125-12 18th Ave · New York, NY 11356

$1,150,000

16 bd · 16.0 ba · 1,800 sqft · MultiFamily public records · 24 Days on market

Built 1931 1,825 sqft lot

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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 +11.6/30.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• DSCR +3.4/10.0
• 1% rule +3.0/10.0
• 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: 4 units. confirmed

Listing remarks

Great Income Producing Opportunity. Attached 4 Family Home 1st Floor Front Studio Apmt, 1st Floor Rear 2 Bedroom Apmt, 2nd Fl Front and Rear 1 Bedroom Apmts. Full basement with separate entrance. 2 car parking in the rear.

Key facts

• 2 car parking
• Full basement
• 1,825 sq ft lot

Tags

• INCOME PRODUCING OPPORTUNITY
• ATTACHED 4 FAMILY HOME
• FULL BASEMENT
• 2 CAR PARKING

Property features AI

Exterior

• Parking: Private off-street parking; Alley access; Total of 2 parking spaces
• Utilities: Electricity connected (Con-Edison); Natural gas connected; Water connected; Public sewer; Public trash collection
• Home design: Quadruplex
• Construction: Brick exterior
• Exterior features: Brick construction; Near public transit; Close to schools; Near shops; Not waterfront

Interior

• Bedrooms: Two 1-bedroom units; One 2-bedroom unit
• Bathrooms: Four full bathrooms
• Heating & cooling: Steam heating; Wall/window air conditioning units
• Interior features: First-floor bedroom; First-floor full bath; Full unfinished basement
• Laundry & utility: Washer hookup in basement; Washer hookup available

What this means for you Summary

Snapshot

• This is a 3×1bd/1ba + 1×2bd/1ba units multifamily listed at $1.15M.

Deal economics

• At list price, monthly cash flow is $-350 ($-4k/yr) — negative. Per door: $-87/mo.
• To cash-flow at today's rent, offer at most $1.09M (5.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $917k (20.3% below list).
• Recommended offer: $917k (20.3% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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 (+12.1%/yr); 132 active listings in the ZIP; solid renter incomes; 5,302 units permitted in Queens County in 2024 (4,918 in 5+ unit buildings).
• At $9,169/mo this rent would consume 127% of the median local household income ($87k/yr) (locally 1545% 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 $8k of loan paydown is wiped out by about $34k 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 24 days — a 2% lower offer ($1.13M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $885k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1931 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $916,900 (20.3% 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. 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 1931 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.80% ✗
• Cap rate: 5.93%
• Cash-on-cash: -1.30%
• DSCR: 0.94
• GRM: 10.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -13.2%
• Equity multiple: 0.50×
• Total profit: $-160,239
• Equity at exit: $171,469

10-year hold

• IRR: 1.9%
• Equity multiple: 1.16×
• Total profit: $52,016
• Equity at exit: $99,431

Cash invested: $322,000 (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 11356

• Home prices YoY: -28.9%
• Rents YoY: 12.1%
• Active inventory: 132
• Price-to-rent: 43.5×

Monthly cashflow live

• Estimated rent: $9,169 medium
• Mortgage (P&I): −$6,031
• Tax from tax record: −$1,083 /mo · $12,999/yr
• Insurance: −$479
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,925
• Net cashflow: $-350

Break-even live

Break-even rent $9,612

Max offer price $1,088,241

Occupancy floor 99%

Sensitivity live

Price	-10% $301	-5% $-24	+0% $-350	+5% $-675	+10% $-1,001
Rent	-10% $-1,074	-5% $-712	+0% $-350	+5% $13	+10% $375
Rate	-1.0pp $230	-0.5pp $-57	base $-350	+0.5pp $-648	+1.0pp $-951

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

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$6,615
1× unit	2	1	$2,554
Total (4 units)			$9,169

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: $287,500
• Closing costs: $34,500
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $1,150,000 Active 24 DOM
2. 2026-06-17
   days on market $1,150,000 Active 23 DOM
3. 2026-06-16
   days on market $1,150,000 Active 22 DOM
4. 2026-06-15
   days on market $1,150,000 Active 21 DOM
5. 2026-06-13
   days on market $1,150,000 Active 19 DOM
6. 2026-06-10
   days on market $1,150,000 Active 15 DOM
7. 2026-06-08
   days on market $1,150,000 Active 14 DOM
8. 2026-06-08
   days on market $1,150,000 Active 13 DOM
9. 2026-06-04
   days on market $1,150,000 Active 10 DOM
10. 2026-06-03
    days on market $1,150,000 Active 9 DOM
11. 2026-06-02
    days on market $1,150,000 Active 8 DOM
12. 2026-06-01
    days on market $1,150,000 Active 7 DOM
13. 2026-05-31
    days on market $1,150,000 Active 6 DOM
14. 2026-05-25
    listed $1,150,000 Active
15. 2024-01-31
    soldstatus $885,000

ⓘ 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: $12,999 · $1,083/mo
• Projected year-2 tax: $16,217 · $1,351/mo
• Expected delta: +$3,218/yr (+$268/mo · 24.8%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 14 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 · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $110,028
• − Mortgage interest: −$64,418
• − Property taxes: −$12,999
• − Insurance: −$5,750
• − Repairs & maintenance: −$8,802
• − Management: −$8,802
• − Depreciation: −$33,455
• Taxable loss: −$24,198
• Est. tax savings @ 24.0%: +$5,807
• After-tax cash flow: $1,612/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): 25,824
• Household income: $86,730
• Rent vs Own: 50.2% rent · 49.8% own
• Severe rent burden: 1545.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 42% Asian 35% White 21% Two or more races 8%
• Hispanic origin (detail): Mexican 3% Puerto Rican 5% Dominican 8%
• Common ancestry: Romanian 1%
• Foreign-born: 53% · Canada, China, South Korea
• Languages at home: 26% English-only · Spanish 35% Chinese 23% 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: ▼ -95.50%
• Current HPI: 235.1217
• Rent YoY: ▲ 12.13%
• 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

+29.9% since first listed

2 events — show timeline

• 2026-05-25 Listed $1,150,000 OneKey® MLS as Distributed by MLS Grid
• 2024-01-31 Sold (Public Records) $885,000 Public Records

Property tax history

+6.4%/yr

Latest (2025): $12,999 · -0.4% YoY. Source: county tax records.