177-33 106th RD Rd · New York, NY 11433

$300,000

5 bd · 2.5 ba · 1,600 sqft · MultiFamily public records · 15 Days on market

Built 1930 2,500 sqft lot

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Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Nice 2 Family Needs Work. In The Heart Of Jamaica. , Additional information: Appearance :Good, Interior property needs work

Key facts

• 2,500 sq ft lot
• Built 1930
• Listed 15 days

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath multifamily listed at $300k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $300k).
• Recommended offer: $296k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.4% 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: 120 active listings in the ZIP; 4 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).
• At $4,310/mo this rent would consume 67% of the median local household income ($78k/yr) (locally 1701% 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 $9k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $84k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 50% 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 $295,500 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.44% ✓
• Cap rate: 11.44%
• Cash-on-cash: 18.38%
• DSCR: 1.82
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $795,200
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
177-50 106th Ave	0.04mi	6/2.0 (+1)	1,600 (0%)	1mo	$975,000	$609	90
17757 106th Ave	0.07mi	5/2.0	1,600 (0%)	12mo	$630,000	$394	85
91-14 182nd St	0.45mi	5/3.0	1,590 (-1%)	4mo	$970,000	$610	72
17124 104th Ave	0.34mi	6/3.0 (+1)	1,696 (+6%)	10mo	$720,000	$425	59
108-50 171st Pl	0.42mi	5/2.0	1,440 (-10%)	10mo	$502,500	$349	54
188-25 Mangin Ave	0.70mi	5/4.0	1,680 (+5%)	2mo	$835,000	$497	52
8908 182nd St	0.61mi	4/2.0 (-1)	1,831 (+14%)	4mo	$850,000	$464	37
10702 165th St	0.65mi	5/3.0	1,830 (+14%)	9mo	$965,000	$527	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 10.1%
• Equity multiple: 1.40×
• Total profit: $33,404
• Equity at exit: $44,731

10-year hold

• IRR: 19.2%
• Equity multiple: 2.61×
• Total profit: $134,956
• Equity at exit: $25,939

Cash invested: $84,000 (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 11433

• Active inventory: 120
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $4,310 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$420 /mo · $5,045/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$905
• Net cashflow: $1,286

Break-even live

Break-even rent $2,682

Max offer price $300,000

Occupancy floor 65%

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18334 Fonda Ave Saint Albans, NY	4.0	1.0	1080	$4,000	$3.70	17d	1	0.46mi
175-44 88th Ave Jamaica, NY	4.0	1.5	1850	$4,550	$2.46	3d	1	0.67mi
11542 175th St Unit 2 Queens, NY	4.0	2.0	1650	$4,200	$2.55	24d	1	0.94mi
147-31 109th Ave Unit 2 Jamaica, NY	4.0	2.0	1736	$3,500	$2.02	24d	1	1.34mi

Listing history 9 events

1. 2025-08-15
   status Pending
2. 2025-07-31
   listed $300,000 Active
3. 2025-02-24
   listed $350,000 Active
4. 2009-09-09
   soldstatus $560,000
5. 2004-09-16
   soldstatus $26,457
6. 2002-08-02
   soldstatus $355,000
7. 2002-05-31
   soldstatus $208,000
8. 1995-08-02
   soldstatus $184,000
9. 1990-05-31
   soldstatus $60,000

ⓘ 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: $5,045 · $420/mo
• Projected year-2 tax: $5,058 · $421/mo
• Expected delta: +$12/yr (+$1/mo · 0.2%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 50% 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: $51,721
• − Mortgage interest: −$16,805
• − Property taxes: −$5,045
• − Insurance: −$1,500
• − Repairs & maintenance: −$4,138
• − Management: −$4,138
• − Depreciation: −$8,727
• Taxable income: $11,368
• Est. tax owed @ 24.0%: −$2,728
• After-tax cash flow: $12,707/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): 37,884
• Household income: $77,519
• Rent vs Own: 52.6% rent · 47.4% own
• Severe rent burden: 1701.0

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 0.65)
• Race & ethnicity: Black 55% Asian 17% Hispanic / Latino 13% Two or more races 5% White 2% Native American 1%
• Hispanic origin (detail): Puerto Rican 3% Dominican 4%
• Common ancestry: Hispanic 2%
• Foreign-born: 42% · Canada, China, United Kingdom
• Languages at home: 69% English-only · Other Indo-European 13% Spanish 11% French/Haitian/Cajun 4%

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: ▼ -250.63%
• Current HPI: 383.7055
• 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

+400.0% since first listed

9 events — show timeline

• 2025-08-15 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-07-31 Listed $300,000 OneKey® MLS as Distributed by MLS Grid
• 2025-02-24 Listed $350,000 OneKey® MLS as Distributed by MLS Grid
• 2009-09-09 Sold (Public Records) $560,000 Public Records
• 2004-09-16 Sold (Public Records) $26,457 Public Records
• 2002-08-02 Sold (Public Records) $355,000 Public Records
• 2002-05-31 Sold (Public Records) $208,000 Public Records
• 1995-08-02 Sold (Public Records) $184,000 Public Records
• 1990-05-31 Sold (Public Records) $60,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $5,045 · +3.4% YoY. Source: county tax records.