83-85 Woodhaven Blvd Unit 3M · New York, NY 11421

$299,000

2 bd · 1.0 ba · 1,000 sqft · Condo · 84 Days on market

Built 1952

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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 +19.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• 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

Listing remarks

Great Development In Queens , Surrounded On Three Sides By Forest Park. O Low Maintenance Includes All Utilities O Close To Golf, Tennis, Running Track, Cross Country Trails, Bicycle Trails O Near To Train, Buses, Schools . O 100% Owner Occupied WALL TO WALL CARPETING WITH PADDING IS MANDATORY! or sound proofing floor, Additional information:Features:Lr/Dr

Key facts

• Near to train
• Close to golf
• Close to tennis

Tags

• CLOSE TO GOLF
• CLOSE TO TENNIS
• CLOSE TO RUNNING TRACK
• CLOSE TO CROSS COUNTRY TRAILS
• CLOSE TO BICYCLE TRAILS
• NEAR TO TRAIN

Property features AI

Finance

• HOA & community: Cooperative ownership (co-op)

Exterior

• Parking: No carport; Parking waitlist
• Utilities: Public sewer; Natural gas connected; Water connected; Sewer connected
• Home design: Stock cooperative; Updated/remodeled; Six-story building; One level unit; Entry on level 3
• Construction: Brick construction
• Exterior features: Brick exterior; Not waterfront

Interior

• Kitchen: Dishwasher; Gas range; Refrigerator
• Bedrooms: One level (entry level 3)
• Flooring: Wood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Wall/window air conditioning unit(s)
• Interior features: First-floor bedroom; Eat-in kitchen; Primary bathroom

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $299k.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $299k).
• Recommended offer: $281k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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.
• Market conditions: 140 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 40% 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 $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.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 5 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 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 51% chance of damaging wind over 30y; extreme-heat days projected 6→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $281,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
9. 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.
10. 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: 1.02% ✓
• Cap rate: 7.66%
• Cash-on-cash: 4.88%
• DSCR: 1.22
• GRM: 8.2

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: -8.7%
• Equity multiple: 0.68×
• Total profit: $-26,724
• Equity at exit: $44,582

10-year hold

• IRR: 0.8%
• Equity multiple: 1.06×
• Total profit: $4,833
• Equity at exit: $25,852

Cash invested: $83,720 (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: 140
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $3,046 high
• Mortgage (P&I): −$1,568
• Tax est. 1.5%: −$374 /mo · $4,485/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$640
• Net cashflow: $340

Break-even live

Break-even rent $2,616

Max offer price $299,000

Occupancy floor 84%

Sensitivity live

Price	-10% $547	-5% $444	+0% $340	+5% $237	+10% $134
Rent	-10% $100	-5% $220	+0% $340	+5% $461	+10% $581
Rate	-1.0pp $491	-0.5pp $416	base $340	+0.5pp $263	+1.0pp $184

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
84-40 98th St Unit 2FL Woodhaven, NY	3.0	2.0	1200	$3,300	$2.75	21d	1	0.03mi
8456 98th St Woodhaven, NY	1.0	1.0	1092	$2,500	$2.29	11d	1	0.06mi
88-39 82nd Ave Unit 1 Flushing, NY	3.0	1.0	1150	$3,850	$3.35	25d	1	0.43mi
85-20 85th Rd Unit 2nd Floor Jamaica, NY	3.0	1.0	1100	$3,200	$2.91	19d	1	0.46mi
94-17 90th Ave Unit 2nd Floor Jamaica, NY	3.0	2.0	1040	$3,000	$2.88	8d	1	0.56mi
88-23 85th St Unit 1L Jamaica, NY	3.0	1.0	1000	$3,300	$3.30	25d	1	0.69mi
78-68 84th St Unit 2 Flushing, NY	2.0	1.0	800	$3,500	$4.38	25d	1	0.76mi
76-09 88th Ave Unit 1 Woodhaven, NY	3.0	2.0	960	$3,700	$3.85	21d	1	0.93mi
8371 116th St Jamaica, NY	1.0	1.0	688	$2,725	$3.96	6d	2	0.94mi
8371 116th St Unit 7C Richmond Hill, NY	1.0	1.0	800	$2,600	$3.25	0d	1	0.94mi
88-18 77th St Unit 2 Jamaica, NY	3.0	1.0	913	$3,295	$3.61	25d	1	0.95mi
11624 Grosvenor Ln Unit 11D Richmond Hill, NY	2.0	2.0	950	$3,200	$3.37	25d	1	1.02mi
83-60 118th St Unit 4F Kew Gardens, NY	2.0	1.0	800	$2,500	$3.12	25d	1	1.02mi
90-18 77th St Unit 2 Jamaica, NY	3.0	1.0	913	$3,295	$3.61	25d	1	1.04mi
8383 118th St Kew Gardens, NY	1.0–2.0	1.0–1.5	900	$3,200	$3.56	25d	2	1.06mi
83-83 118th St Unit 2E Kew Gardens, NY	2.0	1.5	1000	$3,200	$3.20	15d	1	1.06mi
97-56 105th St #2 Ozone Park, NY	3.0	2.0	1000	$3,811	$3.81	25d	1	1.11mi
91-04 75th St Unit 2 Jamaica, NY	3.0	1.0	800	$3,700	$4.62	25d	1	1.16mi
12015 Jamaica Ave Unit 2 Jamaica, NY	2.0	1.0	700	$2,200	$3.14	25d	1	1.19mi
67-49 Juno St Unit 1 Flushing, NY	3.0	2.0	1400	$4,500	$3.21	6d	1	1.23mi
67-12 Juno St Unit Duplex Flushing, NY	3.0	2.0	1400	$4,500	$3.21	25d	1	1.25mi
122-08 Hillside Ave Unit 2 Jamaica, NY	2.0	1.0	700	$2,500	$3.57	25d	1	1.26mi
150 Greenway Ter Forest Hills, NY	1.0–2.0	1.0	937	$4,300	$4.59	0d	2	1.27mi
150 Greenway Ter Forest Hills, NY	1.0–2.0	1.0	937	$4,300	$4.59	21d	2	1.27mi
8711 123rd St Richmond Hill, NY	3.0	1.0	1000	$3,000	$3.00	4d	1	1.32mi
123-16 Hillside Ave Unit 1st Fl Jamaica, NY	2.0	1.0	869	$2,700	$3.11	25d	1	1.32mi
12401 Hillside Ave Richmond Hill, NY	2.0	1.0	800	$2,700	$3.38	0d	1	1.34mi
124-14 Metropolitan Ave Unit 2F Kew Gardens, NY	2.0	1.0	850	$2,900	$3.41	25d	1	1.34mi
7540 Austin St Unit 4HR Forest Hills, NY	1.0	1.0	841	$2,600	$3.09	0d	1	1.40mi
10541 90th St Ozone Park, NY	3.0	2.0	1264	$4,111	$3.25	25d	1	1.41mi
8329 Talbot St Kew Gardens, NY	3.0	2.0	1300	$2,800	$2.15	25d	1	1.44mi
11007 73rd Rd Forest Hills, NY	1.0	1.0	950	$1,800	$1.89	19d	1	1.47mi

HOA detail condo

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

Listing history 22 events

1. 2026-06-21
   days on market $299,000 Active 84 DOM
2. 2026-06-18
   days on market $299,000 Active 81 DOM
3. 2026-06-17
   days on market $299,000 Active 80 DOM
4. 2026-06-15
   days on market $299,000 Active 78 DOM
5. 2026-06-13
   days on market $299,000 Active 76 DOM
6. 2026-06-10
   days on market $299,000 Active 72 DOM
7. 2026-06-08
   days on market $299,000 Active 71 DOM
8. 2026-06-08
   days on market $299,000 Active 70 DOM
9. 2026-06-04
   days on market $299,000 Active 67 DOM
10. 2026-06-03
    days on market $299,000 Active 66 DOM
11. 2026-06-01
    days on market $299,000 Active 64 DOM
12. 2026-05-31
    days on market $299,000 Active 63 DOM
13. 2026-04-28
    status Active
14. 2026-02-19
    status Pending
15. 2026-01-20
    listed $299,000 Active
16. 2025-11-10
    status Pending
17. 2025-11-10
    historical
18. 2025-10-21
    historical
19. 2025-10-20
    listed $299,999 Active
20. 2025-09-18
    status Active
21. 2025-07-21
    status Pending
22. 2025-06-27
    listed $299,999 Active

ⓘ 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 6/10 Major 6 d/yr ≥99°F today · 13 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: $36,558
• − Mortgage interest: −$16,749
• − Property taxes: −$4,485
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,925
• − Management: −$2,925
• − Depreciation: −$8,698
• Taxable loss: −$718
• Est. tax savings @ 24.0%: +$172
• After-tax cash flow: $4,257/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): 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

-0.3% since first listed

10 events — show timeline

• 2026-04-28 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-02-19 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-01-20 Listed $299,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-10 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-11-10 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-10-21 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-10-20 Listed $299,999 OneKey® MLS as Distributed by MLS Grid
• 2025-09-18 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-07-21 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-06-27 Listed $299,999 OneKey® MLS as Distributed by MLS Grid