99-06 58 Ave Unit 2F · New York, NY 11368

$260,000

1 bd · 1.0 ba · 838 sqft · Condo · 45 Days on market

Built 1955

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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 +18.2/30.0
• Appreciation +8.7/10.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• Schools +5.0/10.0
• 1% rule +4.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to your new home! This spacious 1-bedroom Junior 4 co-op offers a perfect blend of comfort and convenience. As you enter you're greeted by an abundance of sunlight along with hardwood floors that flow seamlessly through the entire residence. The heart of the home is its expansive living room, providing ample space for relaxation and entertainment. Upon entry, you'll appreciate the convenience of a double closet, ideal for storing coats, shoes and other essentials. Located in an elevated building, you'll enjoy sweeping views and a sense of tranquility above the city streets. with close proximity to transportation, shopping, highways, and airports, you'll have access to everything the area has to offer. Best of all, this co-op welcomes dogs & cats, so bring your furry friends along to share in the joy of your new home with 838 square feet of living space to call your own, there's plenty of room to make memories. Don't miss this one!, Additional information: Appearance:Mint

Key facts

• Garage
• Built 1955
• Listed 45 days

Tags

• WELL MANAGED BUILDING
• AFFORDABLE MONTHLY MAINTENANCE
• WELL VENTILATED KITCHEN
• L SHAPED FORMAL DINING AREA
• SANDED HARDWOOD FLOORS
• GENEROUS SIZED CLOSETS

Property features AI

Exterior

• Parking: Garage (1 space); No carport
• Utilities: Con-Edison electric; Public sewer; Electricity connected; Natural gas connected
• Home design: Townhouse; Stock cooperative; One story; Entry level: 2
• Construction: Brick construction
• Exterior features: Brick exterior; Not waterfront; No additional parcels

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: Total rooms: 4
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Wall/window unit cooling
• Interior features: Elevator; Walk-out basement access; Outdoor space
• Laundry & utility: Laundry located in basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $260k.

Deal economics

• At list price, monthly cash flow is $167 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $257k (1.1% below list).
• Recommended offer: $252k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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: 243 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 5,302 units permitted in Queens County in 2024 (4,918 in 5+ unit buildings).
• This rent runs 43% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $21k of equity ($2k loan paydown + $19k appreciation (7.4% local appreciation)).
• Queens County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (7.4% appreciation + 3.0% rent growth), your $73k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($252k) 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; 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 $252,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.99% ✗
• Cap rate: 7.37%
• Cash-on-cash: 3.86%
• DSCR: 1.17
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.4% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.8%
• Equity multiple: 2.48×
• Total profit: $107,957
• Equity at exit: $187,006

10-year hold

• IRR: 19.4%
• Equity multiple: 5.20×
• Total profit: $305,490
• Equity at exit: $361,595

Cash invested: $72,800 (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 11368

• Home prices YoY: 2.7%
• Active inventory: 243
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,570 high
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,900/yr
• Insurance: −$108
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $167

Break-even live

Break-even rent $2,359

Max offer price $260,000

Occupancy floor 88%

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6155 98th St Unit 8B Rego Park, NY	1.0	1.0	700	$2,500	$3.57	4d	1	0.24mi
6145 98th St Rego Park, NY	1.0–3.0	1.0	825	$2,500	$3.03	24d	3	0.29mi
6145 98th St Rego Park, NY	1.0–3.0	1.0	825	$2,350	$2.85	2d	3	0.29mi
102-45 62nd Rd Unit 7J Forest Hills, NY	1.0	1.0	770	$2,950	$3.83	24d	1	0.29mi
6125 97th St Unit 4D Rego Park, NY	—	1.0	650	$2,300	$3.54	4d	1	0.34mi
102-06 63rd Ave #2 Queens, NY	2.0	1.0	1000	$3,000	$3.00	24d	1	0.38mi
54-01 108th St Unit 2R Flushing, NY	2.0	1.0	1000	$3,050	$3.05	24d	1	0.39mi
9430 58th Ave Unit 3A Elmhurst, NY	—	1.0	530	$1,800	$3.40	10d	1	0.39mi
9710 62nd Dr Unit 9F Rego Park, NY	1.0	1.0	750	$2,700	$3.60	4d	1	0.40mi
9707 63rd Rd Unit 15B Rego Park, NY	1.0	1.0	700	$2,300	$3.29	2d	1	0.45mi
9941 64th Ave Rego Park, NY	1.0–2.0	1.0	975	$2,400	$2.46	18d	2	0.50mi
9810 64th Ave Rego Park, NY	1.0	1.0	825	$2,125	$2.58	17d	2	0.53mi
9810 64th Ave Unit 3A Rego Park, NY	1.0	1.0	850	$2,450	$2.88	2d	1	0.53mi
9725 64th Ave Rego Park, NY	1.0	1.0	760	$1,800	$2.37	18d	1	0.54mi
10849 63rd Ave Unit 2C Forest Hills, NY	—	1.0	600	$1,900	$3.17	24d	1	0.55mi
9825 64th Rd Unit 8F Rego Park, NY	2.0	1.0	850	$2,400	$2.82	1d	1	0.55mi
6405 Yellowstone Blvd Flushing, NY	1.0	1.0–1.5	920	$3,075	$3.34	24d	2	0.57mi
6405 Yellowstone Blvd Unit 403S Forest Hills, NY	1.0	1.0	720	$3,100	$4.31	24d	1	0.57mi
61-20 Grand Central Pkwy Unit Bb706 Forest Hills, NY	2.0	1.0	970	$2,850	$2.94	18d	1	0.61mi
6435 Yellowstone Blvd Unit 6G Forest Hills, NY	—	1.0	575	$1,900	$3.30	18d	1	0.63mi
10525 65th Ave Unit 4F Forest Hills, NY	2.0	1.0	980	$3,998	$4.08	14d	1	0.65mi
6347 Booth St Unit 3C Rego Park, NY	1.0	1.0	700	$3,400	$4.86	24d	1	0.67mi
97-12 65th Rd Unit 4-C Rego Park, NY	1.0	1.0	650	$3,350	$5.15	5d	1	0.68mi
10523 65th Rd Forest Hills, NY	2.0	2.0	760	$3,200	$4.21	24d	1	0.69mi
10302 42nd Ave Unit 4D Corona, NY	2.0	1.5	761	$3,400	$4.47	18d	1	0.69mi
97-12 65th Rd Apt 5D Rego Park, NY	1.0	1.0	800	$3,395	$4.24	5d	1	0.70mi
102-39 66th Ave Unit 1 Flushing, NY	2.0	1.0	981	$3,000	$3.06	1d	1	0.71mi
98-81 Queens Blvd Unit 15E Rego Park, NY	1.0	1.0	700	$3,335	$4.76	5d	1	0.72mi
98-81 Queens Blvd Unit 14K Rego Park, NY	2.0	2.0	950	$4,490	$4.73	12d	1	0.72mi
10533 66th Ave Unit 3F Forest Hills, NY	1.0	1.0	775	$2,200	$2.84	4d	1	0.74mi
9876 Queens Blvd Unit 3A Rego Park, NY	1.0	1.0	820	$2,900	$3.54	24d	1	0.76mi
10530 66th Ave Unit 3F Forest Hills, NY	1.0	1.0	800	$2,200	$2.75	24d	1	0.77mi
11105 66th Ave Unit 2B Forest Hills, NY	1.0	1.0	850	$2,600	$3.06	15d	1	0.81mi
10025 Queens Blvd Unit 3M Forest Hills, NY	2.0	1.0	925	$2,900	$3.14	24d	1	0.82mi
102-45 67th Rd Forest Hills, NY	1.0	1.0	700	$2,350	$3.36	18d	1	0.85mi
102-55 67th Rd Unit 2V Forest Hills, NY	1.0	1.0	633	$2,350	$3.71	19d	1	0.86mi
105-25 67th Rd Forest Hills, NY	1.0	1.0	750	$1,800	$2.40	18d	1	0.87mi
11131 66th Ave Unit 3C Forest Hills, NY	1.0	1.0	600	$2,000	$3.33	4d	1	0.88mi
6620 Wetherole St Rego Park, NY	1.0–2.0	1.0–2.0	700	$2,400	$3.43	24d	2	0.89mi
86-16 60th Ave Unit 1K Queens, NY	1.0	1.0	750	$2,300	$3.07	24d	1	0.90mi

HOA detail condo

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

Listing history 12 events

1. 2026-05-06
   status Pending
2. 2026-03-22
   listed $260,000 Active
3. 2025-05-21
   soldstatus $228,000 Closed 997-char remark

   Show marketing remark (997 chars)

   Welcome to your new home! This spacious 1-bedroom Junior 4 co-op offers a perfect blend of comfort and convenience. As you enter you're greeted by an abundance of sunlight along with hardwood floors that flow seamlessly through the entire residence. The heart of the home is its expansive living room, providing ample space for relaxation and entertainment. Upon entry, you'll appreciate the convenience of a double closet, ideal for storing coats, shoes and other essentials. Located in an elevated building, you'll enjoy sweeping views and a sense of tranquility above the city streets. with close proximity to transportation, shopping, highways, and airports, you'll have access to everything the area has to offer. Best of all, this co-op welcomes dogs & cats, so bring your furry friends along to share in the joy of your new home with 838 square feet of living space to call your own, there's plenty of room to make memories. Don't miss this one!, Additional information: Appearance:Mint

4. 2025-02-04
   status Pending 997-char remark

   Show marketing remark (997 chars)

   Welcome to your new home! This spacious 1-bedroom Junior 4 co-op offers a perfect blend of comfort and convenience. As you enter you're greeted by an abundance of sunlight along with hardwood floors that flow seamlessly through the entire residence. The heart of the home is its expansive living room, providing ample space for relaxation and entertainment. Upon entry, you'll appreciate the convenience of a double closet, ideal for storing coats, shoes and other essentials. Located in an elevated building, you'll enjoy sweeping views and a sense of tranquility above the city streets. with close proximity to transportation, shopping, highways, and airports, you'll have access to everything the area has to offer. Best of all, this co-op welcomes dogs & cats, so bring your furry friends along to share in the joy of your new home with 838 square feet of living space to call your own, there's plenty of room to make memories. Don't miss this one!, Additional information: Appearance:Mint

5. 2024-09-24
   status Active 997-char remark

   Show marketing remark (997 chars)

   Welcome to your new home! This spacious 1-bedroom Junior 4 co-op offers a perfect blend of comfort and convenience. As you enter you're greeted by an abundance of sunlight along with hardwood floors that flow seamlessly through the entire residence. The heart of the home is its expansive living room, providing ample space for relaxation and entertainment. Upon entry, you'll appreciate the convenience of a double closet, ideal for storing coats, shoes and other essentials. Located in an elevated building, you'll enjoy sweeping views and a sense of tranquility above the city streets. with close proximity to transportation, shopping, highways, and airports, you'll have access to everything the area has to offer. Best of all, this co-op welcomes dogs & cats, so bring your furry friends along to share in the joy of your new home with 838 square feet of living space to call your own, there's plenty of room to make memories. Don't miss this one!, Additional information: Appearance:Mint

6. 2024-07-26
   status Pending 997-char remark

   Show marketing remark (997 chars)

   Welcome to your new home! This spacious 1-bedroom Junior 4 co-op offers a perfect blend of comfort and convenience. As you enter you're greeted by an abundance of sunlight along with hardwood floors that flow seamlessly through the entire residence. The heart of the home is its expansive living room, providing ample space for relaxation and entertainment. Upon entry, you'll appreciate the convenience of a double closet, ideal for storing coats, shoes and other essentials. Located in an elevated building, you'll enjoy sweeping views and a sense of tranquility above the city streets. with close proximity to transportation, shopping, highways, and airports, you'll have access to everything the area has to offer. Best of all, this co-op welcomes dogs & cats, so bring your furry friends along to share in the joy of your new home with 838 square feet of living space to call your own, there's plenty of room to make memories. Don't miss this one!, Additional information: Appearance:Mint

7. 2024-06-17
   listed $228,000 Active 997-char remark

   Show marketing remark (997 chars)

   Welcome to your new home! This spacious 1-bedroom Junior 4 co-op offers a perfect blend of comfort and convenience. As you enter you're greeted by an abundance of sunlight along with hardwood floors that flow seamlessly through the entire residence. The heart of the home is its expansive living room, providing ample space for relaxation and entertainment. Upon entry, you'll appreciate the convenience of a double closet, ideal for storing coats, shoes and other essentials. Located in an elevated building, you'll enjoy sweeping views and a sense of tranquility above the city streets. with close proximity to transportation, shopping, highways, and airports, you'll have access to everything the area has to offer. Best of all, this co-op welcomes dogs & cats, so bring your furry friends along to share in the joy of your new home with 838 square feet of living space to call your own, there's plenty of room to make memories. Don't miss this one!, Additional information: Appearance:Mint

8. 2015-12-15
   soldstatus $158,000 242-char remark

   Show marketing remark (242 chars)

   Large Jr4 Unit With New Painting, Brand New Appliance, Hard Wood Floor, Lots Of Closets, All Rooms Facing South. Close To Transportation, Walk To Rego Park Shopping Center, Queens Shopping Center., Additional information: Appearance:Very Good

9. 2015-12-15
   soldstatus $158,000 Closed

   Show marketing remark (242 chars)

   Large Jr4 Unit With New Painting, Brand New Appliance, Hard Wood Floor, Lots Of Closets, All Rooms Facing South. Close To Transportation, Walk To Rego Park Shopping Center, Queens Shopping Center., Additional information: Appearance:Very Good

10. 2015-06-01
    status Under Contract
11. 2015-04-09
    listed $165,000 New
12. 2015-04-08
    listed $165,000 242-char remark

    Show marketing remark (242 chars)

    Large Jr4 Unit With New Painting, Brand New Appliance, Hard Wood Floor, Lots Of Closets, All Rooms Facing South. Close To Transportation, Walk To Rego Park Shopping Center, Queens Shopping Center., Additional information: Appearance:Very Good

ⓘ 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 8/10 Severe FEMA zone X (unshaded) · 78% 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 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,846
• − Mortgage interest: −$14,564
• − Property taxes: −$3,900
• − Insurance: −$2,098
• − Repairs & maintenance: −$2,468
• − Management: −$2,468
• − Depreciation: −$7,564
• Taxable loss: −$2,215
• Est. tax savings @ 24.0%: +$532
• After-tax cash flow: $2,541/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): 105,716
• Household income: $72,270
• Rent vs Own: 76.9% rent · 23.1% own
• Severe rent burden: 6817.0

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: Predominantly Hispanic (75%)
• Race & ethnicity: Hispanic / Latino 75% Two or more races 14% Asian 12% Black 8% White 4% Native American 1%
• Hispanic origin (detail): Mexican 20% Puerto Rican 2% Dominican 14%
• Foreign-born: 60% · Canada, China, Jamaica
• Languages at home: 15% English-only · Spanish 70% Chinese 6% Other Indo-European 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: ▲ 7.40%
• Current HPI: 282.8276
• 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

+57.6% since first listed

12 events — show timeline

• 2026-05-06 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-22 Listed $260,000 OneKey® MLS as Distributed by MLS Grid
• 2025-05-21 Sold (MLS) $228,000 OneKey® MLS as Distributed by MLS Grid
• 2025-02-04 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-09-24 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2024-07-26 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-06-17 Listed $228,000 OneKey® MLS as Distributed by MLS Grid
• 2015-12-15 Sold (MLS) $158,000 OneKey® MLS as Distributed by MLS Grid
• 2015-12-15 Sold (MLS) $158,000 MLSLI
• 2015-06-01 Pending — MLSLI
• 2015-04-09 Listed $165,000 MLSLI
• 2015-04-08 Listed $165,000 OneKey® MLS as Distributed by MLS Grid