91-16 Shore Front Pkwy Unit 2F · New York, NY 11693

$439,888

1 bd · 1.0 ba · 870 sqft · Condo public records · 78 Days on market

Built 2005

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Cash flow +4.2/30.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Wake up to breathtaking sunrises over the Atlantic Ocean from your serene beachfront retreat. This beautifully designed condo features a private terrace, spacious living room, and open kitchen with Poggenpohl cabinetry, Caesarstone countertops, and a seamless flow that’s perfect for relaxing or entertaining. The king-sized bedroom and versatile layout offer ample space for working remotely, and the convenience of an in-unit washer and dryer makes daily living effortless. Residents of the Beach House Condominium enjoy access to a community room for larger private gatherings, an outdoor shower, and a BBQ area perfect for hosting family and friends. Ideally located directly across from the beach, one of Rockaway's best surf spots, and the 5.5-mile boardwalk with exciting new community amenities, including a dog park, skate park, labyrinth, and pickleball and volleyball courts. Enjoy the best of coastal living with an array of restaurants, bars, coffee shops, and unique local businesses just moments away. The multiple transportation options nearby, including the A/S trains, express buses, and Rockaway Ferry, ensure the rest of NYC is also within easy reach. Your dream beachfront lifestyle starts here!

Key facts

• Organized closets
• New flooring
• Built 2005

Tags

• HIGH-END INTERIOR FINISHES
• NEW FLOORING
• POGGENPOHL CUSTOM CABINETRY
• CAESARSTONE COUNTERTOPS
• AUTOMATIC WINDOW SHADES
• ORGANIZED CLOSETS

Property features AI

Finance

• Other: Pets allowed; Handicap access available
• Financial info: Financing options: bank mortgage, cash, exchange considered; Typical down payment: 20%
• HOA & community: Monthly maintenance fee of $440.20; Managed by VNYPM property management (contact available)

Exterior

• Parking: No parking
• Security: Intercom door; Secure lobby
• Utilities: Public water; Public sewer; Other utilities
• Home design: Residential condominium in a detached building; Located on the 2nd floor (unit 2F); Unit faces unspecified direction
• Construction: 43-unit building
• Exterior features: Terrace/Balcony; Waterfront present

Interior

• Kitchen: Stove; Refrigerator; Microwave; Dishwasher
• Bedrooms: One bedroom on the first floor
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Window A/C units (2)
• Interior features: Window A/C units (2); Elevator access; Terrace/Balcony; Window treatments; Other
• Laundry & utility: Washer; Dryer; Laundry area

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $440k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $317k (28.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $263k (40.3% below list).
• Recommended offer: $263k (40.3% below list) — sets the bar for 1% rule.

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: 67 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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

• In year one you build about $47k of equity ($3k loan paydown + $44k appreciation (10.0% local appreciation)).
• Queens County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$76k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($413k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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

• Climate carrying-cost: major flood risk; severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $262,531 (40.3% below list)

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. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.60% ✗
• Cap rate: 3.04%
• Cash-on-cash: -11.62%
• DSCR: 0.48
• GRM: 14.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 16.2%
• Equity multiple: 2.33×
• Total profit: $163,812
• Equity at exit: $396,286

10-year hold

• IRR: 15.5%
• Equity multiple: 5.40×
• Total profit: $542,475
• Equity at exit: $854,606

Cash invested: $123,169 (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 11693

• Home prices YoY: 17.7%
• Active inventory: 67
• Price-to-rent: 14.0×

Monthly cashflow live

• Estimated rent: $2,625 medium
• Mortgage (P&I): −$2,307
• Tax from tax record: −$282 /mo · $3,387/yr
• Insurance: −$183
• HOA est. from 2 same-building comps: −$494
• Vacancy / Maint / Mgmt: −$551
• Net cashflow: $-1,192

Break-even live

Break-even rent $4,135

Max offer price $229,254

Occupancy floor —

Sensitivity live

Price	-10% $-943	-5% $-1,068	+0% $-1,192	+5% $-1,317	+10% $-1,441
Rent	-10% $-1,400	-5% $-1,296	+0% $-1,192	+5% $-1,089	+10% $-985
Rate	-1.0pp $-971	-0.5pp $-1,080	base $-1,192	+0.5pp $-1,306	+1.0pp $-1,422

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: $109,972
• Closing costs: $13,197
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
221 Beach 80th St Unit 1G Rockaway Beach, NY	2.0	1.0	900	$2,500	$2.78	9d	1	0.45mi
7914 Rockaway Beach Blvd Unit 3L Rockaway Beach, NY	1.0	1.0	658	$2,200	$3.34	6d	1	0.49mi
108-09 Rockaway Beach Dr Unit A Rockaway Park, NY	1.0	1.0	800	$3,000	$3.75	18d	1	0.88mi
190 Beach 69th St Arverne, NY	1.0	1.0	557	$3,400	$6.10	26d	3	0.94mi

HOA detail condo

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

Listing history 14 events

1. 2026-06-03
   days on market $439,888 Active 78 DOM
2. 2026-06-01
   days on market $439,888 Active 76 DOM
3. 2026-05-31
   days on market $439,888 Active 75 DOM
4. 2026-05-05
   price $439,888
5. 2026-04-17
   price $439,000
6. 2026-03-17
   listed $449,000 Active
7. 2025-10-06
   soldstatus $405,000
8. 2025-09-25
   price $405,000 1222-char remark

   Show marketing remark (1222 chars)

   Wake up to breathtaking sunrises over the Atlantic Ocean from your serene beachfront retreat. This beautifully designed condo features a private terrace, spacious living room, and open kitchen with Poggenpohl cabinetry, Caesarstone countertops, and a seamless flow that’s perfect for relaxing or entertaining. The king-sized bedroom and versatile layout offer ample space for working remotely, and the convenience of an in-unit washer and dryer makes daily living effortless. Residents of the Beach House Condominium enjoy access to a community room for larger private gatherings, an outdoor shower, and a BBQ area perfect for hosting family and friends. Ideally located directly across from the beach, one of Rockaway's best surf spots, and the 5.5-mile boardwalk with exciting new community amenities, including a dog park, skate park, labyrinth, and pickleball and volleyball courts. Enjoy the best of coastal living with an array of restaurants, bars, coffee shops, and unique local businesses just moments away. The multiple transportation options nearby, including the A/S trains, express buses, and Rockaway Ferry, ensure the rest of NYC is also within easy reach. Your dream beachfront lifestyle starts here!

9. 2025-09-19
   soldstatus $405,000 Sold 1222-char remark

   Show marketing remark (1222 chars)

   Wake up to breathtaking sunrises over the Atlantic Ocean from your serene beachfront retreat. This beautifully designed condo features a private terrace, spacious living room, and open kitchen with Poggenpohl cabinetry, Caesarstone countertops, and a seamless flow that’s perfect for relaxing or entertaining. The king-sized bedroom and versatile layout offer ample space for working remotely, and the convenience of an in-unit washer and dryer makes daily living effortless. Residents of the Beach House Condominium enjoy access to a community room for larger private gatherings, an outdoor shower, and a BBQ area perfect for hosting family and friends. Ideally located directly across from the beach, one of Rockaway's best surf spots, and the 5.5-mile boardwalk with exciting new community amenities, including a dog park, skate park, labyrinth, and pickleball and volleyball courts. Enjoy the best of coastal living with an array of restaurants, bars, coffee shops, and unique local businesses just moments away. The multiple transportation options nearby, including the A/S trains, express buses, and Rockaway Ferry, ensure the rest of NYC is also within easy reach. Your dream beachfront lifestyle starts here!

10. 2025-06-17
    price $425,000 1222-char remark

    Show marketing remark (1222 chars)

    Wake up to breathtaking sunrises over the Atlantic Ocean from your serene beachfront retreat. This beautifully designed condo features a private terrace, spacious living room, and open kitchen with Poggenpohl cabinetry, Caesarstone countertops, and a seamless flow that’s perfect for relaxing or entertaining. The king-sized bedroom and versatile layout offer ample space for working remotely, and the convenience of an in-unit washer and dryer makes daily living effortless. Residents of the Beach House Condominium enjoy access to a community room for larger private gatherings, an outdoor shower, and a BBQ area perfect for hosting family and friends. Ideally located directly across from the beach, one of Rockaway's best surf spots, and the 5.5-mile boardwalk with exciting new community amenities, including a dog park, skate park, labyrinth, and pickleball and volleyball courts. Enjoy the best of coastal living with an array of restaurants, bars, coffee shops, and unique local businesses just moments away. The multiple transportation options nearby, including the A/S trains, express buses, and Rockaway Ferry, ensure the rest of NYC is also within easy reach. Your dream beachfront lifestyle starts here!

11. 2025-05-14
    listed $450,000 Active 1222-char remark

    Show marketing remark (1222 chars)

    Wake up to breathtaking sunrises over the Atlantic Ocean from your serene beachfront retreat. This beautifully designed condo features a private terrace, spacious living room, and open kitchen with Poggenpohl cabinetry, Caesarstone countertops, and a seamless flow that’s perfect for relaxing or entertaining. The king-sized bedroom and versatile layout offer ample space for working remotely, and the convenience of an in-unit washer and dryer makes daily living effortless. Residents of the Beach House Condominium enjoy access to a community room for larger private gatherings, an outdoor shower, and a BBQ area perfect for hosting family and friends. Ideally located directly across from the beach, one of Rockaway's best surf spots, and the 5.5-mile boardwalk with exciting new community amenities, including a dog park, skate park, labyrinth, and pickleball and volleyball courts. Enjoy the best of coastal living with an array of restaurants, bars, coffee shops, and unique local businesses just moments away. The multiple transportation options nearby, including the A/S trains, express buses, and Rockaway Ferry, ensure the rest of NYC is also within easy reach. Your dream beachfront lifestyle starts here!

12. 2017-03-31
    soldstatus $305,000
13. 2017-01-27
    price $310,000 915-char remark

    Show marketing remark (915 chars)

    JUST LISTED!Gorgeous and spacious 1 bedroom/ 1 bath condo unit with unbelievable Ocean Views just became available. This sophisticated home features an open chef's kitchen with all stainless steel appliances and caesarstone countertops, an expansive living room, a bedroom big enough to fit king size furniture, a stone and glass full modern bath, in unit Washer/Dryer, White Oak hardwood flooring throughout, custom window blinds, and ample closet space. A spacious terrace off the living room will allow you to enjoy gorgeous sunsets and direct ocen views. Located right on the beach the Luxury Elevator building has just had it's lobby fully renovated, and also offers private outdoor space for its residents to enjoy and a recreation room that can be reserved for birthday parties and other occasions. The building has a 421 Tax Abatement. Expiration date is June 30, 2024. SBA loan assessment $84.40 per month.

14. 2016-12-22
    listed $305,000 915-char remark

    Show marketing remark (915 chars)

    JUST LISTED!Gorgeous and spacious 1 bedroom/ 1 bath condo unit with unbelievable Ocean Views just became available. This sophisticated home features an open chef's kitchen with all stainless steel appliances and caesarstone countertops, an expansive living room, a bedroom big enough to fit king size furniture, a stone and glass full modern bath, in unit Washer/Dryer, White Oak hardwood flooring throughout, custom window blinds, and ample closet space. A spacious terrace off the living room will allow you to enjoy gorgeous sunsets and direct ocen views. Located right on the beach the Luxury Elevator building has just had it's lobby fully renovated, and also offers private outdoor space for its residents to enjoy and a recreation room that can be reserved for birthday parties and other occasions. The building has a 421 Tax Abatement. Expiration date is June 30, 2024. SBA loan assessment $84.40 per month.

ⓘ 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: $3,387 · $282/mo
• Projected year-2 tax: $5,410 · $451/mo
• Expected delta: +$2,024/yr (+$169/mo · 59.7%)

ⓘ 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) · 53% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥96°F today · 17 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: $31,504
• − Mortgage interest: −$24,641
• − Property taxes: −$3,387
• − Insurance: −$2,199
• − Repairs & maintenance: −$2,520
• − Management: −$2,520
• − HOA: −$5,928
• − Depreciation: −$12,797
• Taxable loss: −$22,488
• Est. tax savings @ 24.0%: +$5,397
• After-tax cash flow: $-8,911/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): 13,066

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 0.70)
• Race & ethnicity: White 44% Black 24% Hispanic / Latino 22% Two or more races 11% Asian 5%
• Hispanic origin (detail): Puerto Rican 8% Dominican 4% Salvadoran 1%
• Common ancestry: Romanian 5% Scotch-Irish 4% Subsaharan African 2%
• Foreign-born: 25% · Canada, Jamaica, China
• Languages at home: 67% English-only · Spanish 16% Russian/Polish/Slavic 8% 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: ▲ 121.58%
• Current HPI: 807.44
• 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

+44.2% since first listed

11 events — show timeline

• 2026-05-05 Price Changed $439,888 BNYMLS
• 2026-04-17 Price Changed $439,000 BNYMLS
• 2026-03-17 Listed $449,000 BNYMLS
• 2025-10-06 Sold (Public Records) $405,000 Public Records
• 2025-09-25 Price Changed $405,000 RLS at REBNY
• 2025-09-19 Sold (MLS) $405,000 RLS at REBNY
• 2025-06-17 Price Changed $425,000 RLS at REBNY
• 2025-05-14 Listed $450,000 RLS at REBNY
• 2017-03-31 Sold (Public Records) $305,000 Public Records
• 2017-01-27 Price Changed $310,000 RLS at REBNY
• 2016-12-22 Listed $305,000 RLS at REBNY

Property tax history

+4.6%/yr

Latest (2025): $3,387 · -0.6% YoY. Source: county tax records.