49-18 103rd St · New York, NY 11368

$1,400,000

24 bd · 16.0 ba · 2,500 sqft · MultiFamily public records · 181 Days on market

Built 1920 2,500 sqft lot

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Why this score? — see what drove the C+ 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 +21.8/30.0
• Appreciation +8.7/10.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• Schools +5.0/10.0
• 1% rule +4.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

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

Listing remarks

Well-maintained 4-family home in the heart of Corona! Featuring a total of 6 bedrooms and 4 bathrooms, this property offers an excellent investment opportunity with strong rental potential. Spacious layout, bright interiors, and a highly convenient location close to parks, supermarkets, shopping, and public transportation. Perfect for both end-users and investors looking for stable income and long-term growth in a high-demand neighborhood.

Key facts

• 2,500 sq ft lot
• 3 garage spots
• Built 1920

Property features AI

Finance

• Financial info: Tax year 2024

Exterior

• Parking: Garage; 3 garage spaces; No carport
• Utilities: Public sewer; Cable available; Electricity available; Natural gas available; Phone available; Trash collection (public); Public water available
• Home design: Quadruplex
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Bedrooms: Two 3-bedroom units
• Bathrooms: Four full bathrooms
• Heating & cooling: Natural gas heating; Other heating; Wall/window air conditioning units
• Interior features: Finished full basement; Other interior features

What this means for you Summary

Snapshot

• This is a 4 × 6-bed/?-bath units multifamily listed at $1.40M.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive. Per door: $544/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 $1.37M (2.2% below list).
• Recommended offer: $1.23M (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: Ps 16 Nancy Debenedittis School (The) (math 44% / reading 52%, grade D, #1,185 of 2,108 statewide, top 56%, 1,058 students, 92% FRL); Is 61 Leonardo Da Vinci (math 37% / reading 44%, grade F, #407 of 729 statewide, top 56%, 2,079 students, 94% FRL); Midwood High School (math 94% / reading 96%, grade A+, #83 of 1,100 statewide, top 8%, 4,062 students, 73% FRL).
• Market conditions: 244 active listings in the ZIP; 5,302 units permitted in Queens County in 2024 (4,918 in 5+ unit buildings).

Forward outlook

• In year one you build about $113k of equity ($10k loan paydown + $104k appreciation (7.4% local appreciation)).
• Queens County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (7.4% appreciation + 3.0% rent growth), your $392k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$181k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($1.23M) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 9y 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 $950k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• 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 $1,232,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 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. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
10. 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.
11. 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: 0.98% ✗
• Cap rate: 8.16%
• Cash-on-cash: 6.66%
• DSCR: 1.30
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.4% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.8%
• Equity multiple: 2.69×
• Total profit: $661,563
• Equity at exit: $1,006,955

10-year hold

• IRR: 21.9%
• Equity multiple: 5.63×
• Total profit: $1,815,804
• Equity at exit: $1,947,048

Cash invested: $392,000 (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 11368

• Home prices YoY: 2.7%
• Active inventory: 244
• Price-to-rent: 34.1×

Monthly cashflow live

• Estimated rent: $13,696 medium
• Mortgage (P&I): −$7,342
• Tax from tax record: −$720 /mo · $8,636/yr
• Insurance: −$583
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,876
• Net cashflow: $2,175

Break-even live

Break-even rent $10,943

Max offer price $1,400,000

Occupancy floor 79%

Sensitivity live

Price	-10% $2,968	-5% $2,571	+0% $2,175	+5% $1,779	+10% $1,383
Rent	-10% $1,093	-5% $1,634	+0% $2,175	+5% $2,716	+10% $3,257
Rate	-1.0pp $2,880	-0.5pp $2,531	base $2,175	+0.5pp $1,812	+1.0pp $1,443

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

Units	Beds	Baths	Est. rent
▸ 4× units	6	—	$13,696
Total (4 units)			$13,696

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: $350,000
• Closing costs: $42,000
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2025-11-26
   listed $1,400,000 Active
2. 2024-07-30
   historical
3. 2023-11-03
   listed $1,480,000 Active
4. 2020-03-16
   soldstatus $950,000
5. 2019-11-22
   historical
6. 2019-11-22
   price $1,030,000
7. 2019-08-14
   price $1,330,000
8. 2019-02-22
   listed $1,380,000 New
9. 2019-02-17
   historical
10. 2018-08-17
    listed $1,380,000 New
11. 2018-02-19
    historical
12. 2017-07-19
    listed $1,290,000 New
13. 2017-07-14
    historical
14. 2017-07-14
    historical
15. 2017-05-01
    price $1,300,000
16. 2017-03-14
    listed $1,380,000 New
17. 2017-03-14
    listed $1,380,000 New
18. 2011-06-09
    soldstatus $497,000
19. 1993-12-22
    soldstatus $185,000
20. 1992-10-27
    soldstatus $229,000
21. 1988-03-21
    soldstatus $300,000
22. 1987-07-21
    soldstatus $185,000

ⓘ 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: $8,636 · $720/mo
• Projected year-2 tax: $16,148 · $1,346/mo
• Expected delta: +$7,512/yr (+$626/mo · 87.0%)

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

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 · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $164,352
• − Mortgage interest: −$78,422
• − Property taxes: −$8,636
• − Insurance: −$7,000
• − Repairs & maintenance: −$13,148
• − Management: −$13,148
• − Depreciation: −$40,727
• Taxable income: $3,270
• Est. tax owed @ 24.0%: −$785
• After-tax cash flow: $25,316/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): 105,716
• Household income: $72,270
• Rent vs Own: 76.9% rent · 23.1% own
• Severe rent burden: 6817.0

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: Predominantly Hispanic (75%)
• Race & ethnicity: Hispanic / Latino 75% Two or more races 14% Asian 12% Black 8% White 4% Native American 1%
• Hispanic origin (detail): Mexican 20% Puerto Rican 2% Dominican 14%
• Foreign-born: 60% · Canada, China, Jamaica
• Languages at home: 15% English-only · Spanish 70% Chinese 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: ▲ 7.40%
• Current HPI: 282.8276
• 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

+656.8% since first listed

22 events — show timeline

• 2025-11-26 Listed $1,400,000 OneKey® MLS as Distributed by MLS Grid
• 2024-07-30 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2023-11-03 Listed $1,480,000 OneKey® MLS as Distributed by MLS Grid
• 2020-03-16 Sold (Public Records) $950,000 Public Records
• 2019-11-22 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2019-11-22 Price Changed $1,030,000 OneKey® MLS as Distributed by MLS Grid
• 2019-08-14 Price Changed $1,330,000 OneKey® MLS as Distributed by MLS Grid
• 2019-02-22 Listed $1,380,000 OneKey® MLS as Distributed by MLS Grid
• 2019-02-17 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2018-08-17 Listed $1,380,000 OneKey® MLS as Distributed by MLS Grid
• 2018-02-19 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2017-07-19 Listed $1,290,000 OneKey® MLS as Distributed by MLS Grid
• 2017-07-14 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2017-07-14 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2017-05-01 Price Changed $1,300,000 OneKey® MLS as Distributed by MLS Grid
• 2017-03-14 Listed $1,380,000 OneKey® MLS as Distributed by MLS Grid
• 2017-03-14 Listed $1,380,000 OneKey® MLS as Distributed by MLS Grid
• 2011-06-09 Sold (Public Records) $497,000 Public Records
• 1993-12-22 Sold (Public Records) $185,000 Public Records
• 1992-10-27 Sold (Public Records) $229,000 Public Records
• 1988-03-21 Sold (Public Records) $300,000 Public Records
• 1987-07-21 Sold (Public Records) $185,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $8,636 · +6.9% YoY. Source: county tax records.