241-20 Northern Blvd Unit 6H · New York, NY 11363

$189,900

1 bd · 1.0 ba · 700 sqft · Condo · 368 Days on market

Built 1964 ↓ 39% since listing

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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).

• 1% rule +8.0/10.0
• 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
• Cash flow +2.1/30.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Renovated one-bedroom apartment located in the neighborhood of Douglaston. This unit is not only in move-in condition but also just minutes away from a variety of transportation options, schools, and shopping venues. Don't miss this opportunity! "with repair"

Key facts

• Renovated
• School
• Douglaston

Tags

• RENOVATED
• MOVE IN CONDITION
• DOUGLASTON
• TRANSPORTATION
• SCHOOL
• SHOPPING

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $190k.

Deal economics

• At list price, monthly cash flow is $-696 ($-8k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.
• Cap rate 1.9% vs local median 2.6% in New York — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 47 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $1k of loan paydown is wiped out by about $6k 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 368 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $120k (39%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 54% of rent.
• 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 $167,112 (12.0% 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 368 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 1.30% ✓
• Cap rate: 1.90%
• Cash-on-cash: -15.70%
• DSCR: 0.30
• GRM: 6.4

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: -45.7%
• Equity multiple: -0.40×
• Total profit: $-74,210
• Equity at exit: $28,315

10-year hold

• IRR: -77.6%
• Equity multiple: -1.22×
• Total profit: $-118,171
• Equity at exit: $16,419

Cash invested: $53,172 (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: 47
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,473 medium
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$237 /mo · $2,848/yr
• Insurance: −$79
• HOA est. from 1 same-building comp: −$1,337
• Vacancy / Maint / Mgmt: −$519
• Net cashflow: $-696

Break-even live

Break-even rent $3,354

Max offer price $89,259

Occupancy floor —

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24120 Northern Blvd Unit 3K Little Neck, NY	—	1.0	500	$2,800	$5.60	15d	1	0.02mi
4230 Douglaston Pkwy Little Neck, NY	1.0	1.0	700	$1,800	$2.57	18d	1	0.23mi
4212 Marathon Pkwy Little Neck, NY	1.0	1.0	550	$2,375	$4.32	24d	1	0.49mi
40-11 214th Pl Unit 2R Bayside, NY	1.0	1.0	650	$2,800	$4.31	4d	1	1.28mi

HOA detail condo

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

Listing history 22 events

1. 2026-02-23
   status Pending
2. 2025-11-08
   price $189,900
3. 2025-10-23
   status Active
4. 2025-10-10
   price $194,900
5. 2025-10-10
   historical
6. 2025-09-10
   price $199,900
7. 2025-08-13
   price $209,900
8. 2025-07-10
   status Active
9. 2025-07-10
   price $214,900
10. 2025-07-10
    historical
11. 2025-07-01
    status Active
12. 2025-06-11
    price $219,900
13. 2025-06-10
    historical
14. 2025-04-22
    price $229,900
15. 2025-04-09
    price $239,900
16. 2025-03-25
    price $249,900
17. 2025-03-11
    price $259,900
18. 2025-02-25
    price $279,900
19. 2025-01-18
    historical
20. 2025-01-12
    listed $309,900 Active
21. 2025-01-10
    listed $309,900 Active
22. 2025-01-09
    historical

ⓘ 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 · 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 · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,679
• − Mortgage interest: −$10,637
• − Property taxes: −$2,848
• − Insurance: −$950
• − Repairs & maintenance: −$2,374
• − Management: −$2,374
• − HOA: −$16,044
• − Depreciation: −$5,524
• Taxable loss: −$11,074
• Est. tax savings @ 24.0%: +$2,658
• After-tax cash flow: $-5,688/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

-38.7% since first listed

22 events — show timeline

• 2026-02-23 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-11-08 Price Changed $189,900 OneKey® MLS as Distributed by MLS Grid
• 2025-10-23 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-10-10 Price Changed $194,900 OneKey® MLS as Distributed by MLS Grid
• 2025-10-10 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-09-10 Price Changed $199,900 OneKey® MLS as Distributed by MLS Grid
• 2025-08-13 Price Changed $209,900 OneKey® MLS as Distributed by MLS Grid
• 2025-07-10 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-07-10 Price Changed $214,900 OneKey® MLS as Distributed by MLS Grid
• 2025-07-10 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-07-01 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-06-11 Price Changed $219,900 OneKey® MLS as Distributed by MLS Grid
• 2025-06-10 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-04-22 Price Changed $229,900 OneKey® MLS as Distributed by MLS Grid
• 2025-04-09 Price Changed $239,900 OneKey® MLS as Distributed by MLS Grid
• 2025-03-25 Price Changed $249,900 OneKey® MLS as Distributed by MLS Grid
• 2025-03-11 Price Changed $259,900 OneKey® MLS as Distributed by MLS Grid
• 2025-02-25 Price Changed $279,900 OneKey® MLS as Distributed by MLS Grid
• 2025-01-18 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-01-12 Listed $309,900 OneKey® MLS as Distributed by MLS Grid
• 2025-01-10 Listed $309,900 OneKey® MLS as Distributed by MLS Grid
• 2025-01-09 Coming Soon — OneKey® MLS as Distributed by MLS Grid