1726 Plainview Ave · New York, NY 11691

$1,089,999

5 bd · 3.0 ba · 2,554 sqft · MultiFamily public records · 30 Days on market

Built 1960 2,672 sqft lot Est $858k · 27% over

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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).

• Cash flow +14.8/30.0
• Schools +5.0/10.0
• DSCR +4.5/10.0
• Livability +3.8/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• 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

Spacious brick multifamily home offering three levels of living space with endless possibilities. This property features 5 bedrooms and 3 full bathrooms, which includes a finished lower level ideal for extended living, guest space, recreation, home office, or additional flex use. The property includes one vacant unit, making it a great opportunity for an end user or investor seeking immediate occupancy or rental income potential. Additional features include a one-car garage, two additional parking spaces, and a private backyard perfect for entertaining or relaxing. Conveniently located near schools, shopping, restaurants, parks, and public transportation, with easy access to the Rockaway be

Key facts

• Private backyard
• Nearby amenities
• Finished lower level

Tags

• FINISHED LOWER LEVEL
• PRIVATE BACKYARD
• NEARBY AMENITIES

Property features AI

Exterior

• Parking: One-car garage; Three total parking spaces; On-street parking available
• Utilities: Public sewer; Utilities: see remarks
• Home design: Townhouse-style duplex
• Construction: Brick exterior
• Exterior features: Brick construction; Not waterfront

Interior

• Bedrooms: Two 2-bedroom units
• Bathrooms: Three full bathrooms
• Heating & cooling: Natural gas heating; No central cooling
• Interior features: Open floor plan; Finished full walk-out basement

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath multifamily listed at $1.09M.

Deal economics

• At list price, monthly cash flow is $289 ($3k/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 $896k (17.8% below list).
• Recommended offer: $896k (17.8% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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.
• Zoned schools: Elm Tree Elementary School (math 27% / reading 52%, grade F, #1,444 of 2,108 statewide, top 71%, 806 students, 94% FRL); Is 227 Louis Armstrong (math 52% / reading 69%, grade B+, #153 of 729 statewide, top 21%, 1,528 students, 68% FRL); Midwood High School (math 94% / reading 96%, grade A+, #83 of 1,100 statewide, top 8%, 4,062 students, 73% FRL).
• Market conditions: 141 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 5,302 units permitted in Queens County in 2024 (4,918 in 5+ unit buildings).
• At $8,957/mo this rent would consume 191% of the median local household income ($56k/yr) (locally 4702% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $8k of loan paydown is wiped out by about $33k 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 30 days — a 2% lower offer ($1.07M) 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 $790k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $895,700 (17.8% below list)

Questions for the listing agent

1. Built in 1960 — 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. 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?
6. 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.
7. 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.
8. 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: 0.82% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.14%
• DSCR: 1.05
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $858,144
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2324 Camp Rd	0.36mi	6/2.0 (+1)	2,500 (-2%)	10mo	$885,000	$354	62
2316 Beach Channel Dr	0.48mi	6/2.0 (+1)	2,383 (-7%)	10mo	$550,000	$231	49
2810 Brookhaven Ave	0.55mi	6/2.0 (+1)	2,352 (-8%)	7mo	$790,400	$336	47
2215 Edgemere Ave	0.32mi	6/5.0 (+1)	2,226 (-13%)	6mo	$845,000	$380	46
2327 Mott Ave	0.70mi	6/4.0 (+1)	2,340 (-8%)	1mo	$731,000	$312	44

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: -14.5%
• Equity multiple: 0.48×
• Total profit: $-158,514
• Equity at exit: $162,522

10-year hold

• IRR: -5.9%
• Equity multiple: 0.62×
• Total profit: $-115,605
• Equity at exit: $94,243

Cash invested: $305,200 (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 11691

• Active inventory: 141
• Price-to-rent: 30.4×

Monthly cashflow live

• Estimated rent: $8,957 medium
• Mortgage (P&I): −$5,716
• Tax from tax record: −$616 /mo · $7,396/yr
• Insurance: −$454
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,881
• Net cashflow: $289

Break-even live

Break-even rent $8,591

Max offer price $1,089,999

Occupancy floor 92%

Sensitivity live

Price	-10% $906	-5% $598	+0% $289	+5% $-19	+10% $-328
Rent	-10% $-418	-5% $-64	+0% $289	+5% $643	+10% $997
Rate	-1.0pp $838	-0.5pp $567	base $289	+0.5pp $7	+1.0pp $-280

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$8,958
Total (3 units)			$8,957

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: $272,500
• Closing costs: $32,700
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2105 Bay Blvd Atlantic Beach, NY	4.0	4.0	2100	$6,500	$3.10	45d	1	0.80mi
128 Hards Ln Lawrence, NY	4.0	2.5	2685	$8,000	$2.98	45d	1	1.09mi
94 Roger Ave Inwood, NY	5.0	3.0	2328	$4,800	$2.06	45d	1	1.22mi

Listing history 14 events

1. 2026-06-13
   days on market $1,089,999 Active 30 DOM
2. 2026-06-10
   days on market $1,089,999 Active 26 DOM
3. 2026-06-08
   days on market $1,089,999 Active 25 DOM
4. 2026-06-08
   days on market $1,089,999 Active 24 DOM
5. 2026-06-04
   days on market $1,089,999 Active 21 DOM
6. 2026-06-03
   days on market $1,089,999 Active 20 DOM
7. 2026-06-02
   days on market $1,089,999 Active 19 DOM
8. 2026-06-01
   days on market $1,089,999 Active 18 DOM
9. 2026-05-31
   days on market $1,089,999 Active 17 DOM
10. 2026-05-14
    listed $1,089,999 Active
11. 2026-04-27
    historical $2,850
12. 2026-03-27
    listed $2,850
13. 2021-09-16
    soldstatus $789,593
14. 1998-03-06
    soldstatus $183,000

ⓘ 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: $7,396 · $616/mo
• Projected year-2 tax: $12,908 · $1,076/mo
• Expected delta: +$5,513/yr (+$459/mo · 74.5%)

ⓘ 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 ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $107,484
• − Mortgage interest: −$61,057
• − Property taxes: −$7,396
• − Insurance: −$5,450
• − Repairs & maintenance: −$8,599
• − Management: −$8,599
• − Depreciation: −$31,709
• Taxable loss: −$15,325
• Est. tax savings @ 24.0%: +$3,678
• After-tax cash flow: $7,152/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): 69,359
• Household income: $56,135
• Rent vs Own: 72.3% rent · 27.7% own
• Severe rent burden: 4702.0

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 0.71)
• Race & ethnicity: Black 40% Hispanic / Latino 26% White 24% Two or more races 12% Asian 4%
• Hispanic origin (detail): Puerto Rican 4% Dominican 5%
• Common ancestry: Hispanic 3% Italian 2% Romanian 2%
• Foreign-born: 35% · Canada, China, Jamaica
• Languages at home: 66% English-only · Spanish 21% French/Haitian/Cajun 2% Russian/Polish/Slavic 2%

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: ▼ -397.66%
• Current HPI: 281.4044
• 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

+495.6% since first listed

5 events — show timeline

• 2026-05-14 Listed $1,089,999 OneKey® MLS as Distributed by MLS Grid
• 2026-04-27 Rental Removed $2,850 ONEKEY
• 2026-03-27 Listed for Rent $2,850 ONEKEY
• 2021-09-16 Sold (Public Records) $789,593 Public Records
• 1998-03-06 Sold (Public Records) $183,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $7,396 · +3.4% YoY. Source: county tax records.