6910 Beach Front Rd · New York, NY 11692

$1,178,000

4 bd · 5.0 ba · 2,520 sqft · MultiFamily public records · 82 Days on market

Built 2007 3,509 sqft lot Est $1305k · 10% under

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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).

• ARV discount +11.9/15.0
• Appreciation +10.0/10.0
• Cash flow +6.8/30.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.0/10.0
• 1% rule +0.6/10.0

Multi-family units

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

Listing remarks

Welcome To Your Dream Coastal Escape In One Of NYC’s Most Vibrant Beach Communities! This Exceptional Two-Family Home Offers Breathtaking, Unobstructed Ocean Views And The Rare Opportunity To Live By The Beach While Earning Rental Income. The Second-Floor Unit Features A Bright And Airy Open-Concept Layout With Two Spacious Bedrooms And Two Full Baths. The Extra-Large Primary Suite Boasts An En Suite Bathroom And A Generous Walk-In Closet. Step Up To The Third-Floor Oceanfront Balcony—Your Private Oasis To Relax, Entertain, And Soak In Sweeping Seaside Sunsets. The First-Floor Unit Includes Three Well-Sized Bedrooms And Two Full Baths, Perfect For Extended Family, Guests, Or Ten

Key facts

• Oceanfront balcony
• Coastal living
• Ocean views

Tags

• OCEAN VIEWS
• OCEANFRONT BALCONY
• BEACHSIDE NEIGHBORHOOD
• COASTAL LIVING

Property features AI

Finance

• HOA & community: HOA fee of $275 monthly; Community sidewalks

Exterior

• Parking: Private driveway
• Utilities: Public sewer; Water connected; Electricity connected; Natural gas connected; Cable available; Trash collection (public)
• Home design: Townhouse; Duplex; Waterfront property
• Construction: Vinyl siding; Slab foundation
• Exterior features: Balcony; Fenced yard; Shed(s); Back yard; Waterfront views

Interior

• Kitchen: Open kitchen
• Bedrooms: One 2-bedroom unit; One 3-bedroom unit
• Flooring: Carpet; Wood
• Bathrooms: 4 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: First-floor bedroom; First-floor full bath; Primary bathroom; Master bedroom on main level; Open floor plan; Open kitchen; Walk-in closet(s); Patio
• Laundry & utility: Hall laundry

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.5-bath units multifamily listed at $1.18M.

Deal economics

• At list price, monthly cash flow is $-2k ($-22k/yr) — negative. Per door: $-928/mo.
• To cash-flow at today's rent, offer at most $850k (27.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $665k (43.5% below list).
• Recommended offer: $665k (43.5% below list) — sets the bar for 1% rule.
• Cap rate 4.4% 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: 80 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $6,650/mo this rent would consume 160% of the median local household income ($50k/yr) (locally 1734% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $126k of equity ($8k loan paydown + $118k appreciation (10.0% local appreciation)).
• Queens County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$202k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($1.11M) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago 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.
• Current owner paid $840k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: 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 $665,000 (43.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 44% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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. 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?
10. 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.
11. 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.
12. 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: 0.56% ✗
• Cap rate: 4.40%
• Cash-on-cash: -6.75%
• DSCR: 0.70
• GRM: 14.8

CMA / ARV

• ARV (on-the-fly): $1,305,360
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6523 Seaspray Ave	0.20mi	4/3.0	2,258 (-10%)	8mo	$1,170,000	$518	59

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.5%
• Equity multiple: 2.59×
• Total profit: $522,800
• Equity at exit: $1,061,236

10-year hold

• IRR: 17.9%
• Equity multiple: 5.95×
• Total profit: $1,631,479
• Equity at exit: $2,288,595

Cash invested: $329,840 (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 11692

• Home prices YoY: 14.4%
• Active inventory: 80
• Price-to-rent: 29.5×

Monthly cashflow live

• Estimated rent: $6,650 high
• Mortgage (P&I): −$6,178
• Tax from tax record: −$442 /mo · $5,298/yr
• Insurance: −$491
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,396
• Net cashflow: $-1,856

Break-even live

Break-even rent $9,000

Max offer price $850,054

Occupancy floor —

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	2.5	$6,650
Total (2 units)			$6,650

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: $294,500
• Closing costs: $35,340
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
75-18 Aquatic Dr Unit B Arverne, NY	3.0	2.5	2034	$3,500	$1.72	24d	1	0.31mi
325 Beach 46th St Far Rockaway, NY	3.0	1.5	2250	$3,100	$1.38	24d	1	1.16mi
2-27R Beach 99th St Rockaway Park, NY	3.0	1.0	2208	$3,500	$1.59	24d	1	1.24mi

Listing history 22 events

1. 2026-06-08
   statusdays on market $1,178,000 Pending 82 DOM
2. 2026-06-08
   days on market $1,178,000 Active 81 DOM
3. 2026-06-04
   days on market $1,178,000 Active 78 DOM
4. 2026-06-03
   days on market $1,178,000 Active 77 DOM
5. 2026-06-01
   days on market $1,178,000 Active 75 DOM
6. 2026-05-31
   days on market $1,178,000 Active 74 DOM
7. 2026-03-18
   listed $1,178,000 Active
8. 2025-11-09
   historical
9. 2025-06-18
   price $1,199,900
10. 2025-05-08
    listed $1,248,000 Active
11. 2025-03-06
    historical
12. 2025-02-12
    price $1,249,000
13. 2024-10-24
    price $1,250,000
14. 2024-08-05
    price $1,290,000
15. 2024-07-01
    price $1,350,000
16. 2024-06-28
    listed $1,300,000 Active
17. 2015-07-15
    soldstatus $840,000
18. 2015-07-01
    soldstatus $840,000 Closed
19. 2015-07-01
    soldstatus $840,000
20. 2015-06-09
    status Under Contract
21. 2015-03-02
    listed $869,000 New
22. 2015-03-02
    listed $869,000

ⓘ 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: $5,298 · $442/mo
• Projected year-2 tax: $12,603 · $1,050/mo
• Expected delta: +$7,305/yr (+$609/mo · 137.9%)

ⓘ 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) · 9% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥96°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: $79,800
• − Mortgage interest: −$65,986
• − Property taxes: −$5,298
• − Insurance: −$5,890
• − Repairs & maintenance: −$6,384
• − Management: −$6,384
• − Depreciation: −$34,269
• Taxable loss: −$44,412
• Est. tax savings @ 24.0%: +$10,659
• After-tax cash flow: $-11,618/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): 22,734
• Household income: $49,720
• Rent vs Own: 66.9% rent · 33.1% own
• Severe rent burden: 1734.0

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 0.64)
• Race & ethnicity: Black 53% Hispanic / Latino 24% Two or more races 15% White 13% Asian 6%
• Hispanic origin (detail): Puerto Rican 10% Dominican 5%
• Common ancestry: Romanian 1%
• Foreign-born: 31% · Canada, China, Jamaica
• Languages at home: 67% English-only · Spanish 18% Other Indo-European 3% Russian/Polish/Slavic 3%

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: ▲ 44.49%
• Current HPI: 354.2007
• 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

+35.6% since first listed

16 events — show timeline

• 2026-03-18 Listed $1,178,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-09 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-06-18 Price Changed $1,199,900 OneKey® MLS as Distributed by MLS Grid
• 2025-05-08 Listed $1,248,000 OneKey® MLS as Distributed by MLS Grid
• 2025-03-06 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-02-12 Price Changed $1,249,000 OneKey® MLS as Distributed by MLS Grid
• 2024-10-24 Price Changed $1,250,000 OneKey® MLS as Distributed by MLS Grid
• 2024-08-05 Price Changed $1,290,000 OneKey® MLS as Distributed by MLS Grid
• 2024-07-01 Price Changed $1,350,000 OneKey® MLS as Distributed by MLS Grid
• 2024-06-28 Listed $1,300,000 OneKey® MLS as Distributed by MLS Grid
• 2015-07-15 Sold (Public Records) $840,000 Public Records
• 2015-07-01 Sold (MLS) $840,000 OneKey® MLS as Distributed by MLS Grid
• 2015-07-01 Sold (MLS) $840,000 MLSLI
• 2015-06-09 Pending — MLSLI
• 2015-03-02 Listed $869,000 MLSLI
• 2015-03-02 Listed $869,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+7.8%/yr

Latest (2024): $5,298 · +15.6% YoY. Source: county tax records.