141-24 78th Rd Unit 3A · New York, NY 11367

$249,999

1 bd · 1.0 ba · 760 sqft · Condo · 37 Days on market

Built 1940 ↓ 26% since listing

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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
• Cash flow +5.6/30.0
• 1% rule +5.0/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.1/10.0
• Appreciation +0.0/10.0

Listing remarks

JUNIOR FOUR One Bedroom Apartment, Located at Regency Gardens Coop, the heart of Kew Garden Hills. On the third floor of a WALK-UP Three floor building – NOBODY ABOVE YOU!!! SOUTHERN- NORTHERN Exposure. All rooms have windows!! Very Close to all Major Highways/Transportation. Bus stops, shops, banks, restaurants, supermarkets, and other services are a few blocks away. Large Living room with a formal dining area. Maintenance: $955 Assessment: $15.48 through 2029. Need board approval. 24/7 security guard, laundry facilities on each block, Storage space available for rent. Underground garage (waitlist, $150/month). INVESTER Friendly- Immediate, Unlimited Subletting allowed. CAN BE PURCHA

Key facts

• Large living room
• Formal dining area
• Regency gardens coop

Tags

• ONE BEDROOM APARTMENT
• REGENCY GARDENS COOP
• WALK-UP THREE FLOOR BUILDING
• SOUTHERN- NORTHERN EXPOSURE
• LARGE LIVING ROOM
• FORMAL DINING AREA

Property features AI

Finance

• HOA & community: Additional assessment of $15.48 monthly (assessment through 2029)

Exterior

• Parking: Garage (1 space); Parking fee of $150
• Utilities: Public sewer; Cable available; Electricity connected; Natural gas connected; Phone available; Public trash collection; Water connected
• Home design: Stock cooperative; Three-story building; Entry level on 3rd floor
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Gas range; Refrigerator
• Bathrooms: One full bathroom
• Heating & cooling: Baseboard heating; Wall/window air conditioning unit(s)
• Interior features: Formal dining area; No basement; Three total stories; entry on the 3rd level; Total of 4 rooms; Pets allowed with size limit

🏢 Co-op / cooperative unit. The $249,999 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $250k.

Deal economics

• At list price, monthly cash flow is $-517 ($-6k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $242k (3.0% below list) — sets the bar for market timing.
• Cap rate 3.8% 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.
• 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: 261 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• This rent runs 40% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• It's been on market 37 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 3y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 53% 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 $242,499 (3.0% 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 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — 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: 3.81%
• Cash-on-cash: -8.87%
• DSCR: 0.61
• 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: -31.7%
• Equity multiple: -0.04×
• Total profit: $-72,948
• Equity at exit: $37,276

10-year hold

• IRR: -34.2%
• Equity multiple: -0.48×
• Total profit: $-103,876
• Equity at exit: $21,615

Cash invested: $70,000 (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 11367

• Active inventory: 261
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,504 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA est. from 2 same-building comps: −$768
• Vacancy / Maint / Mgmt: −$526
• Net cashflow: $-517

Break-even live

Break-even rent $3,159

Max offer price $175,144

Occupancy floor —

Sensitivity live

Price	-10% $-345	-5% $-431	+0% $-517	+5% $-604	+10% $-690
Rent	-10% $-715	-5% $-616	+0% $-517	+5% $-418	+10% $-319
Rate	-1.0pp $-391	-0.5pp $-454	base $-517	+0.5pp $-582	+1.0pp $-648

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14112 78th Rd Unit 1G Flushing, NY	1.0	1.0	700	$2,200	$3.14	26d	1	0.04mi
7837 Main St Unit 2G Queens, NY	1.0	1.0	700	$2,300	$3.29	26d	1	0.12mi
7835 147th St Unit 2E Flushing, NY	1.0	1.0	700	$2,200	$3.14	7d	1	0.18mi
135-26 78th Ave Unit 2FL Flushing, NY	2.0	1.0	900	$2,800	$3.11	3d	1	0.30mi
13915 83rd Ave #717 Jamaica, NY	1.0	1.0	800	$2,400	$3.00	6d	1	0.39mi
84-03 Lander St Unit 2B Jamaica, NY	2.0	2.0	850	$3,250	$3.82	26d	1	0.42mi
14160 84th Rd Unit 2G Jamaica, NY	1.0	1.0	700	$2,200	$3.14	15d	1	0.47mi
141-35 Pershing Cres Unit 1B Jamaica, NY	1.0	1.5	1100	$2,800	$2.55	22d	1	0.49mi
8455 Daniels St Unit 5H Jamaica, NY	1.0	1.0	750	$2,300	$3.07	20d	1	0.55mi
150-25 72nd Rd Flushing, NY	1.0	1.0	700	$2,300	$3.29	26d	1	0.66mi
123-40 83rd Ave Unit 2107 Jamaica, NY	1.0	1.0	750	$2,573	$3.43	26d	1	0.67mi
123-40 83rd Ave Unit 8B Queens, NY	1.0	1.0	800	$2,450	$3.06	26d	1	0.67mi
71-82 Parsons Blvd Unit 702 Kew Gardens Hills, NY	1.0	1.0	1000	$2,900	$2.90	22d	1	0.74mi
71-82 Parsons Blvd Unit 516 Kew Gardens Hills, NY	2.0	1.5	900	$3,500	$3.89	4d	1	0.74mi
71-82 Parsons Blvd Unit 303 Kew Gardens Hills, NY	2.0	1.5	900	$4,000	$4.44	15d	1	0.74mi
71-82 Parsons Blvd Unit 503 Kew Gardens Hills, NY	2.0	1.5	900	$4,000	$4.44	26d	1	0.74mi
13828 Queens Blvd Unit 2E Briarwood, NY	1.0	1.0	700	$2,600	$3.71	9d	1	0.77mi
13828 Queens Blvd Unit 7A Briarwood, NY	2.0	1.0	810	$3,600	$4.44	26d	1	0.77mi
138-28 Queens Blvd Unit 5G Briarwood, NY	1.0	1.0	650	$2,750	$4.23	26d	1	0.77mi
13828 Queens Blvd Jamaica, NY	1.0	1.0	640	$2,700	$4.22	20d	1	0.77mi
80-12 165th St Unit 3 Jamaica, NY	2.0	1.5	960	$2,800	$2.92	26d	1	0.87mi
7157 161 St Apt 5B Flushing, NY	2.0	2.0	1100	$2,600	$2.36	26d	1	0.89mi
16525 Union Tpke Fresh Meadows, NY	2.0	1.0	1000	$2,900	$2.90	26d	1	0.90mi
8340 Austin St Unit 7N Kew Gardens, NY	—	1.0	550	$2,000	$3.64	26d	1	0.91mi
7133 162nd St Unit 3F Fresh Meadows, NY	2.0	2.0	850	$2,700	$3.18	26d	1	0.95mi
163-07 72nd Ave Unit 3G Flushing, NY	2.0	2.0	716	$2,900	$4.05	26d	1	0.95mi
148-16 87th Ave Unit 2 Jamaica, NY	2.0	1.0	700	$2,300	$3.29	18d	1	0.96mi
14832 87th Ave Jamaica, NY	2.0	1.0	768	$2,800	$3.65	20d	1	0.97mi
7540 Austin St Unit 4HR Forest Hills, NY	1.0	1.0	841	$2,600	$3.09	0d	1	0.98mi
13532 Kew Gardens Rd Richmond Hill, NY	2.0	1.0	1070	$2,500	$2.34	26d	1	1.08mi
124-14 Metropolitan Ave Unit 2F Kew Gardens, NY	2.0	1.0	850	$2,900	$3.41	26d	1	1.08mi
11007 73rd Rd Forest Hills, NY	1.0	1.0	950	$1,800	$1.89	20d	1	1.09mi
11019 72nd Rd Unit 1B Forest Hills, NY	1.0	1.0	750	$3,200	$4.27	15d	1	1.12mi
148-37 88th Ave Queens, NY	2.0	2.0	900	$3,500	$3.89	26d	1	1.12mi
76-40 170th St #1 Flushing, NY	2.0	1.0	924	$2,800	$3.03	0d	1	1.13mi
8321 Lefferts Blvd Kew Gardens, NY	—	1.0	550	$2,100	$3.82	26d	1	1.16mi
10919 72nd Rd Unit 6F Forest Hills, NY	1.0	1.0	696	$3,485	$5.01	12d	1	1.19mi
12401 Hillside Ave Richmond Hill, NY	2.0	1.0	800	$2,700	$3.38	0d	1	1.20mi
11624 Grosvenor Ln Unit 11D Richmond Hill, NY	2.0	2.0	950	$3,200	$3.37	26d	1	1.21mi
14836 89th Ave Unit 3C Jamaica, NY	1.0	1.0	673	$2,900	$4.31	26d	1	1.22mi

HOA detail condo

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

Listing history 49 events

1. 2026-06-21
   days on market $249,999 Active 37 DOM
2. 2026-06-18
   days on market $249,999 Active 34 DOM
3. 2026-06-17
   days on market $249,999 Active 33 DOM
4. 2026-06-16
   days on market $249,999 Active 32 DOM
5. 2026-06-15
   days on market $249,999 Active 31 DOM
6. 2026-06-13
   days on market $249,999 Active 29 DOM
7. 2026-06-10
   days on market $249,999 Active 25 DOM
8. 2026-06-08
   days on market $249,999 Active 24 DOM
9. 2026-06-08
   days on market $249,999 Active 23 DOM
10. 2026-06-04
    days on market $249,999 Active 20 DOM
11. 2026-06-03
    days on market $249,999 Active 19 DOM
12. 2026-06-02
    days on market $249,999 Active 18 DOM
13. 2026-06-01
    days on market $249,999 Active 17 DOM
14. 2026-06-01
    price $249,999 Active 16 DOM
15. 2026-05-31
    days on market $265,000 Active 16 DOM
16. 2026-05-15
    listed $265,000 Active
17. 2026-04-07
    listed $265,000 Active
18. 2026-04-06
    historical
19. 2026-03-18
    listed $249,999 Active
20. 2026-03-18
    historical
21. 2026-02-02
    listed $249,999 Active
22. 2026-02-01
    historical
23. 2025-12-12
    price $265,000
24. 2025-10-24
    listed $269,000 Active
25. 2025-10-21
    historical
26. 2025-10-21
    historical
27. 2025-07-25
    listed $269,000 Active
28. 2025-07-25
    listed $269,000 Active
29. 2025-07-01
    historical
30. 2025-05-06
    listed $268,000 Active
31. 2025-05-05
    price $283,000
32. 2025-05-05
    historical
33. 2025-03-24
    price $255,000
34. 2025-01-01
    status Active
35. 2025-01-01
    historical
36. 2024-08-29
    listed $283,000 Active
37. 2024-08-09
    price $255,000
38. 2024-06-26
    price $269,000
39. 2024-05-08
    listed $289,000 Active
40. 2024-04-18
    historical
41. 2024-04-01
    price $268,888
42. 2024-04-01
    price $268,888
43. 2024-03-27
    price $279,888
44. 2024-03-03
    historical
45. 2024-03-01
    listed $299,000 Active
46. 2024-02-24
    price $293,888
47. 2023-08-18
    price $298,888
48. 2023-05-31
    price $338,888
49. 2023-04-27
    listed $358,888 Active

ⓘ 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 ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 53% 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: $30,051
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,404
• − Management: −$2,404
• − HOA: −$9,216
• − Depreciation: −$7,273
• Taxable loss: −$10,249
• Est. tax savings @ 24.0%: +$2,460
• After-tax cash flow: $-3,748/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): 40,923
• Household income: $75,061
• Rent vs Own: 49.5% rent · 50.5% own
• Severe rent burden: 2010.0

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 0.72)
• Race & ethnicity: White 42% Asian 25% Hispanic / Latino 19% Black 7% Two or more races 7%
• Hispanic origin (detail): Puerto Rican 3% Dominican 6%
• Common ancestry: Scotch-Irish 5% Romanian 3% Hispanic 1%
• Foreign-born: 41% · China, Canada, Jamaica
• Languages at home: 41% English-only · Chinese 16% Spanish 15% Russian/Polish/Slavic 9%

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: ▼ -211.36%
• Current HPI: 220.6177
• 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

-26.2% since first listed

34 events — show timeline

• 2026-05-15 Listed $265,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-07 Listed $265,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-06 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-03-18 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-03-18 Listed $249,999 OneKey® MLS as Distributed by MLS Grid
• 2026-02-02 Listed $249,999 OneKey® MLS as Distributed by MLS Grid
• 2026-02-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-12-12 Price Changed $265,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-24 Listed $269,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-21 Listing Removed — SIBORMLS
• 2025-10-21 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-07-25 Listed $269,000 SIBORMLS
• 2025-07-25 Listed $269,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-05-06 Listed $268,000 OneKey® MLS as Distributed by MLS Grid
• 2025-05-05 Price Changed $283,000 OneKey® MLS as Distributed by MLS Grid
• 2025-05-05 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-03-24 Price Changed $255,000 OneKey® MLS as Distributed by MLS Grid
• 2025-01-01 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-01-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-08-29 Listed $283,000 OneKey® MLS as Distributed by MLS Grid
• 2024-08-09 Price Changed $255,000 OneKey® MLS as Distributed by MLS Grid
• 2024-06-26 Price Changed $269,000 OneKey® MLS as Distributed by MLS Grid
• 2024-05-08 Listed $289,000 OneKey® MLS as Distributed by MLS Grid
• 2024-04-18 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-04-01 Price Changed $268,888 BNYMLS
• 2024-04-01 Price Changed $268,888 OneKey® MLS as Distributed by MLS Grid
• 2024-03-27 Price Changed $279,888 OneKey® MLS as Distributed by MLS Grid
• 2024-03-03 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-03-01 Listed $299,000 OneKey® MLS as Distributed by MLS Grid
• 2024-02-24 Price Changed $293,888 OneKey® MLS as Distributed by MLS Grid
• 2023-08-18 Price Changed $298,888 OneKey® MLS as Distributed by MLS Grid
• 2023-05-31 Price Changed $338,888 OneKey® MLS as Distributed by MLS Grid
• 2023-04-27 Listed $358,888 OneKey® MLS as Distributed by MLS Grid