25-40 Shore Blvd Unit 5E · New York, NY 11102

$799,000

2 bd · 2.0 ba · 761 sqft · Condo public records · 133 Days on market

Built 1989 $577/mo HOA · 10% of rent

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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 +8.6/30.0
• ARV discount +7.5/15.0
• Appreciation +5.1/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.3/10.0

Listing remarks

Welcome to 25-40 Shore Boulevard, Residence 5E, a 2-bedroom, 2-bath Condo offering a comfortable layout and exceptional surroundings in one of Astoria’s most desirable waterfront communities. The home features a combined living and dining area, a functional kitchen with a breakfast bar, and a private covered balcony with bridge, water, and city views. Residents enjoy a full-service lifestyle with access to an in-ground pool, fitness center, tennis courts, party room, and 24-hour doorman, along with a convenient shuttle bus to the nearest subway station. Located just around the corner from Astoria Park with its bike paths, running track, tennis courts, and open green space, the propert

Key facts

• In-ground pool
• Fitness center
• Tennis courts

Tags

• PRIVATE COVERED BALCONY
• BRIDGE WATER AND CITY VIEWS
• IN-GROUND POOL
• FITNESS CENTER
• TENNIS COURTS
• PARTY ROOM

Property features AI

Finance

• HOA & community: Association: Shore Towers Condominium; Monthly common charge; Association amenities include concierge/door person, elevators, fitness center, landscaped grounds, live-in super, lounge, maintenance, parking, pool, sauna, spa/hot tub, tennis courts, security, snow removal, and trash; Association fee covers common area maintenance, exterior maintenance, grounds care, pool service, sewer, snow removal, and trash; Capital assessment fee (additional monthly charge)

Exterior

• Parking: Assigned garage parking (1 space)
• Security: Building security; Concierge / door person
• Utilities: Electricity connected (Con-Edison); Public water connected; Public sewer; Trash collection (public)
• Home design: Condominium; One-level unit in a 23-story building; Unit located between 3rd and 5th floors
• Construction: Block construction
• Exterior features: Covered terrace / balcony; Tennis court(s); Community pool (in-ground, indoor); Building offers views; Near public transit, shops, and schools

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Refrigerator
• Bedrooms: Located on entry level (5th floor)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Ductless cooling; Electric heating
• Interior features: Breakfast bar; Elevator access; Entrance foyer; Galley-style kitchen; Primary bathroom; Sauna
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $799k.

Deal economics

• At list price, monthly cash flow is $-692 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $677k (15.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $591k (26.0% below list).
• Recommended offer: $591k (26.0% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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.
• Market conditions: Rents rising fast (+4.8%/yr); 114 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $5,912/mo this rent would consume 73% of the median local household income ($97k/yr) (locally 2407% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $7k of equity ($6k loan paydown + $1k appreciation (0.2% local appreciation)).
• Queens County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 6, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($703k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $107k; list at $799k implies a 647% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $591,195 (26.0% below list)

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. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.74% ✗
• Cap rate: 5.25%
• Cash-on-cash: -3.71%
• DSCR: 0.83
• GRM: 11.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.16% appreciation · 4.79% rent growth · sell at horizon

5-year hold

• IRR: -4.7%
• Equity multiple: 0.77×
• Total profit: $-50,456
• Equity at exit: $238,582

10-year hold

• IRR: 2.2%
• Equity multiple: 1.26×
• Total profit: $57,232
• Equity at exit: $292,090

Cash invested: $223,720 (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 11102

• Home prices YoY: 0.1%
• Rents YoY: 4.8%
• Active inventory: 114
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $5,912 high
• Mortgage (P&I): −$4,190
• Tax from tax record: −$263 /mo · $3,154/yr
• Insurance: −$333
• HOA: −$577
• Vacancy / Maint / Mgmt: −$1,242
• Net cashflow: $-692

Break-even live

Break-even rent $6,788

Max offer price $676,699

Occupancy floor —

Sensitivity live

Price	-10% $-240	-5% $-466	+0% $-692	+5% $-918	+10% $-1,145
Rent	-10% $-1,159	-5% $-926	+0% $-692	+5% $-459	+10% $-225
Rate	-1.0pp $-290	-0.5pp $-489	base $-692	+0.5pp $-899	+1.0pp $-1,110

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: $199,750
• Closing costs: $23,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1420 27th Ave Astoria, NY	1.0–2.0	1.0–2.0	887	$4,899	$5.52	4d	9	0.36mi
501 E 87th St #2094 New York, NY	1.0	1.0	618	$7,050	$11.41	0d	2	0.64mi
515 E 86th St Unit 589 New York, NY	1.0	1.0	695	$6,070	$8.73	21d	1	0.65mi
888 Main St New York, NY	3.0	1.0–2.0	908	$6,151	$6.77	0d	8	0.72mi
435 E 86th St Unit 2001 New York, NY	1.0	1.0	800	$5,480	$6.85	26d	1	0.74mi
501 1/2 E 83rd St #1998 New York, NY	2.0	1.0	525	$5,580	$10.63	26d	2	0.75mi
354 E 91st St #648 New York, NY	1.0–2.0	1.0	692	$6,850	$9.89	0d	2	0.76mi
345 E 94th St #1470 New York, NY	2.0	1.0–2.0	710	$7,570	$10.65	5d	3	0.77mi
1567 York Ave Unit 1021866P New York, NY	2.0	1.0	742	$5,910	$7.96	23d	1	0.78mi
315 E 86th St Unit 1327 New York, NY	1.0	2.0	726	$6,460	$8.90	26d	1	0.89mi
305 E 86th St New York, NY	1.0–3.0	1.0–2.0	820	$8,885	$10.83	26d	10	0.90mi
235 E 89th St Unit 1495783P New York, NY	2.0	1.0	699	$7,443	$10.65	22d	1	0.91mi
420 E 80th St #198 New York, NY	1.0	1.0	623	$4,760	$7.64	20d	1	0.93mi
435 E 79th St New York, NY	1.0–3.0	1.0–2.0	943	$7,500	$7.95	9d	3	0.93mi
215 E 95th St #1293 New York, NY	1.0–2.0	1.0–1.5	740	$6,100	$8.24	0d	2	0.96mi
244 E 86th St #604 New York, NY	1.0–2.0	1.0–2.0	950	$9,640	$10.15	5d	2	0.97mi
215 E 96th St Unit 688 New York, NY	1.0	1.0	717	$7,810	$10.89	0d	1	0.98mi
200 E 89th St Unit 12G New York, NY	1.0	1.0	650	$5,000	$7.69	19d	1	1.02mi
201 E 86th St #298 New York, NY	1.0–2.0	1.0–1.5	700	$10,020	$14.31	0d	2	1.05mi
175 E 96th St Unit 1251683P New York, NY	2.0	1.0	600	$6,380	$10.63	4d	2	1.06mi
347 E 78th St Unit 1460467P New York, NY	2.0	1.0	645	$7,606	$11.79	26d	1	1.07mi
347 E 78th St Unit 1530420P New York, NY	2.0	1.0	645	$6,270	$9.72	23d	1	1.07mi
301 E 79th St Unit 28P New York, NY	1.0	1.0	700	$5,500	$7.86	26d	1	1.09mi
2051 2nd Ave Unit 1565856P New York, NY	2.0	1.0	914	$6,836	$7.48	0d	1	1.10mi
1377 Lexington Ave Unit 5CC New York, NY	2.0	1.0	796	$5,100	$6.41	21d	1	1.10mi
315 E 78th St Unit 1021894P New York, NY	1.0	1.0	548	$5,643	$10.30	23d	1	1.11mi
404 E 76th St Unit 19C New York, NY	2.0	2.0	1100	$7,500	$6.82	26d	1	1.11mi
501 E 74th St #1572 New York, NY	2.0	2.0	1000	$10,210	$10.21	22d	1	1.11mi
160 E 88th St #1332 New York, NY	1.0	1.0	560	$5,670	$10.12	7d	1	1.12mi
1501 Lexington Ave #932 New York, NY	1.0	1.0	583	$7,403	$12.69	0d	3	1.12mi
404 E 76th St New York, NY	1.0–2.0	1.0–2.0	1001	$7,500	$7.49	5d	2	1.13mi
308 E 78th St #2024 New York, NY	1.0–2.0	1.0	550	$5,340	$9.71	26d	2	1.14mi
200 E 82nd St #505 New York, NY	2.0	1.0	636	$7,960	$12.51	3d	3	1.14mi
118 E 91st St Unit 1022052P New York, NY	3.0	1.0	592	$6,180	$10.44	9d	1	1.15mi
319 E 109th St Unit 1021947P New York, NY	3.0	1.0	818	$7,260	$8.88	6d	1	1.17mi
515 E 72nd St Unit 17D New York, NY	1.0	1.0	687	$5,500	$8.01	26d	1	1.18mi
1373 1st Ave Unit 1952 New York, NY	2.0	2.0	650	$7,260	$11.17	26d	1	1.22mi
122 E 102nd St Unit 1021896P New York, NY	2.0	1.0	742	$5,429	$7.32	17d	1	1.22mi
1635 Lexington Ave Unit 6D New York, NY	2.0	2.0	1112	$6,000	$5.40	26d	1	1.23mi
125 E 83rd St Unit 1312101P New York, NY	1.0	1.0	839	$7,470	$8.90	7d	1	1.23mi

HOA detail condo

• Monthly dues: $577 · $6,924/yr
• Likely covers: waterpoolgymdoorman
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-05-18
   status Pending
2. 2026-01-05
   listed $799,000 Active
3. 1995-10-11
   soldstatus $107,000

ⓘ 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: $3,154 · $263/mo
• Projected year-2 tax: $8,328 · $694/mo
• Expected delta: +$5,175/yr (+$431/mo · 164.1%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥99°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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $70,943
• − Mortgage interest: −$44,756
• − Property taxes: −$3,154
• − Insurance: −$3,995
• − Repairs & maintenance: −$5,675
• − Management: −$5,675
• − HOA: −$6,924
• − Depreciation: −$23,244
• Taxable loss: −$22,480
• Est. tax savings @ 24.0%: +$5,395
• After-tax cash flow: $-2,913/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
• County: Queens County · 1,914,869 people
• City population: 7,731,280
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 28,503
• Household income: $96,617
• Rent vs Own: 86.6% rent · 13.4% own
• Severe rent burden: 2407.0

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 0.69)
• Race & ethnicity: White 47% Hispanic / Latino 26% Asian 15% Two or more races 12% Black 6%
• Hispanic origin (detail): Mexican 4% Puerto Rican 5% Dominican 3%
• Common ancestry: Romanian 2% Lithuanian 1% Italian 1%
• Foreign-born: 34% · Canada, China, Jamaica
• Languages at home: 55% English-only · Spanish 21% Other Indo-European 14% Russian/Polish/Slavic 3%

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: ▲ 0.16%
• Current HPI: 144.3118
• Rent YoY: ▲ 4.79%
• 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

+646.7% since first listed

3 events — show timeline

• 2026-05-18 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-01-05 Listed $799,000 OneKey® MLS as Distributed by MLS Grid
• 1995-10-11 Sold (Public Records) $107,000 Public Records

Property tax history

+28.2%/yr

Latest (2025): $3,154 · +1.2% YoY. Source: county tax records.