10715 Lefferts Blvd · New York, NY 11419

$899,000

20 bd · 8.0 ba · 1,622 sqft · MultiFamily public records · 53 Days on market

Built 1925 3,734 sqft lot ↓ 15% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Welcome to 107-15 Lefferts Blvd, Location Location Location!!!. A beautiful well maintain Detached 2-Family in the heart of Richmond Hill, just one block to A train station and Liberty ave, close at all shopping, school and transportation, easy access to highways. All information is deemed accurate but should be independently verified.

Key facts

• R4 zoning
• Buildable
• 3,734 sq ft lot

Tags

• INVESTMENT OPPORTUNITY
• DEVELOPMENT OPPORTUNITY
• R4 ZONING
• BUILDABLE
• CONVERSION TO FAMILY DWELLING
• PUBLIC TRANSPORTATION

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public sewer; Electricity available; Natural gas available; Sewer connected
• Home design: Triplex
• Construction: Partially finished basement
• Exterior features: Aluminum siding; Not waterfront

Interior

• Kitchen: Marble counters
• Bedrooms: One 2-bedroom unit
• Bathrooms: Two full bathrooms
• Heating & cooling: Baseboard heating; No central cooling
• Interior features: First-floor bedroom; Marble counters; Natural woodwork
• Laundry & utility: Utilities include electricity and natural gas

What this means for you Summary

Snapshot

• This is a 4 × 5-bed/?-bath units multifamily listed at $899k.

Deal economics

• At list price, monthly cash flow is $4k ($50k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $899k).
• Recommended offer: $872k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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.
• 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: 136 active listings in the ZIP; solid renter incomes; 5,302 units permitted in Queens County in 2024 (4,918 in 5+ unit buildings).
• At $12,428/mo this rent would consume 160% of the median local household income ($93k/yr) (locally 1646% 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 $6k of loan paydown is wiped out by about $27k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $252k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($872k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $80k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 50% 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 $872,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% 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 1925 — 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. 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: 1.38% ✓
• Cap rate: 11.90%
• Cash-on-cash: 20.03%
• DSCR: 1.89
• GRM: 6.0

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: 12.2%
• Equity multiple: 1.48×
• Total profit: $121,765
• Equity at exit: $134,044

10-year hold

• IRR: 21.1%
• Equity multiple: 2.79×
• Total profit: $449,909
• Equity at exit: $77,729

Cash invested: $251,720 (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 11419

• Active inventory: 136
• Price-to-rent: 24.1×

Monthly cashflow live

• Estimated rent: $12,428 medium
• Mortgage (P&I): −$4,714
• Tax from tax record: −$527 /mo · $6,326/yr
• Insurance: −$375
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,610
• Net cashflow: $4,202

Break-even live

Break-even rent $7,109

Max offer price $899,000

Occupancy floor 61%

Sensitivity live

Price	-10% $4,711	-5% $4,456	+0% $4,202	+5% $3,947	+10% $3,693
Rent	-10% $3,220	-5% $3,711	+0% $4,202	+5% $4,693	+10% $5,184
Rate	-1.0pp $4,655	-0.5pp $4,431	base $4,202	+0.5pp $3,969	+1.0pp $3,732

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

Units	Beds	Baths	Est. rent
▸ 4× units	5	—	$12,428
Total (4 units)			$12,428

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: $224,750
• Closing costs: $26,970
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $899,000 Active 53 DOM
2. 2026-06-18
   days on market $899,000 Active 50 DOM
3. 2026-06-17
   days on market $899,000 Active 49 DOM
4. 2026-06-16
   days on market $899,000 Active 48 DOM
5. 2026-06-15
   days on market $899,000 Active 47 DOM
6. 2026-06-13
   days on market $899,000 Active 45 DOM
7. 2026-06-10
   days on market $899,000 Active 41 DOM
8. 2026-06-08
   days on market $899,000 Active 40 DOM
9. 2026-06-08
   days on market $899,000 Active 39 DOM
10. 2026-06-04
    days on market $899,000 Active 36 DOM
11. 2026-06-03
    days on market $899,000 Active 35 DOM
12. 2026-06-01
    days on market $899,000 Active 33 DOM
13. 2026-05-31
    days on market $899,000 Active 32 DOM
14. 2026-04-29
    listed $979,000 Active
15. 2025-11-21
    price $1,143,900 338-char remark

    Show marketing remark (338 chars)

    Welcome to 107-15 Lefferts Blvd, Location Location Location!!!. A beautiful well maintain Detached 2-Family in the heart of Richmond Hill, just one block to A train station and Liberty ave, close at all shopping, school and transportation, easy access to highways. All information is deemed accurate but should be independently verified.

16. 2025-11-20
    price $11,439,000 338-char remark

    Show marketing remark (338 chars)

    Welcome to 107-15 Lefferts Blvd, Location Location Location!!!. A beautiful well maintain Detached 2-Family in the heart of Richmond Hill, just one block to A train station and Liberty ave, close at all shopping, school and transportation, easy access to highways. All information is deemed accurate but should be independently verified.

17. 2025-11-04
    historical
18. 2025-11-01
    listed $1,149,000 Active 338-char remark

    Show marketing remark (338 chars)

    Welcome to 107-15 Lefferts Blvd, Location Location Location!!!. A beautiful well maintain Detached 2-Family in the heart of Richmond Hill, just one block to A train station and Liberty ave, close at all shopping, school and transportation, easy access to highways. All information is deemed accurate but should be independently verified.

19. 2025-11-01
    listed $1,149,000 Active

    Show marketing remark (338 chars)

    Welcome to 107-15 Lefferts Blvd, Location Location Location!!!. A beautiful well maintain Detached 2-Family in the heart of Richmond Hill, just one block to A train station and Liberty ave, close at all shopping, school and transportation, easy access to highways. All information is deemed accurate but should be independently verified.

ⓘ 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: $6,326 · $527/mo
• Projected year-2 tax: $10,760 · $897/mo
• Expected delta: +$4,433/yr (+$369/mo · 70.1%)

ⓘ 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 7/10 Severe 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 50% 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: $149,136
• − Mortgage interest: −$50,358
• − Property taxes: −$6,326
• − Insurance: −$4,495
• − Repairs & maintenance: −$11,931
• − Management: −$11,931
• − Depreciation: −$26,153
• Taxable income: $37,942
• Est. tax owed @ 24.0%: −$9,106
• After-tax cash flow: $41,317/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): 47,441
• Household income: $93,399
• Rent vs Own: 38.2% rent · 61.8% own
• Severe rent burden: 1646.0

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: Highly diverse neighborhood (Simpson 0.83)
• Race & ethnicity: Asian 34% Hispanic / Latino 21% Two or more races 15% Black 11% White 4% Native American 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Dominican 4%
• Common ancestry: Hispanic 1%
• Foreign-born: 66% · Canada, Jamaica, China
• Languages at home: 59% English-only · Other Indo-European 19% Spanish 18% Chinese 2%

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: ▼ -490.33%
• Current HPI: 290.7615
• 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

-14.8% since first listed

6 events — show timeline

• 2026-04-29 Listed $979,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-21 Price Changed $1,143,900 OneKey® MLS as Distributed by MLS Grid
• 2025-11-20 Price Changed $11,439,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-04 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-11-01 Listed $1,149,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-01 Listed $1,149,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+4.4%/yr

Latest (2025): $6,326 · +3.6% YoY. Source: county tax records.