127-02 109th Ave · New York, NY 11420

$150,000

3 bd · 2.0 ba · 1,200 sqft · MultiFamily public records · 1 Days on market

Built 1930 2,000 sqft lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• 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: 1 unit. estimate disagrees with records

Listing remarks

One Dwelling House

Key facts

• 2,000 sq ft lot
• Built 1930

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $150k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Cap rate 17.8% 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: 161 active listings in the ZIP; 24 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 9y 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: built in 1930 — 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 $150,000

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 2.11% ✓
• Cap rate: 17.77%
• Cash-on-cash: 40.99%
• DSCR: 2.82
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $828,000
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13407 109th Ave	0.32mi	3/2.0	1,231 (+3%)	9mo	$850,000	$690	74
10416 124th St	0.35mi	4/3.0 (+1)	1,248 (+4%)	3mo	$870,000	$697	66
10929 116th St	0.54mi	3/2.0	1,248 (+4%)	8mo	$734,000	$588	61
11416 121st St	0.43mi	2/3.0 (-1)	1,280 (+7%)	8mo	$850,000	$664	53

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: 37.5%
• Equity multiple: 2.60×
• Total profit: $67,126
• Equity at exit: $22,365

10-year hold

• IRR: 44.1%
• Equity multiple: 5.20×
• Total profit: $176,367
• Equity at exit: $12,969

Cash invested: $42,000 (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 11420

• Active inventory: 161
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $3,163 high
• Mortgage (P&I): −$787
• Tax from tax record: −$215 /mo · $2,585/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$664
• Net cashflow: $1,435

Break-even live

Break-even rent $1,348

Max offer price $150,000

Occupancy floor 50%

Sensitivity live

Price	-10% $1,519	-5% $1,477	+0% $1,435	+5% $1,392	+10% $1,350
Rent	-10% $1,185	-5% $1,310	+0% $1,435	+5% $1,560	+10% $1,684
Rate	-1.0pp $1,510	-0.5pp $1,473	base $1,435	+0.5pp $1,396	+1.0pp $1,356

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10469 129th St South Richmond Hill, NY	3.0	2.0	1280	$3,400	$2.66	25d	1	0.25mi
11529 126th St South Ozone Park, NY	2.0	1.5	940	$3,058	$3.25	16d	1	0.43mi
139-22 Lakewood Ave Unit 2F Jamaica, NY	3.0	2.0	1008	$3,250	$3.22	25d	1	0.50mi
139-18 Lakewood Ave Unit 2F Jamaica, NY	3.0	2.0	1258	$3,250	$2.58	25d	1	0.54mi
123-08 95th Ave Unit 2 South Richmond Hill, NY	2.0	1.5	1000	$2,400	$2.40	25d	1	0.78mi
12169 133rd St South Ozone Park, NY	3.0	1.0	1020	$3,500	$3.43	25d	1	0.94mi
108-46 153rd St Unit 1FL Jamaica, NY	3.0	1.0	900	$2,900	$3.22	25d	1	1.07mi
133-16 131st Ave #2 Queens, NY	4.0	1.0	1100	$3,150	$2.86	25d	1	1.08mi
15307 Arlington Ter Jamaica, NY	3.0	1.5	1470	$3,800	$2.59	25d	1	1.11mi
119-15A 145th St Jamaica, NY	3.0	1.5	1248	$3,800	$3.04	19d	1	1.12mi
11649 147th St Jamaica, NY	3.0	1.0	1280	$3,600	$2.81	8d	1	1.14mi
10929 103rd St Ozone Park, NY	3.0	2.0	1200	$3,400	$2.83	21d	1	1.15mi
97-56 105th St #2 Ozone Park, NY	3.0	2.0	1000	$3,811	$3.81	25d	1	1.24mi
106-12 156th St Unit 2nd Fl Jamaica, NY	3.0	2.0	1208	$3,499	$2.90	25d	1	1.25mi
15053 115th Dr Jamaica, NY	2.0	1.0	1264	$2,997	$2.37	8d	1	1.26mi
144-07 Jamaica Ave Unit 3rd Floor Jamaica, NY	3.0	2.0	800	$2,750	$3.44	25d	1	1.28mi
8711 123rd St Richmond Hill, NY	3.0	1.0	1000	$3,000	$3.00	4d	1	1.29mi
13532 Kew Gardens Rd Richmond Hill, NY	2.0	1.0	1070	$2,500	$2.34	25d	1	1.35mi
88-33 144th St Unit 2nd Fl Jamaica, NY	3.0	1.0	1100	$2,600	$2.36	3d	1	1.35mi
12015 Jamaica Ave Unit 2 Jamaica, NY	2.0	1.0	700	$2,200	$3.14	25d	1	1.37mi
123-16 Hillside Ave Unit 1st Fl Jamaica, NY	2.0	1.0	869	$2,700	$3.11	25d	1	1.41mi
122-08 Hillside Ave Unit 2 Jamaica, NY	2.0	1.0	700	$2,500	$3.57	25d	1	1.43mi
12401 Hillside Ave Richmond Hill, NY	2.0	1.0	800	$2,700	$3.38	0d	1	1.44mi
87-13 135th St Unit 3 Jamaica, NY	2.0	1.0	1400	$2,850	$2.04	25d	1	1.45mi

Listing history 12 events

1. 2026-04-13
   status Pending
2. 2026-04-08
   listed $150,000 Active
3. 2019-04-18
   historical
4. 2019-04-04
   listed $319,000 New
5. 2019-01-05
   historical
6. 2018-09-05
   listed $310,000 New
7. 2018-05-18
   historical
8. 2018-05-17
   listed $210,000 New
9. 2017-04-29
   historical
10. 2017-03-21
    listed $400,000 New
11. 1995-11-30
    soldstatus $137,000
12. 1985-03-26
    soldstatus $77,000

ⓘ 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: $2,585 · $215/mo
• Projected year-2 tax: $2,585 · $215/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥98°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: $37,961
• − Mortgage interest: −$8,402
• − Property taxes: −$2,585
• − Insurance: −$750
• − Repairs & maintenance: −$3,037
• − Management: −$3,037
• − Depreciation: −$4,364
• Taxable income: $15,786
• Est. tax owed @ 24.0%: −$3,789
• After-tax cash flow: $13,426/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
• City population: 7,731,280
• Population (ZIP): 50,060

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 0.80)
• Race & ethnicity: Asian 34% Hispanic / Latino 22% Black 20% Two or more races 17% White 4% Native American 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 6% Dominican 6%
• Common ancestry: Hispanic 1%
• Foreign-born: 53% · Canada, China, Jamaica
• Languages at home: 70% English-only · Spanish 17% Other Indo-European 8% Chinese 1%

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: ▼ -492.54%
• Current HPI: 325.7782
• Rent YoY: —
• Metro: —
• 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

+94.8% since first listed

12 events — show timeline

• 2026-04-13 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-08 Listed $150,000 OneKey® MLS as Distributed by MLS Grid
• 2019-04-18 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2019-04-04 Listed $319,000 OneKey® MLS as Distributed by MLS Grid
• 2019-01-05 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2018-09-05 Listed $310,000 OneKey® MLS as Distributed by MLS Grid
• 2018-05-18 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2018-05-17 Listed $210,000 OneKey® MLS as Distributed by MLS Grid
• 2017-04-29 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2017-03-21 Listed $400,000 OneKey® MLS as Distributed by MLS Grid
• 1995-11-30 Sold (Public Records) $137,000 Public Records
• 1985-03-26 Sold (Public Records) $77,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $2,585 · +23.1% YoY. Source: county tax records.