83-75 Woodhaven Blvd Unit 2H · New York, NY 11421

$190,000

1 bd · 1.0 ba · 750 sqft · Condo · 36 Days on market

Built 1955 Fair condition ↓ 13% since listing

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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).

• Cash flow +13.4/30.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• DSCR +4.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this wonderfully maintained Coop located just at the heart of Woodhaven, Queens. Featuring one spacious bedroom, with tons of closet space, not only makes this home comfortable, but also convenient. This large unit offers an amazing dining area, and a great living room for relaxation. An eat-in kitchen is positioned right across the dining room, making everyday living nothing but effortless and practical. Located right across from forest park, and easy access to restaurants and public transportation, this unit creates a perfect blend of urban living and comfort. Feel free to contact us today to schedule a showing with this beautiful home!

Key facts

• Living room
• Dining area
• Eat-in kitchen

Tags

• DINING AREA
• LIVING ROOM
• EAT-IN KITCHEN
• ACROSS FROM FOREST PARK
• EASY ACCESS TO RESTAURANTS
• PUBLIC TRANSPORTATION

Property features AI

Finance

• Financial info: Seller will consider exchange or cash financing; Flip tax applies (percentage fee)
• HOA & community: Monthly maintenance: $668.75; Building managed by Ebmg, LLC; Pets are not allowed; Handicap access available; Co-op shares: 300

Exterior

• Parking: Street parking
• Security: Secure lobby; Intercom door
• Utilities: Gas; Heat; Septic; Sewer; Water
• Home design: Detached residential building; Second-floor unit (floor 2)
• Construction: 119-unit building
• Exterior features: Street parking; Secure lobby; Intercom door; Sprinkler system

Interior

• Kitchen: Eat-in kitchen; Includes refrigerator and stove
• Bedrooms: One bedroom on the first floor
• Bathrooms: One full bathroom on the first floor
• Interior features: Refrigerator; Stove; No air conditioning units
• Laundry & utility: Card-operated laundry in building; Resident superintendent on site

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $190k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $3 ($39/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $190k).
• Recommended offer: $184k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.3% 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: 138 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 34% of the median local income ($91k/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 $1k of loan paydown is wiped out by about $6k 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 36 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 51% chance of damaging wind over 30y; extreme-heat days projected 6→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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 1955 — 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: 1.35% ✓
• Cap rate: 6.31%
• Cash-on-cash: 0.07%
• DSCR: 1.00
• GRM: 6.2

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: -15.9%
• Equity multiple: 0.43×
• Total profit: $-30,103
• Equity at exit: $28,330

10-year hold

• IRR: -7.0%
• Equity multiple: 0.55×
• Total profit: $-24,008
• Equity at exit: $16,428

Cash invested: $53,200 (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 11421

• Active inventory: 138
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,568 high
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$238 /mo · $2,850/yr
• Insurance: −$79
• HOA est. from 4 same-building comps: −$712
• Vacancy / Maint / Mgmt: −$539
• Net cashflow: $3

Break-even live

Break-even rent $2,563

Max offer price $190,000

Occupancy floor 95%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8456 98th St Woodhaven, NY	1.0	1.0	1092	$2,500	$2.29	10d	1	0.14mi
78-68 84th St Unit 2 Flushing, NY	2.0	1.0	800	$3,500	$4.38	24d	1	0.68mi
9915 Ascan Ave Forest Hills, NY	2.0	1.0	600	$2,700	$4.50	24d	1	0.85mi
8371 116th St Unit 7C Richmond Hill, NY	1.0	1.0	800	$2,750	$3.44	2d	1	0.97mi
8371 116th St Jamaica, NY	1.0	1.0	688	$2,725	$3.96	5d	2	0.97mi
8375 117th St Richmond Hill, NY	1.0	1.0	650	$2,695	$4.15	24d	1	1.00mi
8375 117th St Unit 5E Richmond Hill, NY	1.0	1.0	650	$2,650	$4.08	12d	1	1.00mi
11624 Grosvenor Ln Unit 11D Richmond Hill, NY	2.0	2.0	950	$3,200	$3.37	24d	1	1.03mi
8380 118th St Unit 2P Kew Gardens, NY	—	1.0	550	$1,900	$3.45	13d	1	1.03mi
83-60 118th St Unit 4F Kew Gardens, NY	2.0	1.0	800	$2,500	$3.12	24d	1	1.04mi
83-83 118th St Unit 2E Kew Gardens, NY	2.0	1.5	1000	$3,200	$3.20	14d	1	1.08mi
8383 118th St Kew Gardens, NY	1.0–2.0	1.0–1.5	900	$2,600	$2.89	24d	2	1.08mi
8321 Lefferts Blvd Kew Gardens, NY	—	1.0	550	$2,100	$3.82	24d	1	1.18mi
91-04 75th St Unit 1 Jamaica, NY	1.0	1.0	600	$2,100	$3.50	24d	1	1.19mi
91-19 75th St #1 Woodhaven, NY	1.0	1.0	600	$2,100	$3.50	7d	1	1.19mi
150 Greenway Ter Forest Hills, NY	1.0–2.0	1.0	937	$3,825	$4.08	20d	2	1.23mi
12015 Jamaica Ave Unit 2 Jamaica, NY	2.0	1.0	700	$2,200	$3.14	24d	1	1.24mi
122-08 Hillside Ave Unit 2 Jamaica, NY	2.0	1.0	700	$2,500	$3.57	24d	1	1.30mi
123-16 Hillside Ave Unit 1st Fl Jamaica, NY	2.0	1.0	869	$2,700	$3.11	24d	1	1.36mi
124-14 Metropolitan Ave Unit 2F Kew Gardens, NY	2.0	1.0	850	$2,900	$3.41	24d	1	1.38mi
7540 Austin St Unit 4HR Forest Hills, NY	1.0	1.0	841	$2,990	$3.56	24d	1	1.38mi
8340 Austin St Unit 7N Kew Gardens, NY	—	1.0	550	$2,000	$3.64	24d	1	1.39mi
6750 Thornton Pl Unit 2U Forest Hills, NY	—	1.0	550	$1,900	$3.45	7d	1	1.42mi
11007 73rd Rd Forest Hills, NY	1.0	1.0	950	$1,800	$1.89	19d	1	1.44mi
10919 72nd Rd Unit 6F Forest Hills, NY	1.0	1.0	696	$3,485	$5.01	11d	1	1.48mi
6725 Dartmouth St Unit 3L Forest Hills, NY	2.0	1.0	800	$2,700	$3.38	24d	1	1.49mi

HOA detail condo

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

Listing history 16 events

1. 2026-06-18
   days on market $190,000 Active 36 DOM
2. 2026-06-17
   days on market $190,000 Active 35 DOM
3. 2026-06-16
   days on market $190,000 Active 34 DOM
4. 2026-06-15
   days on market $190,000 Active 33 DOM
5. 2026-06-13
   days on market $190,000 Active 31 DOM
6. 2026-06-10
   days on market $190,000 Active 27 DOM
7. 2026-06-08
   days on market $190,000 Active 26 DOM
8. 2026-06-08
   days on market $190,000 Active 25 DOM
9. 2026-06-04
   days on market $190,000 Active 22 DOM
10. 2026-06-03
    days on market $190,000 Active 21 DOM
11. 2026-06-02
    days on market $190,000 Active 20 DOM
12. 2026-06-01
    days on market $190,000 Active 19 DOM
13. 2026-05-31
    days on market $190,000 Active 18 DOM
14. 2026-05-12
    listed $190,000 Active
15. 2024-12-05
    price $190,000
16. 2024-08-05
    price $219,000

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 6 d/yr ≥99°F today · 12 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 51% 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: $30,810
• − Mortgage interest: −$10,643
• − Property taxes: −$2,850
• − Insurance: −$950
• − Repairs & maintenance: −$2,465
• − Management: −$2,465
• − HOA: −$8,544
• − Depreciation: −$5,527
• Taxable loss: −$2,634
• Est. tax savings @ 24.0%: +$632
• After-tax cash flow: $672/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 · 8 photos

Fair 45/100 Cosmetic rehab

This Coop unit is in fair condition with some cosmetic updates needed to enhance its resale and rental value. The kitchen and bathroom could be modernized, and the exterior could benefit from painting and landscaping.

Repairs flagged

• Minor Kitchen cabinets — Dated cabinetry could be updated with modern styles.
• Minor Bathroom fixtures — Dated pink tile and fixtures could be replaced with modern ones.
• Moderate Exterior paint — Brick building shows some discoloration and wear that could be addressed.
• Minor Landscaping — Trees and fence appear unkempt and could be pruned and landscaped for better curb appeal.

Value-add opportunities

• Resale Updating the kitchen cabinets and fixtures — Modernizing the kitchen can significantly increase the home's appeal to potential buyers.
• Resale Updating the bathroom fixtures and tile — A modern bathroom can enhance the home's value and attract more buyers.
• Both Painting the exterior — Fresh paint can improve the home's curb appeal and increase both resale and rental value.
• Both Landscaping and maintaining the exterior — A well-maintained exterior can enhance the home's curb appeal and attract more renters and buyers.
• Both Upgrading the HVAC system — A modern HVAC system can improve comfort and energy efficiency, increasing both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Dated cabinetry could be updated with modern styles.	Minor	$500–3,000
Bathroom fixtures · Dated pink tile and fixtures could be replaced with modern ones.	Minor	$500–3,000
Exterior paint · Brick building shows some discoloration and wear that could be addressed.	Moderate	$3,000–15,000
Landscaping · Trees and fence appear unkempt and could be pruned and landscaped for better curb appeal.	Minor	$500–3,000
Total estimated repair cost · 4 items		$4,500–24,000

Value-add ROI direction

• Resale Updating the kitchen cabinets and fixtures — Modernizing the kitchen can significantly increase the home's appeal to potential buyers. ↑
• Resale Updating the bathroom fixtures and tile — A modern bathroom can enhance the home's value and attract more buyers. ↑
• Both Painting the exterior — Fresh paint can improve the home's curb appeal and increase both resale and rental value. ↑
• Both Landscaping and maintaining the exterior — A well-maintained exterior can enhance the home's curb appeal and attract more renters and buyers. ↑
• Both Upgrading the HVAC system — A modern HVAC system can improve comfort and energy efficiency, increasing both resale and rental value. ↑

ⓘ 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
• County: Queens County · 1,914,869 people
• City population: 7,731,280
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 40,612
• Household income: $90,685
• Rent vs Own: 45.2% rent · 54.8% own
• Severe rent burden: 1540.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: Hispanic / Latino 56% Two or more races 24% Asian 20% White 13% Black 4%
• Hispanic origin (detail): Mexican 6% Puerto Rican 9% Dominican 18%
• Common ancestry: Romanian 2%
• Foreign-born: 52% · Canada, China, Jamaica
• Languages at home: 30% English-only · Spanish 46% Chinese 9% Other Indo-European 7%

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: ▼ -409.05%
• Current HPI: 298.1143
• 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

-13.2% since first listed

3 events — show timeline

• 2026-05-12 Listed $190,000 BNYMLS
• 2024-12-05 Price Changed $190,000 BNYMLS
• 2024-08-05 Price Changed $219,000 BNYMLS