3321 13th St · New York, NY 11106

$1,240,000

4 bd · 3.0 ba · 2,262 sqft · MultiFamily public records · 227 Days on market

Built 1996 1,256 sqft lot Est $1269k · at est.

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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 +24.0/30.0
• ARV discount +8.5/15.0
• DSCR +7.7/10.0
• Appreciation +6.0/10.0
• 1% rule +5.0/10.0
• Schools +5.0/10.0
• Rent growth +4.3/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Beautiful two-family home in Astoria’s sought-after waterfront arts district! The owner’s duplex offers 3 bedrooms and 2 baths, while the top-floor apartment features 2 bedrooms and 1 bath—perfect for rental income or extended family. Enjoy two assigned parking spaces plus fenced front and back yards for private outdoor living. Built in 1996, this home combines modern comfort with prime location—minutes to Socrates Sculpture Park, Noguchi Museum, NYC Ferry, and N/W subway for a quick commute to Manhattan. Property will be delivered Vacant!

Key facts

• 1,256 sq ft lot
• Built 1996
• Listed 227 days

Property features AI

Finance

• HOA & community: HOA fees: $720 every six months (total additional fees $1,440; see remarks for schedule)

Exterior

• Parking: Assigned parking; Off-street parking; Private parking
• Utilities: Public sewer; Electricity connected; Natural gas connected; Sewer connected; Public trash collection
• Home design: Duplex; Building total area approximately 2262 square feet
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Bedrooms: One 2-bedroom unit; One 3-bedroom unit
• Bathrooms: Three full bathrooms
• Heating & cooling: Baseboard heating; Hot water heating; Natural gas heating; Wall/window air conditioning units
• Interior features: First-floor full bath; Eat-in kitchen; Entrance foyer

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.5-bath units multifamily listed at $1.24M.

Deal economics

• At list price, monthly cash flow is $2k ($29k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.23M (0.4% below list).
• Recommended offer: $1.09M (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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.
• Market conditions: Rents rising fast (+7.3%/yr); 106 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• At $12,349/mo this rent would consume 175% of the median local household income ($85k/yr) (locally 3679% 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 $34k of equity ($9k loan paydown + $26k appreciation (2.1% local appreciation)).
• Queens County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.1% appreciation + 7.3% rent growth), your $347k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$87k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 227 days — a 12% lower offer ($1.09M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $278k; list at $1.24M implies a 347% 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 $1,091,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 227 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
9. 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.
10. 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: 1.00% ✗
• Cap rate: 8.65%
• Cash-on-cash: 8.40%
• DSCR: 1.37
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $1,268,982
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1442 33rd Ave	0.12mi	5/3.0 (+1)	2,301 (+2%)	13mo	$1,290,000	$561	75

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

Projected returns pro-forma

2.06% appreciation · 7.28% rent growth · sell at horizon

5-year hold

• IRR: 15.5%
• Equity multiple: 1.86×
• Total profit: $298,828
• Equity at exit: $493,405

10-year hold

• IRR: 20.1%
• Equity multiple: 3.95×
• Total profit: $1,023,634
• Equity at exit: $713,841

Cash invested: $347,200 (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 11106

• Home prices YoY: 0.6%
• Rents YoY: 7.3%
• Active inventory: 106
• Price-to-rent: 16.7×

Monthly cashflow live

• Estimated rent: $12,349 high
• Mortgage (P&I): −$6,503
• Tax from tax record: −$305 /mo · $3,658/yr
• Insurance: −$517
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,593
• Net cashflow: $2,432

Break-even live

Break-even rent $9,271

Max offer price $1,240,000

Occupancy floor 75%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$12,350
Total (2 units)			$12,349

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: $310,000
• Closing costs: $37,200
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2812 37th St Astoria, NY	3.0	1.5	2200	$4,700	$2.14	18d	1	1.01mi
422 E 72nd St Unit 32DE New York, NY	4.0	4.5	3368	$40,000	$11.88	24d	1	1.05mi
344 E 84th St #1 New York, NY	3.0	2.5	2100	$14,000	$6.67	22d	1	1.12mi
200 E 69th St New York, NY	2.0–3.0	2.5–3.5	1958	$20,000	$10.21	2d	2	1.39mi
120 E 87th St Unit R18BC New York, NY	3.0	3.0	2700	$24,000	$8.89	24d	1	1.50mi

Listing history 14 events

1. 2026-06-16
   status $1,240,000 Pending 227 DOM
2. 2026-06-15
   days on market $1,240,000 Active 227 DOM
3. 2026-06-13
   days on market $1,240,000 Active 225 DOM
4. 2026-06-10
   days on market $1,240,000 Active 221 DOM
5. 2026-06-08
   days on market $1,240,000 Active 220 DOM
6. 2026-06-04
   days on market $1,240,000 Active 216 DOM
7. 2026-06-03
   days on market $1,240,000 Active 215 DOM
8. 2026-06-01
   days on market $1,240,000 Active 213 DOM
9. 2026-05-31
   days on market $1,240,000 Active 212 DOM
10. 2026-04-20
    price $1,240,000
11. 2025-11-01
    listed $1,298,000 Active
12. 2025-10-21
    historical $1,298,000
13. 1997-07-11
    soldstatus $277,500
14. 1997-07-11
    soldstatus $277,500

ⓘ 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: $3,658 · $305/mo
• Projected year-2 tax: $12,307 · $1,026/mo
• Expected delta: +$8,649/yr (+$721/mo · 236.4%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 9% 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 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $148,188
• − Mortgage interest: −$69,459
• − Property taxes: −$3,658
• − Insurance: −$6,200
• − Repairs & maintenance: −$11,855
• − Management: −$11,855
• − Depreciation: −$36,073
• Taxable income: $9,088
• Est. tax owed @ 24.0%: −$2,181
• After-tax cash flow: $26,997/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): 40,930
• Household income: $84,867
• Rent vs Own: 83.4% rent · 16.6% own
• Severe rent burden: 3679.0

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: White 42% Hispanic / Latino 27% Asian 19% Two or more races 12% Black 7% Native American 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 6% Dominican 4%
• Common ancestry: Scotch-Irish 3% Romanian 3% Estonian 2%
• Foreign-born: 39% · Canada, Jamaica, China
• Languages at home: 48% English-only · Spanish 22% Other Indo-European 13% Russian/Polish/Slavic 4%

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: ▲ 2.06%
• Current HPI: 348.3009
• Rent YoY: ▲ 7.28%
• 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

+346.8% since first listed

5 events — show timeline

• 2026-04-20 Price Changed $1,240,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-01 Listed $1,298,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-21 Coming Soon $1,298,000 OneKey® MLS as Distributed by MLS Grid
• 1997-07-11 Sold (Public Records) $277,500 Public Records
• 1997-07-11 Sold (Public Records) $277,500 Public Records

Property tax history

+9.6%/yr

Latest (2025): $3,658 · -2.4% YoY. Source: county tax records.