204-15 Foothill Ave Unit B44 · New York, NY 11423

$265,000

2 bd · 1.0 ba · 900 sqft · Condo · 10 Days on market

Built 1954 Fair condition

---

Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Cash flow +0.0/30.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spectacularly rare opportunity in The Alpine at Hilltop Village Co-ops. This bright and Spacious Two bedroom, One bath 4th floor unit features an expansive living room, dining room, updated kitchen, and hardwood floors. Amenities include an elevator, laundry room and beautiful grounds with outdoor benches. Maintenance includes gas, electric heat, water, and taxes. Parking is available but there's a waitlist. Walking distance to public transportation, 30 minutes away to 179th Street Train Station, also near shopping/restaurants, parks, and highways. A must see, it's an amazingly Comfortable Place to Call Home!, Additional information: Appearance:Excellent

Key facts

• Updated kitchen
• Move in ready
• Updated bathroom

Tags

• LANDSCAPED HILLTOP VILLAGE
• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• UPDATED BATHROOM
• GENEROUS CLOSET SPACE
• MOVE IN READY

Property features AI

Exterior

• Parking: No carport; Parking: waitlist
• Utilities: Public sewer; Natural gas connected; Water connected
• Home design: Stock cooperative
• Construction: Foundation: other
• Exterior features: Brick and other exterior materials; Not waterfront

Interior

• Kitchen: Gas cooktop; Microwave; Oven; Refrigerator; Stainless steel appliances; Granite counters; Pantry
• Bedrooms: Total rooms: 5; Additional rooms include dining area and media room; Entry level: 4; Basement: common
• Flooring: Carpet; Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Steam heating; Wall/window air conditioning units
• Interior features: Ceiling fans; Elevator; Entrance foyer; Formal dining; Granite counters; High ceilings; Pantry; Primary bathroom; Storage; Walk-in closets; Aluminum window frames; Blinds; Insulated windows
• Laundry & utility: Common area laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $265k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $265k).
• Cap rate 0.8% vs local median 2.6% in New York — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 119 active listings in the ZIP; 15 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 $2k of loan paydown is wiped out by about $8k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: HOA is 56% of rent; built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 54% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $265,000

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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.81%
• Cash-on-cash: -19.56%
• DSCR: 0.13
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -55.6%
• Equity multiple: -0.60×
• Total profit: $-119,046
• Equity at exit: $39,512

10-year hold

• IRR: —
• Equity multiple: -1.68×
• Total profit: $-199,038
• Equity at exit: $22,912

Cash invested: $74,200 (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 11423

• Active inventory: 119
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,650 high
• Mortgage (P&I): −$1,390
• Tax est. 1.5%: −$331 /mo · $3,975/yr
• Insurance: −$110
• HOA est. from 1 same-building comp: −$1,472
• Vacancy / Maint / Mgmt: −$557
• Net cashflow: $-1,210

Break-even live

Break-even rent $4,181

Max offer price $89,949

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8827 208th St Queens Village, NY	1.0	1.0	640	$1,900	$2.97	24d	1	0.15mi
8737 Marengo St #1 Hollis, NY	1.0	1.0	720	$1,950	$2.71	11d	1	0.32mi
197-10 Foothill Ave Unit 1st floor Jamaica, NY	3.0	2.0	1100	$3,600	$3.27	6d	1	0.38mi
206-03 Jamaica Ave Unit 2ND Queens Village, NY	1.0	1.0	630	$2,696	$4.28	24d	1	0.63mi
193-14 Jamaica Ave Unit 2 Floor Jamaica, NY	3.0	2.0	1000	$3,195	$3.19	11d	1	0.72mi
190-11 Hillside Ave Apt 202 Hollis, NY	1.0	1.0	700	$2,700	$3.86	24d	1	0.73mi
190-11 Hillside Ave Unit 304 Hollis, NY	1.0	1.0	700	$2,600	$3.71	15d	1	0.73mi
104-23 203rd St Unit 1 Jamaica, NY	2.0	1.0	900	$2,975	$3.31	12d	1	0.94mi
190-24 102nd Ave Unit First floor Jamaica, NY	3.0	1.5	1000	$3,000	$3.00	24d	1	1.03mi
214-83 Jamaica Ave Unit 2R Queens Village, NY	1.0	1.0	650	$2,100	$3.23	24d	1	1.05mi
7364 196th St Fresh Meadows, NY	3.0	2.5	1000	$5,500	$5.50	24d	1	1.16mi
11141 202nd St Saint Albans, NY	3.0	1.0	900	$2,750	$3.06	24d	1	1.32mi
73-49 188th St Unit 2 Flushing, NY	1.0	1.0	650	$2,000	$3.08	24d	1	1.34mi
220-13 Jamaica Ave Queens Village, NY	2.0	1.0	800	$2,400	$3.00	20d	1	1.38mi
222-40 92nd Rd Unit 2nd Floor Jamaica, NY	2.0	1.0	1120	$3,400	$3.04	14d	1	1.44mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: watergaselectriclandscaping
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $265,000 Active 10 DOM
2. 2026-06-17
   days on market $265,000 Active 9 DOM
3. 2026-06-16
   days on market $265,000 Active 8 DOM
4. 2026-06-15
   days on market $265,000 Active 7 DOM
5. 2026-06-13
   days on market $265,000 Active 5 DOM
6. 2026-06-08
   pricedays on marketlisting id $265,000 Active 1 DOM
7. 2026-06-04
   days on market $263,000 Active 118 DOM
8. 2026-06-03
   days on market $263,000 Active 117 DOM
9. 2026-06-01
   days on market $263,000 Active 115 DOM
10. 2026-05-31
    days on market $263,000 Active 114 DOM
11. 2026-04-25
    price $263,000
12. 2026-02-05
    listed $275,000 Active
13. 2022-07-29
    soldstatus $232,000 Closed 662-char remark

    Show marketing remark (662 chars)

    Spectacularly rare opportunity in The Alpine at Hilltop Village Co-ops. This bright and Spacious Two bedroom, One bath 4th floor unit features an expansive living room, dining room, updated kitchen, and hardwood floors. Amenities include an elevator, laundry room and beautiful grounds with outdoor benches. Maintenance includes gas, electric heat, water, and taxes. Parking is available but there's a waitlist. Walking distance to public transportation, 30 minutes away to 179th Street Train Station, also near shopping/restaurants, parks, and highways. A must see, it's an amazingly Comfortable Place to Call Home!, Additional information: Appearance:Excellent

14. 2022-05-02
    status Pending 662-char remark

    Show marketing remark (662 chars)

    Spectacularly rare opportunity in The Alpine at Hilltop Village Co-ops. This bright and Spacious Two bedroom, One bath 4th floor unit features an expansive living room, dining room, updated kitchen, and hardwood floors. Amenities include an elevator, laundry room and beautiful grounds with outdoor benches. Maintenance includes gas, electric heat, water, and taxes. Parking is available but there's a waitlist. Walking distance to public transportation, 30 minutes away to 179th Street Train Station, also near shopping/restaurants, parks, and highways. A must see, it's an amazingly Comfortable Place to Call Home!, Additional information: Appearance:Excellent

15. 2022-04-05
    historical 662-char remark

    Show marketing remark (662 chars)

    Spectacularly rare opportunity in The Alpine at Hilltop Village Co-ops. This bright and Spacious Two bedroom, One bath 4th floor unit features an expansive living room, dining room, updated kitchen, and hardwood floors. Amenities include an elevator, laundry room and beautiful grounds with outdoor benches. Maintenance includes gas, electric heat, water, and taxes. Parking is available but there's a waitlist. Walking distance to public transportation, 30 minutes away to 179th Street Train Station, also near shopping/restaurants, parks, and highways. A must see, it's an amazingly Comfortable Place to Call Home!, Additional information: Appearance:Excellent

16. 2022-02-09
    price $234,000 662-char remark

    Show marketing remark (662 chars)

    Spectacularly rare opportunity in The Alpine at Hilltop Village Co-ops. This bright and Spacious Two bedroom, One bath 4th floor unit features an expansive living room, dining room, updated kitchen, and hardwood floors. Amenities include an elevator, laundry room and beautiful grounds with outdoor benches. Maintenance includes gas, electric heat, water, and taxes. Parking is available but there's a waitlist. Walking distance to public transportation, 30 minutes away to 179th Street Train Station, also near shopping/restaurants, parks, and highways. A must see, it's an amazingly Comfortable Place to Call Home!, Additional information: Appearance:Excellent

17. 2022-01-24
    status Active 662-char remark

    Show marketing remark (662 chars)

    Spectacularly rare opportunity in The Alpine at Hilltop Village Co-ops. This bright and Spacious Two bedroom, One bath 4th floor unit features an expansive living room, dining room, updated kitchen, and hardwood floors. Amenities include an elevator, laundry room and beautiful grounds with outdoor benches. Maintenance includes gas, electric heat, water, and taxes. Parking is available but there's a waitlist. Walking distance to public transportation, 30 minutes away to 179th Street Train Station, also near shopping/restaurants, parks, and highways. A must see, it's an amazingly Comfortable Place to Call Home!, Additional information: Appearance:Excellent

18. 2021-10-29
    status Pending 662-char remark

    Show marketing remark (662 chars)

    Spectacularly rare opportunity in The Alpine at Hilltop Village Co-ops. This bright and Spacious Two bedroom, One bath 4th floor unit features an expansive living room, dining room, updated kitchen, and hardwood floors. Amenities include an elevator, laundry room and beautiful grounds with outdoor benches. Maintenance includes gas, electric heat, water, and taxes. Parking is available but there's a waitlist. Walking distance to public transportation, 30 minutes away to 179th Street Train Station, also near shopping/restaurants, parks, and highways. A must see, it's an amazingly Comfortable Place to Call Home!, Additional information: Appearance:Excellent

19. 2021-10-11
    historical 662-char remark

    Show marketing remark (662 chars)

    Spectacularly rare opportunity in The Alpine at Hilltop Village Co-ops. This bright and Spacious Two bedroom, One bath 4th floor unit features an expansive living room, dining room, updated kitchen, and hardwood floors. Amenities include an elevator, laundry room and beautiful grounds with outdoor benches. Maintenance includes gas, electric heat, water, and taxes. Parking is available but there's a waitlist. Walking distance to public transportation, 30 minutes away to 179th Street Train Station, also near shopping/restaurants, parks, and highways. A must see, it's an amazingly Comfortable Place to Call Home!, Additional information: Appearance:Excellent

20. 2021-09-22
    listed $239,000 Active 662-char remark

    Show marketing remark (662 chars)

    Spectacularly rare opportunity in The Alpine at Hilltop Village Co-ops. This bright and Spacious Two bedroom, One bath 4th floor unit features an expansive living room, dining room, updated kitchen, and hardwood floors. Amenities include an elevator, laundry room and beautiful grounds with outdoor benches. Maintenance includes gas, electric heat, water, and taxes. Parking is available but there's a waitlist. Walking distance to public transportation, 30 minutes away to 179th Street Train Station, also near shopping/restaurants, parks, and highways. A must see, it's an amazingly Comfortable Place to Call Home!, Additional information: Appearance:Excellent

21. 2021-09-09
    historical $239,000 662-char remark

    Show marketing remark (662 chars)

    Spectacularly rare opportunity in The Alpine at Hilltop Village Co-ops. This bright and Spacious Two bedroom, One bath 4th floor unit features an expansive living room, dining room, updated kitchen, and hardwood floors. Amenities include an elevator, laundry room and beautiful grounds with outdoor benches. Maintenance includes gas, electric heat, water, and taxes. Parking is available but there's a waitlist. Walking distance to public transportation, 30 minutes away to 179th Street Train Station, also near shopping/restaurants, parks, and highways. A must see, it's an amazingly Comfortable Place to Call Home!, Additional information: Appearance:Excellent

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥97°F today · 14 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: $31,802
• − Mortgage interest: −$14,844
• − Property taxes: −$3,975
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,544
• − Management: −$2,544
• − HOA: −$17,664
• − Depreciation: −$7,709
• Taxable loss: −$18,804
• Est. tax savings @ 24.0%: +$4,513
• After-tax cash flow: $-10,004/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This 2-bedroom, 1-bath condo in The Alpine at Hilltop Village requires moderate repairs and maintenance to improve its condition and value.

Repairs flagged

• Major ceiling — Water damage visible on the ceiling
• Minor kitchen cabinets — Some wear on the cabinet hardware
• Minor bathroom fixtures — Some wear on the sink and toilet

Value-add opportunities

• Resale Paint the walls — Fresh paint can make a significant difference in the home's appearance.
• Resale Replace the ceiling — A new ceiling can improve the home's value and reduce maintenance costs.
• Rental Clean the carpets — Clean carpets can attract more renters and reduce cleaning costs for the landlord.

Renovation cost estimate screening

Repair item	Severity	Est. cost
ceiling · Water damage visible on the ceiling	Major	$15,000–50,000
kitchen cabinets · Some wear on the cabinet hardware	Minor	$500–3,000
bathroom fixtures · Some wear on the sink and toilet	Minor	$500–3,000
Total estimated repair cost · 3 items		$16,000–56,000

Value-add ROI direction

• Resale Paint the walls — Fresh paint can make a significant difference in the home's appearance. ↑
• Resale Replace the ceiling — A new ceiling can improve the home's value and reduce maintenance costs. ↑
• Rental Clean the carpets — Clean carpets can attract more renters and reduce cleaning costs for the landlord. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 29,105

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 0.76)
• Race & ethnicity: Black 34% Asian 31% Hispanic / Latino 15% White 10% Two or more races 8%
• Hispanic origin (detail): Puerto Rican 2% Dominican 4%
• Common ancestry: Hispanic 5% Danish 1% Scotch-Irish 1%
• Foreign-born: 55% · Canada, China, Jamaica
• Languages at home: 57% English-only · Other Indo-European 14% Spanish 14% French/Haitian/Cajun 6%

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: ▼ -490.74%
• Current HPI: 273.0152
• 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

+10.0% since first listed

11 events — show timeline

• 2026-04-25 Price Changed $263,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-05 Listed $275,000 OneKey® MLS as Distributed by MLS Grid
• 2022-07-29 Sold (MLS) $232,000 OneKey® MLS as Distributed by MLS Grid
• 2022-05-02 Pending — OneKey® MLS as Distributed by MLS Grid
• 2022-04-05 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2022-02-09 Price Changed $234,000 OneKey® MLS as Distributed by MLS Grid
• 2022-01-24 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2021-10-29 Pending — OneKey® MLS as Distributed by MLS Grid
• 2021-10-11 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-09-22 Listed $239,000 OneKey® MLS as Distributed by MLS Grid
• 2021-09-09 Coming Soon $239,000 OneKey® MLS as Distributed by MLS Grid