143-50 Hoover Ave #204 · New York, NY 11435

$199,900

1 bd · 1.0 ba · 830 sqft · Condo · 436 Days on market

Built 1948 ↓ 16% since listing

---

Why this score? — see what drove the F 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).

• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Cash flow +4.6/30.0
• Livability +3.8/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

A beautiful Cooperative apartment located on the second floor of the Betsy Ross Building in Briarwood, Queens. Large spacious Living Room with foyer and Eat-In Kitchen with modern stainless-steel appliances (dishwasher, refrigerator, and microwave). One full bathroom with a window. One large bedroom with two closets. Three extra closets in the hallway. Ten-minute walk to Briarwood subway station for E/F lines. Ten-minute walk to express buses heading to Midtown or Lower Manhattan. Five-minute walk to Q20A/Q20B or Q44-SBS buses. Close to major highways. There's an on-site superintendent and 24/7 laundry room. Indoor parking garage and storage units available via waitlist. Walkable to nearby

Key facts

• Betsy ross building
• Eat-in kitchen
• Garage

Tags

• BETSY ROSS BUILDING
• EAT-IN KITCHEN
• FULL BATHROOM WITH WINDOW
• LARGE BEDROOM WITH TWO CLOSETS
• EXTRA CLOSETS IN HALLWAY
• WALK TO EXPRESS BUSES

Property features AI

Finance

• HOA & community: Additional monthly fee of $176.39 (Operational $72.73 + Capital $103.66)

Exterior

• Parking: Garage
• Utilities: Public sewer; Cable available; Electricity connected; Natural gas connected; Sewer connected; Trash collection (public); Water connected
• Home design: Stock cooperative; Living area reported from other source
• Construction: Brick construction; Property condition: Actual
• Exterior features: Brick exterior; Not waterfront

Interior

• Kitchen: Convection oven; Gas oven; Gas range; Dishwasher; Refrigerator; Stainless steel appliances
• Bedrooms: Total rooms: 4
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Wall/window air conditioning units
• Interior features: Breakfast bar; Ceiling fan(s); Eat-in kitchen

🏢 Co-op / cooperative unit. The $199,900 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $200k.

Deal economics

• At list price, monthly cash flow is $-506 ($-6k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 3.3% vs local median 2.6% in New York — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+2.0%/yr); 170 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• This rent runs 38% of the median local income ($80k/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 $1k of loan paydown is wiped out by about $6k 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 436 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask has dropped $25k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 44% of rent; built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 53% 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 $175,912 (12.0% 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 436 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 1.27% ✓
• Cap rate: 3.26%
• Cash-on-cash: -10.85%
• DSCR: 0.52
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.97% rent growth · sell at horizon

5-year hold

• IRR: -37.9%
• Equity multiple: -0.19×
• Total profit: $-66,489
• Equity at exit: $29,806

10-year hold

• IRR: -69.1%
• Equity multiple: -0.91×
• Total profit: $-106,881
• Equity at exit: $17,284

Cash invested: $55,972 (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 11435

• Rents YoY: 2.0%
• Active inventory: 170
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,537 high
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,998/yr
• Insurance: −$83
• HOA est. from 2 same-building comps: −$1,129
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $-506

Break-even live

Break-even rent $3,178

Max offer price $126,685

Occupancy floor —

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
84-03 Lander St Unit 2B Jamaica, NY	2.0	2.0	850	$3,250	$3.82	24d	1	0.10mi
8455 Daniels St Unit 5H Jamaica, NY	1.0	1.0	750	$2,300	$3.07	18d	1	0.13mi
14160 84th Rd Unit 2G Jamaica, NY	1.0	1.0	700	$2,200	$3.14	13d	1	0.15mi
141-35 Pershing Cres Unit 1B Jamaica, NY	1.0	1.5	1100	$2,800	$2.55	20d	1	0.17mi
13915 83rd Ave #717 Jamaica, NY	1.0	1.0	800	$2,400	$3.00	4d	1	0.29mi
7837 Main St Unit 2G Queens, NY	1.0	1.0	700	$2,300	$3.29	24d	1	0.40mi
7835 147th St Unit 2E Flushing, NY	1.0	1.0	700	$2,200	$3.14	6d	1	0.41mi
14112 78th Rd Unit 1G Flushing, NY	1.0	1.0	700	$2,200	$3.14	24d	1	0.44mi
138-28 Queens Blvd Unit 5G Briarwood, NY	1.0	1.0	650	$2,750	$4.23	24d	1	0.48mi
13828 Queens Blvd Jamaica, NY	1.0	1.0	640	$2,700	$4.22	18d	1	0.48mi
13828 Queens Blvd Unit 2E Briarwood, NY	1.0	1.0	700	$2,600	$3.71	7d	1	0.48mi
13828 Queens Blvd Unit 7A Briarwood, NY	2.0	1.0	810	$3,600	$4.44	24d	1	0.48mi
148-16 87th Ave Unit 2 Jamaica, NY	2.0	1.0	700	$2,300	$3.29	17d	1	0.53mi
14832 87th Ave Jamaica, NY	2.0	1.0	768	$2,800	$3.65	18d	1	0.53mi
135-26 78th Ave Unit 2FL Flushing, NY	2.0	1.0	900	$2,800	$3.11	1d	1	0.68mi
148-37 88th Ave Queens, NY	2.0	2.0	900	$3,500	$3.89	24d	1	0.69mi
123-40 83rd Ave Unit 2107 Jamaica, NY	1.0	1.0	750	$2,573	$3.43	24d	1	0.70mi
123-40 83rd Ave Unit 8B Queens, NY	1.0	1.0	800	$2,450	$3.06	24d	1	0.70mi
13532 Kew Gardens Rd Richmond Hill, NY	2.0	1.0	1070	$2,500	$2.34	24d	1	0.77mi
80-12 165th St Unit 3 Jamaica, NY	2.0	1.5	960	$2,800	$2.92	24d	1	0.78mi
14836 89th Ave Unit 3C Jamaica, NY	1.0	1.0	673	$2,900	$4.31	24d	1	0.78mi
16525 Union Tpke Fresh Meadows, NY	2.0	1.0	1000	$2,900	$2.90	24d	1	0.84mi
8340 Austin St Unit 7N Kew Gardens, NY	—	1.0	550	$2,000	$3.64	24d	1	0.88mi
15501 90th Ave Unit 3R Jamaica, NY	1.0	1.0	950	$2,100	$2.21	24d	1	0.88mi
89-15 Parsons Blvd Unit W6B Jamaica, NY	1.0	1.0	725	$2,100	$2.90	18d	1	0.90mi
88-56 162nd St Apt 2D Jamaica, NY	2.0	1.0	1000	$3,000	$3.00	24d	1	0.91mi
124-14 Metropolitan Ave Unit 2F Kew Gardens, NY	2.0	1.0	850	$2,900	$3.41	24d	1	0.96mi
71-82 Parsons Blvd Unit 702 Kew Gardens Hills, NY	1.0	1.0	1000	$2,900	$2.90	20d	1	0.97mi
71-82 Parsons Blvd Unit 303 Kew Gardens Hills, NY	2.0	1.5	900	$4,000	$4.44	13d	1	0.97mi
71-82 Parsons Blvd Unit 503 Kew Gardens Hills, NY	2.0	1.5	900	$4,000	$4.44	24d	1	0.97mi
71-82 Parsons Blvd Unit 516 Kew Gardens Hills, NY	2.0	1.5	900	$3,500	$3.89	3d	1	0.97mi
150-25 72nd Rd Flushing, NY	1.0	1.0	700	$2,300	$3.29	24d	1	0.99mi
123-16 Hillside Ave Unit 1st Fl Jamaica, NY	2.0	1.0	869	$2,700	$3.11	24d	1	1.07mi
7157 161 St Apt 5B Flushing, NY	2.0	2.0	1100	$2,600	$2.36	24d	1	1.07mi
14725 94th Ave Jamaica, NY	1.0	1.0	525	$2,825	$5.38	4d	3	1.07mi
163-07 72nd Ave Unit 3G Flushing, NY	2.0	2.0	716	$2,900	$4.05	24d	1	1.09mi
8321 Lefferts Blvd Kew Gardens, NY	—	1.0	550	$2,100	$3.82	24d	1	1.11mi
7133 162nd St Unit 3F Fresh Meadows, NY	2.0	2.0	850	$2,700	$3.18	24d	1	1.12mi
122-08 Hillside Ave Unit 2 Jamaica, NY	2.0	1.0	700	$2,500	$3.57	24d	1	1.12mi
7629 170th St Fresh Meadows, NY	2.0	1.0	924	$2,800	$3.03	3d	1	1.13mi

HOA detail condo

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

Listing history 27 events

1. 2026-06-18
   days on market $199,900 Active 436 DOM
2. 2026-06-17
   days on market $199,900 Active 435 DOM
3. 2026-06-15
   days on market $199,900 Active 433 DOM
4. 2026-06-13
   days on market $199,900 Active 431 DOM
5. 2026-06-10
   days on market $199,900 Active 427 DOM
6. 2026-06-08
   days on market $199,900 Active 426 DOM
7. 2026-06-03
   days on market $199,900 Active 421 DOM
8. 2026-06-01
   days on market $199,900 Active 419 DOM
9. 2026-05-31
   days on market $199,900 Active 418 DOM
10. 2026-02-09
    status Active
11. 2026-02-08
    historical
12. 2025-09-04
    price $199,900
13. 2025-06-09
    status Active
14. 2025-06-09
    price $209,000
15. 2025-04-12
    status Pending
16. 2025-03-18
    price $215,000
17. 2025-02-08
    listed $225,000 Active
18. 2024-12-30
    price $234,888
19. 2024-11-21
    price $234,999
20. 2024-10-08
    status Active
21. 2024-08-15
    status Pending
22. 2024-05-09
    price $237,999
23. 2024-03-11
    status Active
24. 2024-03-11
    historical
25. 2024-02-02
    status Pending
26. 2023-11-03
    price $238,000
27. 2023-09-06
    listed $239,000 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 4/10 Moderate FEMA zone X (unshaded) · 13% 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 53% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,448
• − Mortgage interest: −$11,198
• − Property taxes: −$2,998
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,436
• − Management: −$2,436
• − HOA: −$13,548
• − Depreciation: −$5,815
• Taxable loss: −$8,982
• Est. tax savings @ 24.0%: +$2,156
• After-tax cash flow: $-3,916/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): 56,826
• Household income: $79,710
• Rent vs Own: 64.0% rent · 36.0% own
• Severe rent burden: 3361.0

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 0.78)
• Race & ethnicity: Hispanic / Latino 30% Black 25% Asian 23% White 13% Two or more races 7%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Dominican 5%
• Common ancestry: Scotch-Irish 2% Hispanic 1% Russian 1%
• Foreign-born: 53% · Canada, China, Jamaica
• Languages at home: 42% English-only · Spanish 29% Other Indo-European 14% 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: ▼ -399.00%
• Current HPI: 206.3955
• Rent YoY: ▲ 1.97%
• 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

-16.4% since first listed

18 events — show timeline

• 2026-02-09 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-02-08 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-09-04 Price Changed $199,900 OneKey® MLS as Distributed by MLS Grid
• 2025-06-09 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-06-09 Price Changed $209,000 OneKey® MLS as Distributed by MLS Grid
• 2025-04-12 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-03-18 Price Changed $215,000 OneKey® MLS as Distributed by MLS Grid
• 2025-02-08 Listed $225,000 OneKey® MLS as Distributed by MLS Grid
• 2024-12-30 Price Changed $234,888 OneKey® MLS as Distributed by MLS Grid
• 2024-11-21 Price Changed $234,999 OneKey® MLS as Distributed by MLS Grid
• 2024-10-08 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2024-08-15 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-05-09 Price Changed $237,999 OneKey® MLS as Distributed by MLS Grid
• 2024-03-11 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2024-03-11 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-02-02 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-11-03 Price Changed $238,000 OneKey® MLS as Distributed by MLS Grid
• 2023-09-06 Listed $239,000 OneKey® MLS as Distributed by MLS Grid