19514 Hollis Ave · New York, NY 11412

$572,000

4 bd · 2.0 ba · 2,160 sqft · MultiFamily public records · 44 Days on market

Built 1920 7,980 sqft lot Est $912k · 37% under

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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 +24.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +5.9/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks

Semi detached corner brick two family in poor condition. Fire damaged, no interior access . Please verify all info

Key facts

• 7,980 sq ft lot
• Garage
• Built 1920

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $572k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $590/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $572k).
• Recommended offer: $555k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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: 145 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 5,302 units permitted in Queens County in 2024 (4,918 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $17k 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 44 days — a 3% lower offer ($555k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago 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 $192k; list at $572k implies a 198% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 54% 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 $554,840 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% 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. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.09% ✓
• Cap rate: 8.77%
• Cash-on-cash: 8.85%
• DSCR: 1.39
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $911,520
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19514 Hollis Ave	0.00mi	5/2.0 (+1)	2,109 (-2%)	0mo	$572,000	$271	91
10961 200th St	0.28mi	5/4.0 (+1)	2,070 (-4%)	10mo	$1,100,000	$531	58
195-02 Hollis Ave	0.03mi	3/3.0 (-1)	1,932 (-11%)	18mo	$665,000	$344	57
18803 Ilion Ave	0.45mi	5/2.0 (+1)	2,370 (+10%)	9mo	$999,000	$422	50
112-35 Francis Lewis Blvd	0.72mi	4/2.5	1,848 (-14%)	10mo	$890,000	$482	32

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: -2.9%
• Equity multiple: 0.89×
• Total profit: $-17,529
• Equity at exit: $85,287

10-year hold

• IRR: 6.8%
• Equity multiple: 1.51×
• Total profit: $81,395
• Equity at exit: $49,456

Cash invested: $160,160 (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 11412

• Active inventory: 145
• Price-to-rent: 15.3×

Monthly cashflow live

• Estimated rent: $6,215 high
• Mortgage (P&I): −$3,000
• Tax from tax record: −$491 /mo · $5,893/yr
• Insurance: −$238
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,305
• Net cashflow: $1,181

Break-even live

Break-even rent $4,720

Max offer price $572,000

Occupancy floor 76%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$6,214
Total (2 units)			$6,215

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: $143,000
• Closing costs: $17,160
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10031 200th St Hollis, NY	3.0	2.0	2691	$3,000	$1.11	5d	1	0.31mi
205-11 Hollis Ave Unit 2nd Queens, NY	3.0	1.0	2020	$3,777	$1.87	24d	1	0.50mi
10933 Francis Lewis Blvd Queens Village, NY	3.0	1.5	1492	$4,000	$2.68	24d	1	0.58mi
191-28 114th Dr Unit 1 St. Albans, NY	3.0	2.0	1767	$3,150	$1.78	24d	1	0.64mi
9050 Francis Lewis Blvd Queens Village, NY	3.0	1.5	2396	$3,000	$1.25	4d	1	0.80mi
177-47 106th Ave Unit First floor Jamaica, NY	3.0	1.0	1600	$3,300	$2.06	14d	1	0.93mi
17724 106th Ave Jamaica, NY	3.0	1.0	1600	$3,500	$2.19	24d	1	0.96mi
20207 Linden Blvd Saint Albans, NY	3.0	1.0	1584	$3,400	$2.15	24d	1	0.97mi
8679 Palo Alto St Hollis, NY	4.0	3.0	2310	$5,500	$2.38	24d	1	1.05mi
9055 178th St Jamaica, NY	3.0	1.0	1664	$3,500	$2.10	24d	1	1.15mi
11542 175th St Unit 2 Queens, NY	4.0	2.0	1650	$4,200	$2.55	24d	1	1.29mi
175-44 88th Ave Jamaica, NY	4.0	1.5	1850	$4,550	$2.46	3d	1	1.29mi
12032 201st St Saint Albans, NY	3.0	2.0	2650	$3,500	$1.32	24d	1	1.31mi
21923 114th Rd Cambria Heights, NY	3.0	1.0	2200	$3,600	$1.64	4d	1	1.34mi
18015 Dalny Rd Jamaica, NY	3.0	3.5	2112	$5,000	$2.37	24d	1	1.35mi
16847 93rd Ave Jamaica, NY	3.0	1.5	1948	$2,900	$1.49	24d	1	1.46mi

Listing history 6 events

1. 2026-03-20
   status Pending
2. 2026-02-07
   price $572,000
3. 2026-02-04
   listed $555,720 Active
4. 2013-09-12
   historical
5. 2013-08-17
   listed $325,000 New
6. 2000-10-04
   soldstatus $192,000

ⓘ 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: $5,893 · $491/mo
• Projected year-2 tax: $7,780 · $648/mo
• Expected delta: +$1,887/yr (+$157/mo · 32.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 54% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $74,580
• − Mortgage interest: −$32,041
• − Property taxes: −$5,893
• − Insurance: −$2,860
• − Repairs & maintenance: −$5,966
• − Management: −$5,966
• − Depreciation: −$16,640
• Taxable income: $5,213
• Est. tax owed @ 24.0%: −$1,251
• After-tax cash flow: $12,918/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
• City population: 7,731,280
• Population (ZIP): 41,350

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: Predominantly Black (78%)
• Race & ethnicity: Black 78% Hispanic / Latino 9% Two or more races 5% Asian 4% White 1%
• Hispanic origin (detail): Puerto Rican 3% Dominican 2%
• Common ancestry: Hispanic 7%
• Foreign-born: 42% · Canada
• Languages at home: 82% English-only · French/Haitian/Cajun 6% Spanish 6% Other Indo-European 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: ▼ -413.59%
• Current HPI: 302.063
• Rent YoY: —
• Metro: —
• 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

+197.9% since first listed

6 events — show timeline

• 2026-03-20 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-02-07 Price Changed $572,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-04 Listed $555,720 OneKey® MLS as Distributed by MLS Grid
• 2013-09-12 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2013-08-17 Listed $325,000 OneKey® MLS as Distributed by MLS Grid
• 2000-10-04 Sold (Public Records) $192,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $5,893 · -1.7% YoY. Source: county tax records.