39-65 52 St Unit 2H · New York, NY 11377

$335,000

1 bd · 1.0 ba · 650 sqft · Condo · 30 Days on market

Built 1965 Good condition

---

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 +17.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• Schools +5.0/10.0
• 1% rule +4.8/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Appreciation +0.0/10.0

Listing remarks

This bright apartment is located in the well maintained Washington Building an 11-story elevator building on the border of Woodside/Sunnyside. The apartment features a separate kitchen, formal dining area, a spacious living room with large windows, king size bedroom and a full bath. Triple and double 96" high closets Monthly maintenance: Maintenance $542.50/mo. includes electric, cooking gas, heat and a storage closet. Air conditioner monthly surcharge $15.70 per AC. Special Assessment $130./mo until October 2026. Pet friendly (one dog) 25% Down payment This immaculate building offers amenities such as a large laundry room, storage, separate bicycle room, fitness room, recreation/pa

Key facts

• Built 1965
• Listed 29 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public sewer; Electricity connected; Natural gas connected
• Home design: Stock cooperative; One level; Entry level is 2
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Cooktop; Oven; Dishwasher
• Bedrooms: 3 rooms total (entry on level 2)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Wall/window air conditioning units
• Interior features: Original details; Dining area

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $335k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $260 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $329k (1.9% below list).
• Recommended offer: $329k (1.9% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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.
• Market conditions: Rents rising fast (+6.1%/yr); 351 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 5,302 units permitted in Queens County in 2024 (4,918 in 5+ unit buildings).
• At $3,286/mo this rent would consume 54% of the median local household income ($73k/yr) (locally 5474% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 30 days — a 2% lower offer ($330k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $328,592 (1.9% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 7.22%
• Cash-on-cash: 3.32%
• DSCR: 1.15
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.09% rent growth · sell at horizon

5-year hold

• IRR: -7.6%
• Equity multiple: 0.71×
• Total profit: $-27,145
• Equity at exit: $49,950

10-year hold

• IRR: 5.6%
• Equity multiple: 1.47×
• Total profit: $43,972
• Equity at exit: $28,965

Cash invested: $93,800 (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 11377

• Home prices YoY: -28.8%
• Rents YoY: 6.1%
• Active inventory: 351
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $3,286 medium
• Mortgage (P&I): −$1,757
• Tax est. 1.5%: −$419 /mo · $5,025/yr
• Insurance: −$140
• HOA est. from 3 same-building comps: −$21
• Vacancy / Maint / Mgmt: −$690
• Net cashflow: $260

Break-even live

Break-even rent $2,957

Max offer price $335,000

Occupancy floor 87%

Sensitivity live

Price	-10% $491	-5% $376	+0% $260	+5% $144	+10% $28
Rent	-10% $0	-5% $130	+0% $260	+5% $390	+10% $519
Rate	-1.0pp $428	-0.5pp $345	base $260	+0.5pp $173	+1.0pp $85

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34-35 44th St Astoria, NY	1.0–2.0	1.0–2.0	613	$3,576	$5.83	0d	23	0.61mi
3705 30th St Long Island City, NY	2.0	1.0–2.0	700	$4,840	$6.91	11d	3	1.19mi
40-38 82nd St Apt 3C Elmhurst, NY	—	1.0	350	$1,600	$4.57	25d	1	1.48mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: gaselectric
• ⚠ Special-assessment mentions:

  …includes electric, cooking gas, heat and a storage closet. Air conditioner monthly surcharge $15.70 per AC. Special Assessment $130./mo until October 2026. Pet friendly (one dog) 25% Down payment This immaculate building offers amenities such…

Listing history 16 events

1. 2026-06-21
   days on market $335,000 Active 30 DOM
2. 2026-06-18
   days on market $335,000 Active 27 DOM
3. 2026-06-17
   days on market $335,000 Active 26 DOM
4. 2026-06-16
   days on market $335,000 Active 25 DOM
5. 2026-06-15
   days on market $335,000 Active 24 DOM
6. 2026-06-13
   days on market $335,000 Active 22 DOM
7. 2026-06-10
   days on market $335,000 Active 18 DOM
8. 2026-06-08
   days on market $335,000 Active 17 DOM
9. 2026-06-08
   days on market $335,000 Active 16 DOM
10. 2026-06-04
    days on market $335,000 Active 13 DOM
11. 2026-06-03
    days on market $335,000 Active 12 DOM
12. 2026-06-02
    days on market $335,000 Active 11 DOM
13. 2026-06-01
    days on market $335,000 Active 10 DOM
14. 2026-05-31
    days on market $335,000 Active 9 DOM
15. 2026-05-22
    listed $335,000 Active
16. 2026-05-21
    historical $335,000

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 14 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: $39,431
• − Mortgage interest: −$18,765
• − Property taxes: −$5,025
• − Insurance: −$1,675
• − Repairs & maintenance: −$3,154
• − Management: −$3,154
• − HOA: −$252
• − Depreciation: −$9,745
• Taxable loss: −$2,341
• Est. tax savings @ 24.0%: +$562
• After-tax cash flow: $3,679/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

Good 75/100 Cosmetic rehab

This well-maintained, bright apartment in a 11-story elevator building offers a good starting point for a cosmetic renovation to enhance its resale and rental value.

Repairs flagged

• Minor Kitchen cabinets — Standard cabinetry
• Minor Bathroom fixtures — Standard fixtures
• Minor Flooring — Carpet in living areas, hardwood in bedrooms

Value-add opportunities

• Resale Kitchen appliances — Modernizing the kitchen
• Resale Bathroom fixtures — Updating the bathroom
• Both Flooring — Updating the flooring would improve both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Standard cabinetry	Minor	$500–3,000
Bathroom fixtures · Standard fixtures	Minor	$500–3,000
Flooring · Carpet in living areas, hardwood in bedrooms	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale Kitchen appliances — Modernizing the kitchen ↑
• Resale Bathroom fixtures — Updating the bathroom ↑
• Both Flooring — Updating the flooring would improve 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): 81,690
• Household income: $73,073
• Rent vs Own: 70.5% rent · 29.5% own
• Severe rent burden: 5474.0

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 0.67)
• Race & ethnicity: Hispanic / Latino 40% Asian 36% Two or more races 20% White 20% Black 2%
• Hispanic origin (detail): Mexican 12% Puerto Rican 4% Dominican 5%
• Common ancestry: Romanian 2%
• Foreign-born: 56% · Canada, China, Jamaica
• Languages at home: 27% English-only · Spanish 34% Other Indo-European 16% Chinese 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: ▼ -110.83%
• Current HPI: 273.9408
• Rent YoY: ▲ 6.09%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-22 Listed $335,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-21 Coming Soon $335,000 OneKey® MLS as Distributed by MLS Grid