14590 222nd St · New York, NY 11413

$786,400

12 bd · 7.0 ba · 1,925 sqft · MultiFamily public records · 111 Days on market

Built 1950 3,800 sqft lot

---

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 +15.0/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• DSCR +4.6/10.0
• Livability +3.8/5.0
• 1% rule +3.4/10.0
• 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: 2 units. confirmed

Listing remarks

Opportunity to own a duplex in the heart of Rosedale community blocks away from JFK airport, Brookville Park, Idlewild Park and quick access to Belt Parkway. This duplex has a total of 6 bedrooms and 3.5 baths and sits on a 3,800 square feet lot. Property is sold “as is” with NO property disclosures, NO inspection reports, NO interior photos, NO lease in place, NO access- The seller does not represent or guarantee occupancy status. NO VIEWINGS of this property. Please DO NOT DISTURB the occupant. Buyer is responsible for obtaining possession of the property upon closing.

Key facts

• Rosedale community
• 3,800 sq ft lot
• Built 1950

Tags

• ROSEDALE COMMUNITY
• QUICK ACCESS TO BELT PARKWAY

Property features AI

Exterior

• Parking: No carport; No designated parking
• Utilities: Public sewer; Utilities: see remarks
• Home design: Duplex
• Construction: Frame construction
• Exterior features: Frame construction; Not waterfront

Interior

• Bedrooms: Two 3-bedroom units
• Bathrooms: Four full bathrooms
• Heating & cooling: Central air conditioning; Other heating
• Interior features: Finished full basement; Fireplace

What this means for you Summary

Snapshot

• This is a 2 × 6.0-bed/3.5-bath units multifamily listed at $786k.

Deal economics

• At list price, monthly cash flow is $184 ($2k/yr) — positive. Per door: $92/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 $663k (15.7% below list).
• Recommended offer: $663k (15.7% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: 197 active listings in the ZIP; 5,302 units permitted in Queens County in 2024 (4,918 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $24k 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 111 days — a 9% lower offer ($716k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $146k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 69% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $662,600 (15.7% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 16% 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 0.84% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.37%
• DSCR: 1.06
• GRM: 9.9

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: -14.7%
• Equity multiple: 0.47×
• Total profit: $-115,823
• Equity at exit: $117,255

10-year hold

• IRR: -6.1%
• Equity multiple: 0.61×
• Total profit: $-86,288
• Equity at exit: $67,993

Cash invested: $220,192 (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 11413

• Active inventory: 197
• Price-to-rent: 19.8×

Monthly cashflow live

• Estimated rent: $6,626 medium
• Mortgage (P&I): −$4,124
• Tax from tax record: −$532 /mo · $6,385/yr
• Insurance: −$328
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,391
• Net cashflow: $184

Break-even live

Break-even rent $6,393

Max offer price $786,400

Occupancy floor 92%

Sensitivity live

Price	-10% $630	-5% $407	+0% $184	+5% $-38	+10% $-261
Rent	-10% $-339	-5% $-77	+0% $184	+5% $446	+10% $708
Rate	-1.0pp $580	-0.5pp $384	base $184	+0.5pp $-19	+1.0pp $-227

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

Units	Beds	Baths	Est. rent
▸ 2× units	6.0	3.5	$6,626
Total (2 units)			$6,626

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: $196,600
• Closing costs: $23,592
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-08
   statusdays on market $786,400 Pending 111 DOM
2. 2026-06-04
   days on market $786,400 Active 107 DOM
3. 2026-06-03
   days on market $786,400 Active 106 DOM
4. 2026-06-01
   days on market $786,400 Active 104 DOM
5. 2026-05-31
   days on market $786,400 Active 103 DOM
6. 2026-05-05
   price $786,400
7. 2026-04-28
   price $813,000
8. 2026-03-27
   price $845,300
9. 2026-03-09
   price $906,300
10. 2026-02-17
    listed $932,800 Active
11. 2024-03-11
    status Pending
12. 2023-12-18
    price $985,000
13. 2023-12-12
    price $1,100,000
14. 2023-12-12
    status Active
15. 2023-10-24
    historical
16. 2023-10-24
    historical
17. 2023-09-22
    status Active
18. 2023-09-06
    price $989,999
19. 2023-08-17
    listed $959,000 Active
20. 2006-02-13
    soldstatus $737,520
21. 2003-09-17
    soldstatus $296,800
22. 1990-04-25
    soldstatus $167,000

ⓘ 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: $6,385 · $532/mo
• Projected year-2 tax: $9,837 · $820/mo
• Expected delta: +$3,453/yr (+$288/mo · 54.1%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% 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: $79,512
• − Mortgage interest: −$44,051
• − Property taxes: −$6,385
• − Insurance: −$4,730
• − Repairs & maintenance: −$6,361
• − Management: −$6,361
• − Depreciation: −$22,877
• Taxable loss: −$11,252
• Est. tax savings @ 24.0%: +$2,700
• After-tax cash flow: $4,913/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
• City population: 7,731,280
• Population (ZIP): 45,072

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 Black (84%)
• Race & ethnicity: Black 84% Hispanic / Latino 9% Two or more races 4% Asian 2% White 1%
• Hispanic origin (detail): Puerto Rican 3% Dominican 3%
• Common ancestry: Hispanic 6%
• Foreign-born: 39% · Canada, Mexico
• Languages at home: 84% English-only · French/Haitian/Cajun 7% Spanish 6% Other Indo-European 1%

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: ▼ -390.89%
• Current HPI: 311.5327
• Rent YoY: —
• Metro: —
• 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

+370.9% since first listed

17 events — show timeline

• 2026-05-05 Price Changed $786,400 OneKey® MLS as Distributed by MLS Grid
• 2026-04-28 Price Changed $813,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-27 Price Changed $845,300 OneKey® MLS as Distributed by MLS Grid
• 2026-03-09 Price Changed $906,300 OneKey® MLS as Distributed by MLS Grid
• 2026-02-17 Listed $932,800 OneKey® MLS as Distributed by MLS Grid
• 2024-03-11 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-12-18 Price Changed $985,000 OneKey® MLS as Distributed by MLS Grid
• 2023-12-12 Price Changed $1,100,000 OneKey® MLS as Distributed by MLS Grid
• 2023-12-12 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2023-10-24 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2023-10-24 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2023-09-22 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2023-09-06 Price Changed $989,999 OneKey® MLS as Distributed by MLS Grid
• 2023-08-17 Listed $959,000 OneKey® MLS as Distributed by MLS Grid
• 2006-02-13 Sold (Public Records) $737,520 Public Records
• 2003-09-17 Sold (Public Records) $296,800 Public Records
• 1990-04-25 Sold (Public Records) $167,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $6,385 · -2.4% YoY. Source: county tax records.