41-26 27th St Unit 9-C · New York, NY 11101

$699,000

1 bd · 1.0 ba · 722 sqft · Condo public records · 43 Days on market

Built 2006 $526/mo HOA · 10% of rent

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Why this score? — see what drove the D- 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).

• Appreciation +7.8/10.0
• ARV discount +7.5/15.0
• Cash flow +7.0/30.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.2/10.0

Listing remarks

Welcome to Unit 9C at The Queens Plaza Condominium! This spacious one-bedroom, one-bath residence is located on the 9th floor and features a private balcony with a pleasant western exposure, bringing in natural light throughout the day. High ceilings and dimmable track lighting enhance the bright and inviting atmosphere. Built in 2006, this well-managed, semi-luxury condominium offers a full suite of amenities, including a part-time doorman, elevator, fitness center, laundry facility, and a beautifully appointed rooftop deck with panoramic Manhattan views and BBQ grills—perfect for relaxing or entertaining. The location is exceptional. Just one block from the N, R, and 7 subway lines

Key facts

• Fitness center
• Western exposure
• Private balcony

Tags

• PRIVATE BALCONY
• WESTERN EXPOSURE
• HIGH CEILINGS
• DIMMABLE TRACK LIGHTING
• FITNESS CENTER
• LAUNDRY FACILITY

Property features AI

Finance

• Financial info: Pets allowed in building
• HOA & community: Monthly association fee of $526

Exterior

• Parking: Has garage
• Utilities: Natural gas; Cooling via wall units
• Home design: Condo/Co-op in a 10-story building; Entry on 9th floor
• Exterior features: Balcony; Private outdoor space (under 60 sqft); Building roof deck; West exposure; Has a view

Interior

• Bedrooms: 3 total rooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Wall unit cooling
• Interior features: New windows; Building storage
• Laundry & utility: Washer in unit; Dryer in unit; Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $699k.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $518k (25.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $518k (26.0% below list).
• Recommended offer: $518k (26.0% below list) — sets the bar for 1% rule.
• Cap rate 4.5% 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 (+1.1%/yr); 258 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 5,302 units permitted in Queens County in 2024 (4,918 in 5+ unit buildings).
• At $5,176/mo this rent would consume 51% of the median local household income ($121k/yr) (locally 3440% 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 $44k of equity ($5k loan paydown + $39k appreciation (5.6% local appreciation)).
• Queens County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$71k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($678k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $437k; list at $699k implies a 60% gain — meaningful room to come down on a strong offer.

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 $517,580 (26.0% 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 43 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
9. 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.
10. 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.
11. 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: 0.74% ✗
• Cap rate: 4.53%
• Cash-on-cash: -6.29%
• DSCR: 0.72
• GRM: 11.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.62% appreciation · 1.09% rent growth · sell at horizon

5-year hold

• IRR: 8.6%
• Equity multiple: 1.57×
• Total profit: $111,149
• Equity at exit: $422,549

10-year hold

• IRR: 9.7%
• Equity multiple: 2.86×
• Total profit: $364,800
• Equity at exit: $752,118

Cash invested: $195,720 (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 11101

• Home prices YoY: 1.1%
• Rents YoY: 1.1%
• Active inventory: 258
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $5,176 high
• Mortgage (P&I): −$3,666
• Tax from tax record: −$631 /mo · $7,575/yr
• Insurance: −$291
• HOA: −$526
• Vacancy / Maint / Mgmt: −$1,087
• Net cashflow: $-1,025

Break-even live

Break-even rent $6,474

Max offer price $517,882

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: $174,750
• Closing costs: $20,970
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2719 44th Dr Long Island City, NY	1.0	1.0	628	$4,945	$7.87	8d	2	0.33mi
3705 30th St Long Island City, NY	2.0	1.0–2.0	700	$4,840	$6.91	10d	3	0.46mi
475 48th Ave Long Island City, NY	3.0	1.0–3.0	1293	$5,374	$4.15	2d	1	1.01mi
34-35 44th St Astoria, NY	1.0–2.0	1.0–2.0	613	$3,576	$5.83	2d	26	1.13mi
599 E 56th St Unit 1817 New York, NY	1.0	1.0	625	$4,850	$7.76	24d	1	1.21mi
888 Main St New York, NY	1.0–3.0	1.0–2.0	963	$4,431	$4.60	6d	7	1.25mi
515 E 72nd St Unit 17D New York, NY	1.0	1.0	687	$5,500	$8.01	24d	1	1.30mi
403 E 62nd St Unit 14C New York, NY	1.0	1.0	650	$4,900	$7.54	22d	1	1.31mi
420 E 54th St New York, NY	3.0	1.0–2.5	1104	$7,261	$6.57	1d	14	1.32mi
400 E 57th St #2106 New York, NY	2.0	1.0–2.0	903	$6,610	$7.32	3d	3	1.34mi
400 E 66th St Unit 1016404P New York, NY	1.0–2.0	1.0–2.0	791	$10,597	$13.40	3d	2	1.35mi
403 E 69th St #1518 New York, NY	1.0–3.0	1.0	745	$3,990	$5.36	24d	3	1.39mi
1 Bell Slip Brooklyn, NY	2.0	1.0–2.0	766	$5,354	$6.98	2d	7	1.40mi
940 1st Ave Unit 2040 New York, NY	2.0	1.5	600	$7,500	$12.50	2d	1	1.40mi
1290 1st Ave #1499 New York, NY	2.0	1.0	671	$6,100	$9.09	3d	2	1.41mi
959 1st Ave Unit 6X New York, NY	1.0	1.0	739	$6,000	$8.12	24d	1	1.41mi
329 E 58th St #807 New York, NY	2.0	1.0	650	$5,860	$9.02	8d	1	1.42mi
1 Blue Slip Brooklyn, NY	2.0	1.0–2.0	834	$5,484	$6.57	2d	13	1.45mi
340 E 52nd St #1527 New York, NY	1.0	1.0	575	$8,080	$14.05	2d	2	1.46mi
333 E 52nd St Unit 2177 New York, NY	2.0	1.0	600	$4,900	$8.17	22d	1	1.46mi
2 Blue Slip Brooklyn, NY	2.0	1.0–2.0	819	$5,922	$7.23	2d	7	1.48mi
340 E 51st St New York, NY	2.0	1.0–2.0	791	$6,250	$7.90	3d	3	1.49mi

HOA detail condo

• Monthly dues: $526 · $6,312/yr
• Likely covers: gymdoorman
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $699,000 Active 43 DOM
2. 2026-06-17
   days on market $699,000 Active 42 DOM
3. 2026-06-16
   days on market $699,000 Active 41 DOM
4. 2026-06-15
   days on market $699,000 Active 40 DOM
5. 2026-06-13
   days on market $699,000 Active 38 DOM
6. 2026-06-10
   days on market $699,000 Active 34 DOM
7. 2026-06-08
   days on market $699,000 Active 33 DOM
8. 2026-06-08
   days on market $699,000 Active 32 DOM
9. 2026-06-04
   days on market $699,000 Active 29 DOM
10. 2026-06-03
    days on market $699,000 Active 28 DOM
11. 2026-06-01
    days on market $699,000 Active 26 DOM
12. 2026-05-31
    days on market $699,000 Active 25 DOM
13. 2026-05-06
    listed $699,000 Active
14. 2025-04-03
    historical $3,295
15. 2025-03-06
    listed $3,295
16. 2012-08-09
    soldstatus $437,000
17. 2007-02-06
    soldstatus $475,000

ⓘ 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: $7,575 · $631/mo
• Projected year-2 tax: $9,694 · $808/mo
• Expected delta: +$2,119/yr (+$177/mo · 28.0%)

ⓘ 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 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: $62,110
• − Mortgage interest: −$39,155
• − Property taxes: −$7,575
• − Insurance: −$3,495
• − Repairs & maintenance: −$4,969
• − Management: −$4,969
• − HOA: −$6,312
• − Depreciation: −$20,335
• Taxable loss: −$24,700
• Est. tax savings @ 24.0%: +$5,928
• After-tax cash flow: $-6,375/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): 42,219
• Household income: $121,062
• Rent vs Own: 84.8% rent · 15.2% own
• Severe rent burden: 3440.0

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 0.74)
• Race & ethnicity: White 34% Asian 31% Hispanic / Latino 19% Two or more races 11% Black 10%
• Hispanic origin (detail): Mexican 5% Puerto Rican 3% Dominican 2%
• Common ancestry: Romanian 2% Lithuanian 1% Scotch-Irish 1%
• Foreign-born: 41% · Canada, China, South Korea
• Languages at home: 52% English-only · Spanish 15% Other Indo-European 11% Chinese 10%

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: ▲ 5.62%
• Current HPI: 500.0296
• Rent YoY: ▲ 1.09%
• 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

+47.2% since first listed

5 events — show timeline

• 2026-05-06 Listed $699,000 RLS at REBNY
• 2025-04-03 Rental Removed $3,295 REBNY
• 2025-03-06 Listed for Rent $3,295 REBNY
• 2012-08-09 Sold (Public Records) $437,000 Public Records
• 2007-02-06 Sold (Public Records) $475,000 Public Records

Property tax history

+22.8%/yr

Latest (2025): $7,575 · +3.5% YoY. Source: county tax records.