9834 63rd Dr · New York, NY 11374

$219,500

None bd · 1.0 ba · — sqft · MultiFamily · 6 Days on market

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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
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Cozy studio in the heart of Rego Park at Walden Terrace. Walking distance to public transportation, house of worship, shopping. A true gem! Feel free to contact me if you & acirc; & euro; & trade; re interested in scheduling a showing. 718-926-9140

Key facts

• Heart of rego park
• Listed 5 days

Tags

• WALKING DISTANCE TO SHOPPING
• HEART OF REGO PARK

What this means for you Summary

Snapshot

• This is a ?-bed/1.0-bath multifamily listed at $220k.

Deal economics

• At list price, monthly cash flow is $818 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• Cap rate 10.8% 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: Rents rising (+1.7%/yr); 345 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); solid renter incomes; 5,302 units permitted in Queens County in 2024 (4,918 in 5+ unit buildings).
• This rent runs 39% of the median local income ($91k/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 $2k of loan paydown is wiped out by about $7k 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 + 1.7% rent growth), your $61k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $219,500

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.35% ✓
• Cap rate: 10.77%
• Cash-on-cash: 15.97%
• DSCR: 1.71
• GRM: 6.2

CMA / ARV

No comps found within radius.

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10252 63rd Ave	0.30mi	3/2.0	2,400	3mo	$915,000	$381	67
99-32 63rd Ave	0.16mi	8/6.0	—	1mo	$1,999,000	—	59
59-38 Xenia St	0.46mi	6/3.0	4,250	2mo	$1,370,000	$322	56
100-30 Martense Ave	0.54mi	5/2.0	1,260	4mo	$820,000	$651	55
102-09 Martense Ave	0.61mi	6/2.0	1,440	1mo	$940,000	$653	54
63-64 110st	0.55mi	4/2.0	—	4mo	$1,400,000	—	54
62-66 Austin St	0.57mi	3/3.0	1,472	5mo	$960,000	$652	48
57-17 Waldron St	0.63mi	6/3.0	1,948	4mo	$990,000	$508	47
5523 Van Cleef St	0.72mi	3/2.0	2,148	4mo	$898,000	$418	46
6028 Wetherole St	0.70mi	5/3.0	2,540	2mo	$1,580,000	$622	46
63-127 Fitchett St	0.73mi	3/3.0	2,040	3mo	$1,390,000	$681	43
109-12 Westside Ave	0.74mi	5/5.0	—	3mo	$700,000	—	35

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 · 1.74% rent growth · sell at horizon

5-year hold

• IRR: 5.5%
• Equity multiple: 1.21×
• Total profit: $12,882
• Equity at exit: $32,728

10-year hold

• IRR: 13.7%
• Equity multiple: 2.04×
• Total profit: $63,689
• Equity at exit: $18,978

Cash invested: $61,460 (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 11374

• Rents YoY: 1.7%
• Active inventory: 345
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,956 high
• Mortgage (P&I): −$1,151
• Tax est. 1.5%: −$274 /mo · $3,292/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$621
• Net cashflow: $818

Break-even live

Break-even rent $1,920

Max offer price $219,500

Occupancy floor 67%

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: $54,875
• Closing costs: $6,585
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9810 64th Ave Rego Park, NY	1.0	1.0	825	$2,125	$2.58	17d	2	0.05mi
9810 64th Ave Unit 3A Rego Park, NY	1.0	1.0	850	$2,450	$2.88	2d	1	0.05mi
98-10 63rd Rd Rego Park, NY	1.0	1.0	—	$3,300	—	24d	1	0.07mi
9825 64th Rd Unit 8F Rego Park, NY	2.0	1.0	850	$2,400	$2.82	1d	1	0.07mi
6336 99th St Unit 5E Rego Park, NY	2.0	2.5	1333	$4,600	$3.45	4d	1	0.07mi
98-10 63rd Rd Unit 1901 Rego Park, NY	2.0	1.0	—	$3,727	—	24d	1	0.08mi
9740 64th Ave Unit 3C Rego Park, NY	2.0	2.0	22557	$3,700	$0.16	24d	1	0.08mi
9725 64th Ave Rego Park, NY	1.0	1.0	760	$1,800	$2.37	19d	1	0.11mi
9707 63rd Rd Unit 15B Rego Park, NY	1.0	1.0	700	$2,300	$3.29	2d	1	0.14mi
9820 62nd Dr Rego Park, NY	3.0	2.0	—	$3,699	—	13d	1	0.16mi
9740 62nd Dr Rego Park, NY	1.0	1.0	—	$1,800	—	17d	1	0.16mi
9740 62nd Dr Rego Park, NY	1.0	1.0	—	$2,100	—	24d	1	0.16mi
9927 63rd Rd Rego Park, NY	3.0	1.0	—	$3,000	—	22d	1	0.17mi
9941 64th Ave Rego Park, NY	1.0–2.0	1.0	975	$3,200	$3.28	19d	2	0.18mi
9710 62nd Dr Unit 9F Rego Park, NY	1.0	1.0	750	$2,700	$3.60	4d	1	0.19mi
6145 98th St Rego Park, NY	1.0–3.0	1.0	825	$2,775	$3.36	3d	3	0.20mi
6145 98th St Rego Park, NY	1.0–3.0	1.0	825	$2,850	$3.45	24d	3	0.20mi
97-12 65th Rd Unit 4-C Rego Park, NY	1.0	1.0	650	$3,350	$5.15	5d	1	0.20mi
98-52 62nd Rd Unit 2 Rego Park, NY	2.0	1.0	—	$2,700	—	16d	1	0.22mi
97-12 65th Rd Apt 5D Rego Park, NY	1.0	1.0	800	$3,395	$4.24	5d	1	0.22mi
102-06 63rd Ave #2 Queens, NY	2.0	1.0	1000	$3,000	$3.00	24d	1	0.25mi
98-81 Queens Blvd Unit 14K Rego Park, NY	2.0	2.0	950	$4,490	$4.73	13d	1	0.26mi
98-81 Queens Blvd Unit 15E Rego Park, NY	1.0	1.0	700	$3,335	$4.76	5d	1	0.26mi
9881 Queens Blvd Rego Park, NY	1.0	1.0	—	$3,295	—	24d	1	0.26mi
6155 98th St Unit 8B Rego Park, NY	1.0	1.0	700	$2,500	$3.57	4d	1	0.28mi
9876 Queens Blvd Unit 3A Rego Park, NY	1.0	1.0	820	$2,900	$3.54	24d	1	0.28mi
9936 66th Ave Rego Park, NY	1.0	1.0	—	$2,350	—	24d	1	0.29mi
9958 66th Ave Rego Park, NY	2.0	1.0	—	$3,020	—	24d	1	0.31mi
6347 Booth St Unit 3C Rego Park, NY	1.0	1.0	700	$3,400	$4.86	24d	1	0.33mi
66-12 102nd St Rego Park, NY	2.0	1.0	—	$2,800	—	24d	1	0.34mi
120 Queens Blvd Flushing, NY	1.0	1.0	—	$1,800	—	19d	1	0.34mi
6436 Austin St Rego Park, NY	3.0	2.5	3000	$5,500	$1.83	24d	1	0.35mi
6405 Yellowstone Blvd Forest Hills, NY	1.0	1.0	—	$3,200	—	24d	1	0.36mi
6405 Yellowstone Blvd Unit 403S Forest Hills, NY	1.0	1.0	720	$3,100	$4.31	24d	1	0.36mi
6405 Yellowstone Blvd Flushing, NY	1.0	1.0–1.5	920	$3,075	$3.34	24d	2	0.37mi
102-45 62nd Rd Unit 7J Forest Hills, NY	1.0	1.0	770	$2,950	$3.83	24d	1	0.37mi
6538 Austin St Unit 2G Rego Park, NY	1.0	1.0	—	$2,550	—	15d	1	0.38mi
102-39 66th Ave Unit 1 Flushing, NY	2.0	1.0	981	$3,000	$3.06	1d	1	0.39mi
10025 Queens Blvd Unit 3M Forest Hills, NY	2.0	1.0	925	$2,900	$3.14	24d	1	0.40mi
9711 Horace Harding Expy Corona, NY	2.0	1.0	—	$3,310	—	4d	1	0.40mi

Listing history 5 events

1. 2026-06-18
   days on market $219,500 Active 6 DOM
2. 2026-06-17
   days on market $219,500 Active 5 DOM
3. 2026-06-15
   days on market $219,500 Active 3 DOM
4. 2026-06-13
   remarks 250-char remark
5. 2026-06-13
   listed $219,500 Active 1 DOM

ⓘ 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 7/10 Severe 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: $35,469
• − Mortgage interest: −$12,295
• − Property taxes: −$3,292
• − Insurance: −$1,098
• − Repairs & maintenance: −$2,838
• − Management: −$2,838
• − Depreciation: −$6,385
• Taxable income: $6,723
• Est. tax owed @ 24.0%: −$1,614
• After-tax cash flow: $8,204/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): 46,989
• Household income: $90,631
• Rent vs Own: 58.2% rent · 41.8% own
• Severe rent burden: 3149.0

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 0.72)
• Race & ethnicity: White 38% Asian 29% Hispanic / Latino 22% Two or more races 13% Black 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Dominican 3%
• Common ancestry: Scotch-Irish 6% Romanian 2% Subsaharan African 1%
• Foreign-born: 54% · Canada, China, Jamaica
• Languages at home: 28% English-only · Spanish 18% Russian/Polish/Slavic 15% Chinese 13%

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: ▼ -163.20%
• Current HPI: 207.1869
• Rent YoY: ▲ 1.74%
• 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

1 event — show timeline

• 2026-06-13 Listed $219,500 FSBO.com