6529 Bayfield Ave · New York, NY 11692

$299,000

3 bd · 2.0 ba · 1,471 sqft · SingleFamily public records · 59 Days on market

Built 1925 4,000 sqft lot ↓ 5% since listing

---

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 +27.6/30.0
• Appreciation +10.0/10.0
• DSCR +9.7/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Opportunity knocks at 6529 Bayfield Avenue. Set on a 40 × 100 lot, this 1,471 sq ft single-family home built in 1925 offers incredible potential for investors or end users looking to renovate and create their dream home. The property features a spacious footprint with a flexible layout, allowing the next owner to reimagine the interior to suit modern living. Whether you're an investor seeking your next value-add project or a homeowner ready to customize a space from the ground up, this home provides the perfect canvas. With solid bones, a generous lot size, and room to add your personal vision, the possibilities here are endless. A great opportunity to renovate, add value, and make th

Key facts

• Solid bones
• Generous lot size
• 4,000 sq ft lot

Tags

• GENEROUS LOT SIZE
• SOLID BONES

Property features AI

Exterior

• Parking: Driveway; On-street parking
• Utilities: Public sewer; Electricity connected; Natural gas connected; Sewer connected
• Home design: Single family residence
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central cooling listed
• Interior features: Finished full basement with storage space and walk-out access; Crawl attic; Five total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $825 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $299k).
• Recommended offer: $290k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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: 80 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 5,302 units permitted in Queens County in 2024 (4,918 in 5+ unit buildings).
• At $3,634/mo this rent would consume 88% of the median local household income ($50k/yr) (locally 1734% 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 $32k of equity ($2k loan paydown + $30k appreciation (10.0% local appreciation)).
• Queens County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $84k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $100k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; major wind risk, 77% 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 $290,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 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 1925 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.22% ✓
• Cap rate: 9.87%
• Cash-on-cash: 12.77%
• DSCR: 1.57
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $629,588
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
627 Beach 65th St	0.09mi	3/2.0	1,530 (+4%)	1mo	$577,000	$377	88
439 Beach 69th St	0.37mi	3/2.5	1,530 (+4%)	6mo	$600,000	$392	68
64-07 Thursby Ave	0.30mi	3/2.0	1,402 (-5%)	16mo	$600,000	$428	65
516 Beach 72nd St	0.35mi	4/2.0 (+1)	1,400 (-5%)	10mo	$625,000	$446	62

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.0%
• Equity multiple: 3.57×
• Total profit: $215,413
• Equity at exit: $269,363

10-year hold

• IRR: 28.4%
• Equity multiple: 8.08×
• Total profit: $593,132
• Equity at exit: $580,891

Cash invested: $83,720 (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 11692

• Home prices YoY: 14.4%
• Active inventory: 80
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $3,634 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$287 /mo · $3,444/yr
• Insurance: −$125
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$763
• Net cashflow: $825

Break-even live

Break-even rent $2,590

Max offer price $299,000

Occupancy floor 72%

Sensitivity live

Price	-10% $994	-5% $909	+0% $825	+5% $740	+10% $655
Rent	-10% $538	-5% $681	+0% $825	+5% $968	+10% $1,112
Rate	-1.0pp $975	-0.5pp $901	base $825	+0.5pp $747	+1.0pp $668

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6261 De Costa Ave Arverne, NY	3.0	1.0	1117	$3,250	$2.91	6d	1	0.18mi
72-18 Elizabeth Ave Unit 2 Far Rockaway, NY	3.0	2.0	1125	$3,650	$3.24	26d	1	0.38mi
6935 Hessler Ave Arverne, NY	3.0	1.5	1596	$3,300	$2.07	26d	1	0.40mi
221 Beach 80th St Unit 1G Rockaway Beach, NY	2.0	1.0	900	$2,500	$2.78	9d	1	0.92mi

Listing history 13 events

1. 2026-05-07
   status Pending
2. 2026-03-27
   price $299,000
3. 2026-03-09
   listed $399,000 Active
4. 2015-03-13
   soldstatus $325,000
5. 2015-01-15
   historical
6. 2014-09-02
   listed $349,000
7. 2014-05-15
   soldstatus $115,000
8. 2014-04-24
   soldstatus $115,000
9. 2014-03-08
   listed $118,750
10. 2014-03-04
    historical
11. 2013-12-04
    listed $118,750
12. 2006-03-17
    soldstatus $425,000
13. 2005-10-07
    soldstatus $315,000

ⓘ 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: $3,444 · $287/mo
• Projected year-2 tax: $4,249 · $354/mo
• Expected delta: +$804/yr (+$67/mo · 23.4%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% 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: $43,607
• − Mortgage interest: −$16,749
• − Property taxes: −$3,444
• − Insurance: −$2,292
• − Repairs & maintenance: −$3,489
• − Management: −$3,489
• − Depreciation: −$8,698
• Taxable income: $5,446
• Est. tax owed @ 24.0%: −$1,307
• After-tax cash flow: $8,590/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): 22,734
• Household income: $49,720
• Rent vs Own: 66.9% rent · 33.1% own
• Severe rent burden: 1734.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Black 53% Hispanic / Latino 24% Two or more races 15% White 13% Asian 6%
• Hispanic origin (detail): Puerto Rican 10% Dominican 5%
• Common ancestry: Romanian 1%
• Foreign-born: 31% · Canada, China, Jamaica
• Languages at home: 67% English-only · Spanish 18% Other Indo-European 3% Russian/Polish/Slavic 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: ▲ 44.49%
• Current HPI: 354.2007
• 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

-5.1% since first listed

13 events — show timeline

• 2026-05-07 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-27 Price Changed $299,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-09 Listed $399,000 OneKey® MLS as Distributed by MLS Grid
• 2015-03-13 Sold (Public Records) $325,000 Public Records
• 2015-01-15 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2014-09-02 Listed $349,000 OneKey® MLS as Distributed by MLS Grid
• 2014-05-15 Sold (Public Records) $115,000 Public Records
• 2014-04-24 Sold (MLS) $115,000 OneKey® MLS as Distributed by MLS Grid
• 2014-03-08 Listed $118,750 OneKey® MLS as Distributed by MLS Grid
• 2014-03-04 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2013-12-04 Listed $118,750 OneKey® MLS as Distributed by MLS Grid
• 2006-03-17 Sold (Public Records) $425,000 Public Records
• 2005-10-07 Sold (Public Records) $315,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $3,444 · +3.7% YoY. Source: county tax records.