155 Beach 27th St Unit A · New York, NY 11691

$779,000

4 bd · 5.0 ba · 2,376 sqft · MultiFamily public records · 105 Days on market

Built 2007 Est $905k · 14% under

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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 +20.7/30.0
• ARV discount +13.8/15.0
• DSCR +6.6/10.0
• Schools +5.0/10.0
• 1% rule +4.5/10.0
• 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

Brick 2 Family, built in 2007 features 2BR unit on 1st floor with 2nd floor duplex features 5 Bedrooms , 2.5 Bathrooms. Each floor has separate heating unit, minutes to Beach, close to shopping, Transportation etc. must see

Key facts

• Minutes to beach
• Close to shopping
• Built 2007

Tags

• SEPARATE HEATING UNIT
• MINUTES TO BEACH
• CLOSE TO SHOPPING

Property features AI

Exterior

• Parking: No carport; No designated parking listed
• Utilities: Public sewer; Electricity connected; Natural gas connected
• Home design: Duplex
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Bedrooms: One 2-bedroom unit; One 4-bedroom unit
• Flooring: Wood floors
• Bathrooms: 4 full bathrooms
• Heating & cooling: Baseboard heating; No central air
• Interior features: First-floor bedroom

What this means for you Summary

Snapshot

• This is a 2 × 2.0-bed/2.5-bath units multifamily listed at $779k.

Deal economics

• At list price, monthly cash flow is $623 ($7k/yr) — positive. Per door: $312/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 $743k (4.6% below list).
• Recommended offer: $709k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: 137 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 5,302 units permitted in Queens County in 2024 (4,918 in 5+ unit buildings).
• At $7,428/mo this rent would consume 159% of the median local household income ($56k/yr) (locally 4702% 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 $23k 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 105 days — a 9% lower offer ($709k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $200k; list at $779k implies a 290% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• 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 $708,890 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.95% ✗
• Cap rate: 7.91%
• Cash-on-cash: 5.77%
• DSCR: 1.26
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $905,256
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
326 Beach 37 St	0.51mi	4/3.0	2,068 (-13%)	10mo	$788,684	$381	39
598 Beach 19th St	0.64mi	5/2.0 (+1)	2,106 (-11%)	4mo	$800,000	$380	31

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: -10.9%
• Equity multiple: 0.60×
• Total profit: $-86,521
• Equity at exit: $116,151

10-year hold

• IRR: -1.6%
• Equity multiple: 0.89×
• Total profit: $-24,132
• Equity at exit: $67,354

Cash invested: $218,120 (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 11691

• Active inventory: 137
• Price-to-rent: 17.5×

Monthly cashflow live

• Estimated rent: $7,428 medium
• Mortgage (P&I): −$4,085
• Tax from tax record: −$409 /mo · $4,905/yr
• Insurance: −$325
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,560
• Net cashflow: $623

Break-even live

Break-even rent $6,639

Max offer price $779,000

Occupancy floor 87%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2.0	2.5	$7,428
Total (2 units)			$7,428

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: $194,750
• Closing costs: $23,370
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1-57 Beach 25th St Far Rockaway, NY	3.0	2.0	3000	$3,700	$1.23	24d	1	0.08mi
8-27 Hartman Ln Unit 1ST Far Rockaway, NY	3.0	1.5	2937	$3,250	$1.11	20d	1	0.56mi
325 Beach 46th St Far Rockaway, NY	3.0	1.5	2250	$3,100	$1.38	24d	1	0.92mi
2175 Bay Blvd Atlantic Beach, NY	3.0	2.5	2178	$6,499	$2.98	24d	1	0.96mi
2105 Bay Blvd Atlantic Beach, NY	4.0	4.0	2100	$6,500	$3.10	43d	1	1.09mi
29 Cayuga Ave Atlantic Beach, NY	3.0	3.0	2424	$30,000	$12.38	43d	1	1.40mi

Listing history 13 events

1. 2026-06-18
   days on market $779,000 Active 105 DOM
2. 2026-06-17
   days on market $779,000 Active 104 DOM
3. 2026-06-15
   days on market $779,000 Active 102 DOM
4. 2026-06-13
   days on market $779,000 Active 100 DOM
5. 2026-06-10
   days on market $779,000 Active 96 DOM
6. 2026-06-08
   days on market $779,000 Active 95 DOM
7. 2026-06-08
   days on market $779,000 Active 94 DOM
8. 2026-06-04
   days on market $779,000 Active 91 DOM
9. 2026-06-03
   days on market $779,000 Active 90 DOM
10. 2026-06-01
    days on market $779,000 Active 88 DOM
11. 2026-05-31
    days on market $779,000 Active 87 DOM
12. 2026-03-04
    listed $779,000 Active
13. 2006-02-09
    soldstatus $200,000

ⓘ 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: $4,905 · $409/mo
• Projected year-2 tax: $9,035 · $753/mo
• Expected delta: +$4,130/yr (+$344/mo · 84.2%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 96% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥95°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: $89,136
• − Mortgage interest: −$43,636
• − Property taxes: −$4,905
• − Insurance: −$9,014
• − Repairs & maintenance: −$7,131
• − Management: −$7,131
• − Depreciation: −$22,662
• Taxable loss: −$5,342
• Est. tax savings @ 24.0%: +$1,282
• After-tax cash flow: $8,759/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): 69,359
• Household income: $56,135
• Rent vs Own: 72.3% rent · 27.7% own
• Severe rent burden: 4702.0

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 0.71)
• Race & ethnicity: Black 40% Hispanic / Latino 26% White 24% Two or more races 12% Asian 4%
• Hispanic origin (detail): Puerto Rican 4% Dominican 5%
• Common ancestry: Hispanic 3% Italian 2% Romanian 2%
• Foreign-born: 35% · Canada, China, Jamaica
• Languages at home: 66% English-only · Spanish 21% French/Haitian/Cajun 2% Russian/Polish/Slavic 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: ▼ -397.66%
• Current HPI: 281.4044
• 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

+289.5% since first listed

2 events — show timeline

• 2026-03-04 Listed $779,000 OneKey® MLS as Distributed by MLS Grid
• 2006-02-09 Sold (Public Records) $200,000 Public Records

Property tax history

+10.5%/yr

Latest (2024): $4,905 · +4.8% YoY. Source: county tax records.