177-15 Troutville Rd · New York, NY 11434

$725,000

6 bd · 6.0 ba · 1,710 sqft · MultiFamily public records · 34 Days on market

Built 1935 Est $850k · 15% under

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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 +18.0/30.0
• ARV discount +14.1/15.0
• DSCR +5.7/10.0
• Schools +5.0/10.0
• 1% rule +4.1/10.0
• 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: 2 units. confirmed

Listing remarks

Excellent investment opportunity or perfect multi-generational home in Jamaica, New York! This versatile, fully detached two-family property features a total of three spacious bedrooms and three full baths, presenting an ideal layout for both homeowners and savvy investors. The first-floor unit offers a comfortable one-bedroom, one-bathroom setup complete with a welcoming living room and kitchen, while the second-floor unit boasts two bright bedrooms, a full bath, and its own separate living area. Adding incredible value is the fully finished basement with a full bath and a highly desirable separate entrance, offering endless potential. Complete with a rare rear parking space for your conve

Key facts

• Separate entrance
• Rear parking space
• Two-family property

Tags

• MULTI-GENERATIONAL HOME
• TWO-FAMILY PROPERTY
• FULLY FINISHED BASEMENT
• SEPARATE ENTRANCE
• REAR PARKING SPACE
• PRIME LOCATION

Property features AI

Exterior

• Parking: Driveway (no carport)
• Utilities: Public sewer; Electricity available; Natural gas available
• Home design: Duplex
• Construction: Brick construction
• Exterior features: Brick construction; Not on the waterfront

Interior

• Bedrooms: One 1-bedroom unit; One 2-bedroom unit
• Bathrooms: Three full bathrooms
• Heating & cooling: Natural gas heating; No central cooling
• Interior features: First-floor bedroom; Finished, full basement

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/?-bath units multifamily listed at $725k.

Deal economics

• At list price, monthly cash flow is $629 ($8k/yr) — positive. Per door: $315/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $657k (9.4% below list).
• Recommended offer: $657k (9.4% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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: 246 active listings in the ZIP; solid renter incomes; 5,302 units permitted in Queens County in 2024 (4,918 in 5+ unit buildings).
• At $6,569/mo this rent would consume 102% of the median local household income ($78k/yr) (locally 3168% 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 $5k of loan paydown is wiped out by about $22k 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 34 days — a 3% lower offer ($703k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 8y ago 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.
• Current owner paid $440k; list at $725k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; major wind risk, 54% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $656,900 (9.4% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 9% 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 1935 — 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: 0.91% ✗
• Cap rate: 7.33%
• Cash-on-cash: 3.72%
• DSCR: 1.17
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $849,870
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18821 118th Ave	0.55mi	6/2.0	1,786 (+4%)	2mo	$1,100,000	$616	49
17238 125th Ave	0.24mi	5/2.0 (-1)	1,872 (+10%)	8mo	$790,000	$422	47
118-12 189th St	0.53mi	6/3.0	1,872 (+10%)	12mo	$930,000	$497	38
12036 Marsden St	0.44mi	6/3.0	1,964 (+15%)	8mo	$1,075,000	$547	36
120-42 168th St	0.51mi	6/2.0	1,936 (+13%)	14mo	$960,000	$496	26

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -10.5%
• Equity multiple: 0.62×
• Total profit: $-77,585
• Equity at exit: $108,100

10-year hold

• IRR: -1.2%
• Equity multiple: 0.92×
• Total profit: $-16,680
• Equity at exit: $62,685

Cash invested: $203,000 (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 11434

• Active inventory: 246
• Price-to-rent: 18.4×

Monthly cashflow live

• Estimated rent: $6,569 high
• Mortgage (P&I): −$3,802
• Tax from tax record: −$456 /mo · $5,475/yr
• Insurance: −$302
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,379
• Net cashflow: $629

Break-even live

Break-even rent $5,773

Max offer price $725,000

Occupancy floor 85%

Sensitivity live

Price	-10% $1,040	-5% $834	+0% $629	+5% $424	+10% $219
Rent	-10% $110	-5% $370	+0% $629	+5% $889	+10% $1,148
Rate	-1.0pp $994	-0.5pp $814	base $629	+0.5pp $441	+1.0pp $250

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	—	$6,570
Total (2 units)			$6,569

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: $181,250
• Closing costs: $21,750
• Reserves months: —
• Total cash needed: —

Listing history 41 events

1. 2026-06-21
   days on market $725,000 Active 34 DOM
2. 2026-06-18
   days on market $725,000 Active 31 DOM
3. 2026-06-17
   days on market $725,000 Active 30 DOM
4. 2026-06-16
   days on market $725,000 Active 29 DOM
5. 2026-06-15
   days on market $725,000 Active 28 DOM
6. 2026-06-13
   days on market $725,000 Active 26 DOM
7. 2026-06-10
   days on market $725,000 Active 22 DOM
8. 2026-06-08
   days on market $725,000 Active 21 DOM
9. 2026-06-08
   days on market $725,000 Active 20 DOM
10. 2026-06-04
    days on market $725,000 Active 17 DOM
11. 2026-06-03
    days on market $725,000 Active 16 DOM
12. 2026-06-02
    days on market $725,000 Active 15 DOM
13. 2026-06-02
    price $725,000 Active 14 DOM
14. 2026-06-01
    days on market $750,000 Active 14 DOM
15. 2026-05-31
    days on market $750,000 Active 13 DOM
16. 2026-05-18
    listed $750,000 Active
17. 2026-04-05
    historical
18. 2025-10-31
    listed $750,000 Active
19. 2025-10-01
    historical
20. 2025-07-26
    status Active
21. 2025-07-26
    price $775,000
22. 2025-07-21
    price $775,000
23. 2025-07-21
    price $7,750,000
24. 2025-07-21
    status Active
25. 2025-07-11
    price $829,000
26. 2025-07-11
    historical
27. 2025-07-11
    historical
28. 2025-06-05
    price $829,000
29. 2025-05-21
    historical
30. 2025-05-20
    listed $859,000 Active
31. 2025-05-16
    listed $859,000 Active
32. 2022-09-16
    historical
33. 2022-08-22
    status Active
34. 2022-04-09
    status Pending
35. 2022-04-04
    historical
36. 2022-03-29
    status Active
37. 2022-03-28
    historical
38. 2022-03-16
    listed $699,000 Active
39. 2019-03-28
    soldstatus $440,000
40. 2019-03-13
    soldstatus $440,000 Closed
41. 2018-12-07
    listed $460,000 New

ⓘ 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: $5,475 · $456/mo
• Projected year-2 tax: $8,864 · $739/mo
• Expected delta: +$3,389/yr (+$282/mo · 61.9%)

ⓘ 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 7/10 Severe 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 54% 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: $78,828
• − Mortgage interest: −$40,611
• − Property taxes: −$5,475
• − Insurance: −$3,625
• − Repairs & maintenance: −$6,306
• − Management: −$6,306
• − Depreciation: −$21,091
• Taxable loss: −$4,587
• Est. tax savings @ 24.0%: +$1,101
• After-tax cash flow: $8,651/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): 68,263
• Household income: $77,598
• Rent vs Own: 52.5% rent · 47.5% own
• Severe rent burden: 3168.0

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: Predominantly Black (76%)
• Race & ethnicity: Black 76% Hispanic / Latino 12% Two or more races 7% Asian 4% White 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4% Dominican 3%
• Common ancestry: Hispanic 6%
• Foreign-born: 37% · Canada, Mexico, Jamaica
• Languages at home: 82% English-only · Spanish 8% French/Haitian/Cajun 5% Other Indo-European 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: ▼ -539.32%
• Current HPI: 111.2067
• 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

+63.0% since first listed

26 events — show timeline

• 2026-05-18 Listed $750,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-05 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-10-31 Listed $750,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-07-26 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-07-26 Price Changed $775,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-21 Price Changed $775,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-21 Price Changed $7,750,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-21 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-07-11 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-07-11 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-07-11 Price Changed $829,000 OneKey® MLS as Distributed by MLS Grid
• 2025-06-05 Price Changed $829,000 OneKey® MLS as Distributed by MLS Grid
• 2025-05-21 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-05-20 Listed $859,000 OneKey® MLS as Distributed by MLS Grid
• 2025-05-16 Listed $859,000 OneKey® MLS as Distributed by MLS Grid
• 2022-09-16 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2022-08-22 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2022-04-09 Pending — OneKey® MLS as Distributed by MLS Grid
• 2022-04-04 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2022-03-29 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2022-03-28 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2022-03-16 Listed $699,000 OneKey® MLS as Distributed by MLS Grid
• 2019-03-28 Sold (Public Records) $440,000 Public Records
• 2019-03-13 Sold (MLS) $440,000 OneKey® MLS as Distributed by MLS Grid
• 2018-12-07 Listed $460,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+5.3%/yr

Latest (2025): $5,475 · +3.4% YoY. Source: county tax records.