21-80 33rd Rd Unit 6B · New York, NY 11106

$369,000

1 bd · 1.0 ba · 700 sqft · Condo · 18 Days on market

Built 1950 Good condition

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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 +19.6/30.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• Appreciation +6.0/10.0
• Schools +5.0/10.0
• Rent growth +4.3/5.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0

Listing remarks

Sun-drenched and spacious one bedroom apartment with a fantastic layout. This quiet apartment centrally located the tree-lined 33rd Road close to all including the N, W stop at Broadway, Lockwood, fitness clubs, groceries, restaurants, and more. The unit features original oak hardwood flooring that has just been refinished, an abundance of closet space, oversized panoramic windows, and room for a full living room setup and a dining area too. The complex has gated parking available for only $125 per month, lush park-like ground, a playground, and basketball / pickleball courts for your recreation. Combine all this and you have an unbeatable value. Don’t miss out on this terrific apartm

Key facts

• Gated parking
• In building laundry
• Built 1950

Tags

• ORIGINAL OAK HARDWOOD FLOORING
• ABUNDANCE OF CLOSET SPACE
• OVERSIZED PANORAMIC WINDOWS
• GATED PARKING
• LUSH PARK-LIKE GROUND
• IN BUILDING LAUNDRY

Property features AI

Finance

• HOA & community: Association: Queensview

Exterior

• Parking: Common parking; Driveway; Off-street parking; Parking lot; Private unassigned spaces; Parking fee applicable
• Security: Building security; Fire alarm; Fire sprinkler system
• Utilities: Con-Edison electric service; Public sewer; Cable connected; Electricity connected; Natural gas connected; Phone available; Public trash collection
• Home design: Stock cooperative; One-level residence; Total building stories: 14
• Construction: Brick construction
• Exterior features: Basketball court; Courtyard; Garden; Exterior lighting; Playground; Bicycle room; Outdoor space

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Refrigerator; Stainless steel appliances; ENERGY STAR qualified appliances
• Bedrooms: Located on 6th floor entry level
• Flooring: Hardwood; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Wall/window air conditioning units
• Interior features: Eat-in kitchen; Elevator access; Galley-style kitchen; High-speed internet; Pantry; Quartz/Quartzite counters; Double-pane windows
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $369k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $428 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $369k).
• Recommended offer: $363k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.7% 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 (+7.3%/yr); 106 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 5,302 units permitted in Queens County in 2024 (4,918 in 5+ unit buildings).
• At $4,854/mo this rent would consume 69% of the median local household income ($85k/yr) (locally 3679% 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 $10k of equity ($3k loan paydown + $8k appreciation (2.1% local appreciation)).
• Queens County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.1% appreciation + 7.3% rent growth), your $103k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($363k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $363,465 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.32% ✓
• Cap rate: 7.69%
• Cash-on-cash: 4.97%
• DSCR: 1.22
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.06% appreciation · 7.28% rent growth · sell at horizon

5-year hold

• IRR: 13.1%
• Equity multiple: 1.74×
• Total profit: $76,181
• Equity at exit: $146,828

10-year hold

• IRR: 18.8%
• Equity multiple: 3.87×
• Total profit: $296,164
• Equity at exit: $212,425

Cash invested: $103,320 (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 11106

• Home prices YoY: 0.6%
• Rents YoY: 7.3%
• Active inventory: 106
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $4,854 high
• Mortgage (P&I): −$1,935
• Tax est. 1.5%: −$461 /mo · $5,535/yr
• Insurance: −$154
• HOA est. from 1 same-building comp: −$856
• Vacancy / Maint / Mgmt: −$1,019
• Net cashflow: $428

Break-even live

Break-even rent $4,311

Max offer price $369,000

Occupancy floor 86%

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: $92,250
• Closing costs: $11,070
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3705 30th St Long Island City, NY	2.0	1.0–2.0	700	$4,840	$6.91	10d	3	0.57mi
1420 27th Ave Astoria, NY	1.0–2.0	1.0–2.0	887	$3,237	$3.65	3d	9	0.68mi
888 Main St New York, NY	1.0–3.0	1.0–2.0	963	$4,431	$4.60	6d	7	0.83mi
34-35 44th St Astoria, NY	1.0–2.0	1.0–2.0	613	$3,576	$5.83	1d	26	0.86mi
501 1/2 E 83rd St #1998 New York, NY	2.0	1.0	525	$4,710	$8.97	24d	2	1.21mi
515 E 72nd St Unit 17D New York, NY	1.0	1.0	687	$5,500	$8.01	24d	1	1.22mi
515 E 86th St Unit 1760 New York, NY	1.0	1.0	485	$5,420	$11.18	2d	1	1.24mi
515 E 86th St Unit 589 New York, NY	1.0	1.0	695	$6,070	$8.73	19d	1	1.24mi
1567 York Ave Unit 1021866P New York, NY	2.0	1.0	742	$5,910	$7.96	21d	1	1.25mi
501 E 87th St #2094 New York, NY	1.0	1.0	618	$7,890	$12.77	1d	2	1.27mi
420 E 80th St #198 New York, NY	1.0	1.0	623	$4,760	$7.64	18d	1	1.28mi
2719 44th Dr Long Island City, NY	1.0	1.0	628	$4,945	$7.87	7d	2	1.28mi
1373 1st Ave Unit 1952 New York, NY	2.0	2.0	650	$7,260	$11.17	24d	1	1.39mi
347 E 78th St Unit 1460467P New York, NY	2.0	1.0	645	$7,606	$11.79	24d	1	1.40mi
347 E 78th St Unit 1530420P New York, NY	2.0	1.0	645	$6,270	$9.72	21d	1	1.40mi
403 E 69th St #1518 New York, NY	1.0–3.0	1.0	745	$3,990	$5.36	24d	3	1.42mi
1290 1st Ave #1499 New York, NY	2.0	1.0	671	$6,100	$9.09	2d	2	1.44mi
315 E 78th St Unit 1021847P New York, NY	1.0	1.0	516	$4,880	$9.46	19d	1	1.44mi
315 E 78th St Unit 1021894P New York, NY	1.0	1.0	548	$5,643	$10.30	21d	1	1.44mi
315 E 78th St Unit 1021994P New York, NY	1.0	1.0	441	$5,037	$11.42	20d	1	1.44mi
308 E 78th St #2024 New York, NY	1.0–2.0	1.0	550	$4,610	$8.38	24d	2	1.46mi
301 E 79th St Unit 28P New York, NY	1.0	1.0	700	$5,500	$7.86	24d	1	1.46mi
354 E 91st St #648 New York, NY	1.0–2.0	1.0	692	$5,600	$8.09	1d	2	1.50mi
315 E 86th St Unit 1327 New York, NY	1.0	2.0	726	$6,460	$8.90	24d	1	1.50mi

HOA detail condo

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

Listing history 2 events

1. 2026-05-08
   status Pending
2. 2026-04-03
   listed $369,000 Active

ⓘ 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: $58,243
• − Mortgage interest: −$20,670
• − Property taxes: −$5,535
• − Insurance: −$1,845
• − Repairs & maintenance: −$4,659
• − Management: −$4,659
• − HOA: −$10,272
• − Depreciation: −$10,735
• Taxable loss: −$132
• Est. tax savings @ 24.0%: +$32
• After-tax cash flow: $5,171/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This one-bedroom apartment is in good condition with a good layout and natural light. It has potential for minor updates to increase its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can improve curb appeal and interior aesthetics
• Resale Updating the kitchen backsplash — A new backsplash can enhance the kitchen's appearance and functionality
• Resale Upgrading the flooring in the kitchen and bathrooms — New flooring can make the spaces feel more modern and appealing

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can improve curb appeal and interior aesthetics ↑
• Resale Updating the kitchen backsplash — A new backsplash can enhance the kitchen's appearance and functionality ↑
• Resale Upgrading the flooring in the kitchen and bathrooms — New flooring can make the spaces feel more modern and appealing ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 40,930
• Household income: $84,867
• Rent vs Own: 83.4% rent · 16.6% own
• Severe rent burden: 3679.0

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: White 42% Hispanic / Latino 27% Asian 19% Two or more races 12% Black 7% Native American 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 6% Dominican 4%
• Common ancestry: Scotch-Irish 3% Romanian 3% Estonian 2%
• Foreign-born: 39% · Canada, Jamaica, China
• Languages at home: 48% English-only · Spanish 22% Other Indo-European 13% Russian/Polish/Slavic 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: ▲ 2.06%
• Current HPI: 348.3009
• Rent YoY: ▲ 7.28%
• 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

2 events — show timeline

• 2026-05-08 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-03 Listed $369,000 OneKey® MLS as Distributed by MLS Grid