43-25 Douglaston Pkwy Unit 2B · New York, NY 11363

$258,000

1 bd · 1.0 ba · 800 sqft · Condo public records · 12 Days on market

Built 1961

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.6/30.0
• 1% rule +5.3/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bright And Sunny Jr. 4, Renovated Kitchen And New Appliance. Convenient To Lirr And Northern Blvd.

Key facts

• Dining area
• Home office space
• Garage

Tags

• RENOVATED AND UPDATED
• DINING AREA
• HOME OFFICE SPACE
• LAUNDRY ROOM IN THE BUILDING
• PARKING READILY AVAILABLE

Property features AI

Finance

• HOA & community: Has association

Exterior

• Parking: Assigned parking; Garage parking available; On-street parking; Waitlist for parking
• Utilities: Public sewer; Electricity connected; Water connected; Public trash collection
• Home design: Stock cooperative; One level unit within a 6-story building; Entry level: 2
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront; Near public transit, schools, and shops; Clubhouse in the community

Interior

• Kitchen: Dishwasher; Oven; Refrigerator
• Bedrooms: 4 total rooms (includes bedrooms and living spaces)
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Steam heating; Wall/window air conditioning units
• Interior features: Elevator; Entrance foyer; Second-floor location; No basement; Dining area
• Laundry & utility: Utilities connected: electricity, water, sewer, trash collection

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $258k.

Deal economics

• At list price, monthly cash flow is $-423 ($-5k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $258k).
• Cap rate 4.3% 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.
• 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: 48 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $2k of loan paydown is wiped out by about $8k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 14y ago; this cycle's ask is 3% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $192k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.
• 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 $258,000

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
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: 1.03% ✓
• Cap rate: 4.33%
• Cash-on-cash: -7.02%
• DSCR: 0.69
• GRM: 8.1

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: -28.2%
• Equity multiple: 0.06×
• Total profit: $-68,229
• Equity at exit: $38,469

10-year hold

• IRR: -26.2%
• Equity multiple: -0.27×
• Total profit: $-92,055
• Equity at exit: $22,307

Cash invested: $72,240 (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 11363

• Home prices YoY: -23.3%
• Active inventory: 48
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,664 high
• Mortgage (P&I): −$1,353
• Tax est. 1.5%: −$322 /mo · $3,870/yr
• Insurance: −$108
• HOA est. from 2 same-building comps: −$744
• Vacancy / Maint / Mgmt: −$559
• Net cashflow: $-423

Break-even live

Break-even rent $3,199

Max offer price $196,841

Occupancy floor —

Sensitivity live

Price	-10% $-244	-5% $-334	+0% $-423	+5% $-512	+10% $-601
Rent	-10% $-633	-5% $-528	+0% $-423	+5% $-317	+10% $-212
Rate	-1.0pp $-293	-0.5pp $-357	base $-423	+0.5pp $-490	+1.0pp $-558

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: $64,500
• Closing costs: $7,740
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4420 Douglaston Pkwy Unit 5A Little Neck, NY	2.0	1.0	900	$3,200	$3.56	0d	1	0.08mi
4230 Douglaston Pkwy Little Neck, NY	1.0	1.0	700	$1,800	$2.57	20d	1	0.09mi
4212 Marathon Pkwy Little Neck, NY	1.0	1.0	550	$2,375	$4.32	26d	1	0.44mi
240-53 68th Ave Unit 1st Floor Douglaston, NY	2.0	1.0	900	$2,500	$2.78	26d	1	1.18mi
40-11 214th Pl Unit 2R Bayside, NY	1.0	1.0	650	$2,800	$4.31	6d	1	1.24mi
214-16 40th Ave Unit 3rd Floor Flushing, NY	2.0	1.0	900	$2,800	$3.11	26d	1	1.26mi
232-15 67th Ave Unit 1FL Flushing, NY	2.0	2.0	900	$2,900	$3.22	5d	1	1.29mi
4 Chelsea Pl Apt 3F Great Neck, NY	2.0	2.0	900	$4,600	$5.11	26d	1	1.37mi
141 Great Neck Rd Unit 2G Great Neck, NY	2.0	1.5	1000	$4,250	$4.25	4d	1	1.45mi
50 Knightsbridge Rd Unit 2B Great Neck Plaza, NY	2.0	1.0	850	$3,450	$4.06	6d	1	1.48mi
60 Knightsbridge Rd Unit 3F Great Neck Plaza, NY	2.0	1.0	850	$3,550	$4.18	6d	1	1.48mi
70 Knightsbridge Rd Unit 3F Great Neck Plaza, NY	2.0	1.0	850	$3,450	$4.06	45d	1	1.49mi

HOA detail condo

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

Listing history 8 events

1. 2026-06-21
   days on market $258,000 Active 12 DOM
2. 2026-06-18
   days on market $258,000 Active 9 DOM
3. 2026-06-17
   days on market $258,000 Active 8 DOM
4. 2026-06-16
   days on market $258,000 Active 7 DOM
5. 2026-06-15
   days on market $258,000 Active 6 DOM
6. 2026-06-13
   pricedays on market $258,000 Active 4 DOM
7. 2026-06-10
   remarks 688-char remark
8. 2026-06-10
   listed $249,900 Active 1 DOM

ⓘ 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 ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,964
• − Mortgage interest: −$14,452
• − Property taxes: −$3,870
• − Insurance: −$1,290
• − Repairs & maintenance: −$2,557
• − Management: −$2,557
• − HOA: −$8,928
• − Depreciation: −$7,505
• Taxable loss: −$9,195
• Est. tax savings @ 24.0%: +$2,207
• After-tax cash flow: $-2,865/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): 7,223
• Household income: $125,015
• Rent vs Own: 26.8% rent · 73.2% own
• Severe rent burden: 262.0

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 0.61)
• Race & ethnicity: White 54% Asian 29% Hispanic / Latino 12% Two or more races 12% Native American 1%
• Hispanic origin (detail): Puerto Rican 1% Cuban 1% Dominican 2%
• Common ancestry: Romanian 4% Italian 3% Scotch-Irish 2%
• Foreign-born: 29% · China, Canada, South Korea
• Languages at home: 56% English-only · Chinese 15% Spanish 10% Other Indo-European 8%

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: ▼ -71.14%
• Current HPI: 234.1655
• 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

+15.2% since first listed

10 events — show timeline

• 2026-06-09 Listed $249,900 OneKey® MLS as Distributed by MLS Grid
• 2013-09-24 Sold (MLS) $192,500 OneKey® MLS as Distributed by MLS Grid
• 2013-09-24 Sold (MLS) $192,500 MLSLI
• 2013-06-25 Pending — MLSLI
• 2013-05-16 Listed $212,000 MLSLI
• 2013-05-16 Listed $212,000 OneKey® MLS as Distributed by MLS Grid
• 2013-03-20 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2012-11-27 Listed $217,000 OneKey® MLS as Distributed by MLS Grid
• 2012-10-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2012-04-06 Listed $217,000 OneKey® MLS as Distributed by MLS Grid