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• Appreciation +3.6/10.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

3-Family House in Sunnyside with Garage & Private Driveway. This well-maintained, fully vacant 3-family property offers exceptional versatility for end-users or investors. This home is situated in R5 zoning. The home features hardwood floors throughout, great natural light, and a highly desirable location near the 7 train and major public transportation. Property Layout: 1st Floor: Spacious studio apartment with a sunroom. 2nd Floor: One-bedroom apartment. 3rd Floor: One-bedroom apartment. Bonus: Rear sunroom on the first level Additional highlights include a private driveway, garage, and a spacious backyard—perfect for outdoor living or expansion potential. The property is in

Key facts

• Rear sunroom
• Spacious backyard
• Private driveway

Tags

• PRIVATE DRIVEWAY
• SPACIOUS BACKYARD
• REAR SUNROOM
• HARDWOOD FLOORS

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/3.0-bath units multifamily listed at $1.25M.

Deal economics

• At list price, monthly cash flow is $4k ($45k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($15k rent vs $1.25M).
• Recommended offer: $1.10M (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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 (+6.3%/yr); 78 active listings in the ZIP; solid renter incomes; 5,302 units permitted in Queens County in 2024 (4,918 in 5+ unit buildings).
• At $14,611/mo this rent would consume 217% of the median local household income ($81k/yr) (locally 1859% 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 (-2.7%/yr); year-one equity from $9k of loan paydown is wiped out by about $34k 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 (-2.7% appreciation + 6.3% rent growth), your $350k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($1.10M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $222k; list at $1.25M implies a 463% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,100,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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: 1.17% ✓
• Cap rate: 9.90%
• Cash-on-cash: 12.90%
• DSCR: 1.57
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $1,200,416
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
51-51 48th St	0.45mi	5/2.0 (-1)	1,649 (+1%)	4mo	$1,150,000	$697	54
50-43 48 St	0.36mi	5/3.0 (-1)	1,596 (-2%)	8mo	$1,175,000	$736	53
45-32 41st St	0.25mi	5/2.0 (-1)	1,796 (+10%)	4mo	$1,450,000	$807	48

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

Projected returns pro-forma

-2.71% appreciation · 6.31% rent growth · sell at horizon

5-year hold

• IRR: 7.1%
• Equity multiple: 1.29×
• Total profit: $102,260
• Equity at exit: $202,616

10-year hold

• IRR: 18.5%
• Equity multiple: 2.80×
• Total profit: $630,261
• Equity at exit: $136,175

Cash invested: $350,000 (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 11104

• Home prices YoY: -1.2%
• Rents YoY: 6.3%
• Active inventory: 78
• Price-to-rent: 21.4×

Monthly cashflow live

• Estimated rent: $14,611 medium
• Mortgage (P&I): −$6,555
• Tax from tax record: −$705 /mo · $8,460/yr
• Insurance: −$521
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,068
• Net cashflow: $3,762

Break-even live

Break-even rent $9,849

Max offer price $1,250,000

Occupancy floor 69%

Sensitivity live

Price	-10% $4,469	-5% $4,115	+0% $3,762	+5% $3,408	+10% $3,054
Rent	-10% $2,607	-5% $3,185	+0% $3,762	+5% $4,339	+10% $4,916
Rate	-1.0pp $4,391	-0.5pp $4,080	base $3,762	+0.5pp $3,438	+1.0pp $3,108

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	3	$14,610
Total (3 units)			$14,611

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: $312,500
• Closing costs: $37,500
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-07
   status Pending
2. 2026-02-23
   price $1,250,000
3. 2025-12-08
   price $1,300,000
4. 2025-11-21
   listed $1,350,000 Active
5. 1990-11-05
   soldstatus $222,000

ⓘ 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: $8,460 · $705/mo
• Projected year-2 tax: $14,793 · $1,233/mo
• Expected delta: +$6,332/yr (+$528/mo · 74.8%)

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

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 · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $175,332
• − Mortgage interest: −$70,019
• − Property taxes: −$8,460
• − Insurance: −$6,250
• − Repairs & maintenance: −$14,027
• − Management: −$14,027
• − Depreciation: −$36,364
• Taxable income: $26,185
• Est. tax owed @ 24.0%: −$6,285
• After-tax cash flow: $38,856/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): 26,132
• Household income: $80,709
• Rent vs Own: 79.6% rent · 20.4% own
• Severe rent burden: 1859.0

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 0.70)
• Race & ethnicity: White 38% Asian 28% Hispanic / Latino 27% Two or more races 16% Black 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3% Dominican 2%
• Common ancestry: Scandinavian 4% Romanian 3% Lithuanian 2%
• Foreign-born: 46% · Canada, Jamaica, China
• Languages at home: 38% English-only · Spanish 24% Other Indo-European 18% Other Asian/Pacific 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: ▼ -2.71%
• Current HPI: 224.0688
• Rent YoY: ▲ 6.31%
• 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

+463.1% since first listed

5 events — show timeline

• 2026-04-07 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-02-23 Price Changed $1,250,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-08 Price Changed $1,300,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-21 Listed $1,350,000 OneKey® MLS as Distributed by MLS Grid
• 1990-11-05 Sold (Public Records) $222,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $8,460 · +3.4% YoY. Source: county tax records.