83-55 Woodhaven Blvd Unit 4K · New York, NY 11421

$275,000

2 bd · 1.0 ba · 850 sqft · Condo · 39 Days on market

Built 1954 ↓ 5% since listing

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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 +21.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +5.7/10.0
• 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

Listing remarks MLS

Full of sunshine 2 bedroom with park views. Eat-In Kitchen, spacious living room , dining area & 5 closets. Electric, gas, heat, water & real estate taxes included in low monthly maintenance. Very well maintained building with laundry, storage and bike rooms available. Nested in the middle of Forest Park, an agrarian delight with abounds of trails and bridle paths. Nearby: Band shell with summer free concerts, Playgrounds, carousal, skate board park, golf course, tennis court, horseback riding trails, running track, soccer & baseball fields. Close to shops and transportation. No subletting . Wall to wall carpet required., Additional information: Interior Features:Lr/Dr

Key facts

• Total of 5 closets
• Bike room
• Eat-in kitchen

Tags

• SPACIOUS LIVING ROOM
• EAT-IN KITCHEN
• TOTAL OF 5 CLOSETS
• ON-SITE LAUNDRY
• BIKE ROOM
• INTERCOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $275k.

Deal economics

• At list price, monthly cash flow is $419 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).
• Recommended offer: $267k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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: 140 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• This rent runs 39% of the median local income ($91k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 39 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 49% 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 $266,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.07% ✓
• Cap rate: 8.12%
• Cash-on-cash: 6.53%
• DSCR: 1.29
• GRM: 7.8

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: -6.2%
• Equity multiple: 0.77×
• Total profit: $-17,848
• Equity at exit: $41,003

10-year hold

• IRR: 3.4%
• Equity multiple: 1.25×
• Total profit: $18,979
• Equity at exit: $23,777

Cash invested: $77,000 (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 11421

• Active inventory: 140
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,936 high
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,125/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$616
• Net cashflow: $419

Break-even live

Break-even rent $2,406

Max offer price $275,000

Occupancy floor 81%

Sensitivity live

Price	-10% $609	-5% $514	+0% $419	+5% $324	+10% $229
Rent	-10% $187	-5% $303	+0% $419	+5% $535	+10% $651
Rate	-1.0pp $557	-0.5pp $489	base $419	+0.5pp $347	+1.0pp $275

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8456 98th St Woodhaven, NY	1.0	1.0	1092	$2,500	$2.29	11d	1	0.18mi
85-20 85th Rd Unit 2nd Floor Jamaica, NY	3.0	1.0	1100	$3,200	$2.91	20d	1	0.43mi
78-68 84th St Unit 2 Flushing, NY	2.0	1.0	800	$3,500	$4.38	25d	1	0.63mi
94-17 90th Ave Unit 2nd Floor Jamaica, NY	3.0	2.0	1040	$3,000	$2.88	8d	1	0.66mi
88-23 85th St Unit 1L Jamaica, NY	3.0	1.0	1000	$3,300	$3.30	25d	1	0.72mi
9915 Ascan Ave Forest Hills, NY	2.0	1.0	600	$2,700	$4.50	25d	1	0.88mi
76-09 88th Ave Unit 1 Woodhaven, NY	3.0	2.0	960	$3,700	$3.85	21d	1	0.91mi
88-18 77th St Unit 2 Jamaica, NY	3.0	1.0	913	$3,295	$3.61	25d	1	0.93mi
8371 116th St Unit 7C Richmond Hill, NY	1.0	1.0	800	$2,600	$3.25	0d	1	1.02mi
8371 116th St Jamaica, NY	1.0	1.0	688	$2,725	$3.96	6d	2	1.02mi
90-18 77th St Unit 2 Jamaica, NY	3.0	1.0	913	$3,295	$3.61	25d	1	1.03mi
8375 117th St Unit 5E Richmond Hill, NY	1.0	1.0	650	$2,650	$4.08	13d	1	1.05mi
8375 117th St Richmond Hill, NY	1.0	1.0	650	$2,695	$4.15	25d	1	1.05mi
11624 Grosvenor Ln Unit 11D Richmond Hill, NY	2.0	2.0	950	$3,200	$3.37	25d	1	1.07mi
83-60 118th St Unit 4F Kew Gardens, NY	2.0	1.0	800	$2,500	$3.12	25d	1	1.09mi
8383 118th St Kew Gardens, NY	1.0–2.0	1.0–1.5	900	$3,200	$3.56	25d	2	1.13mi
83-83 118th St Unit 2E Kew Gardens, NY	2.0	1.5	1000	$3,200	$3.20	15d	1	1.13mi
91-04 75th St Unit 1 Jamaica, NY	1.0	1.0	600	$2,100	$3.50	25d	1	1.16mi
91-04 75th St Unit 2 Jamaica, NY	3.0	1.0	800	$3,700	$4.62	25d	1	1.16mi
91-19 75th St #1 Woodhaven, NY	1.0	1.0	600	$2,100	$3.50	8d	1	1.17mi
97-56 105th St #2 Ozone Park, NY	3.0	2.0	1000	$3,811	$3.81	25d	1	1.23mi
150 Greenway Ter Forest Hills, NY	1.0–2.0	1.0	937	$4,300	$4.59	21d	2	1.25mi
150 Greenway Ter Forest Hills, NY	1.0–2.0	1.0	937	$4,300	$4.59	0d	2	1.25mi
12015 Jamaica Ave Unit 2 Jamaica, NY	2.0	1.0	700	$2,200	$3.14	25d	1	1.29mi
122-08 Hillside Ave Unit 2 Jamaica, NY	2.0	1.0	700	$2,500	$3.57	25d	1	1.35mi
7540 Austin St Unit 4HR Forest Hills, NY	1.0	1.0	841	$2,600	$3.09	0d	1	1.41mi
65-68 Ellwell Cres Unit 2 Flushing, NY	3.0	1.0	900	$3,800	$4.22	25d	1	1.41mi
123-16 Hillside Ave Unit 1st Fl Jamaica, NY	2.0	1.0	869	$2,700	$3.11	25d	1	1.41mi
8711 123rd St Richmond Hill, NY	3.0	1.0	1000	$3,000	$3.00	5d	1	1.42mi
124-14 Metropolitan Ave Unit 2F Kew Gardens, NY	2.0	1.0	850	$2,900	$3.41	25d	1	1.43mi
12401 Hillside Ave Richmond Hill, NY	2.0	1.0	800	$2,700	$3.38	0d	1	1.43mi
11007 73rd Rd Forest Hills, NY	1.0	1.0	950	$1,800	$1.89	20d	1	1.46mi
6725 Dartmouth St Unit 3L Forest Hills, NY	2.0	1.0	800	$2,700	$3.38	25d	1	1.48mi

HOA detail condo

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

Listing history 12 events

1. 2026-03-27
   status Pending
2. 2026-02-16
   listed $275,000 Active
3. 2022-06-13
   soldstatus $260,000 Closed 689-char remark

   Show marketing remark (689 chars)

   Full of sunshine 2 bedroom with park views. Eat-In Kitchen, spacious living room , dining area & 5 closets. Electric, gas, heat, water & real estate taxes included in low monthly maintenance. Very well maintained building with laundry, storage and bike rooms available. Nested in the middle of Forest Park, an agrarian delight with abounds of trails and bridle paths. Nearby: Band shell with summer free concerts, Playgrounds, carousal, skate board park, golf course, tennis court, horseback riding trails, running track, soccer & baseball fields. Close to shops and transportation. No subletting . Wall to wall carpet required., Additional information: Interior Features:Lr/Dr

4. 2022-03-23
   status Pending 689-char remark

   Show marketing remark (689 chars)

   Full of sunshine 2 bedroom with park views. Eat-In Kitchen, spacious living room , dining area & 5 closets. Electric, gas, heat, water & real estate taxes included in low monthly maintenance. Very well maintained building with laundry, storage and bike rooms available. Nested in the middle of Forest Park, an agrarian delight with abounds of trails and bridle paths. Nearby: Band shell with summer free concerts, Playgrounds, carousal, skate board park, golf course, tennis court, horseback riding trails, running track, soccer & baseball fields. Close to shops and transportation. No subletting . Wall to wall carpet required., Additional information: Interior Features:Lr/Dr

5. 2022-03-16
   historical 689-char remark

   Show marketing remark (689 chars)

   Full of sunshine 2 bedroom with park views. Eat-In Kitchen, spacious living room , dining area & 5 closets. Electric, gas, heat, water & real estate taxes included in low monthly maintenance. Very well maintained building with laundry, storage and bike rooms available. Nested in the middle of Forest Park, an agrarian delight with abounds of trails and bridle paths. Nearby: Band shell with summer free concerts, Playgrounds, carousal, skate board park, golf course, tennis court, horseback riding trails, running track, soccer & baseball fields. Close to shops and transportation. No subletting . Wall to wall carpet required., Additional information: Interior Features:Lr/Dr

6. 2022-01-02
   status Active 689-char remark

   Show marketing remark (689 chars)

   Full of sunshine 2 bedroom with park views. Eat-In Kitchen, spacious living room , dining area & 5 closets. Electric, gas, heat, water & real estate taxes included in low monthly maintenance. Very well maintained building with laundry, storage and bike rooms available. Nested in the middle of Forest Park, an agrarian delight with abounds of trails and bridle paths. Nearby: Band shell with summer free concerts, Playgrounds, carousal, skate board park, golf course, tennis court, horseback riding trails, running track, soccer & baseball fields. Close to shops and transportation. No subletting . Wall to wall carpet required., Additional information: Interior Features:Lr/Dr

7. 2021-12-31
   historical 689-char remark

   Show marketing remark (689 chars)

   Full of sunshine 2 bedroom with park views. Eat-In Kitchen, spacious living room , dining area & 5 closets. Electric, gas, heat, water & real estate taxes included in low monthly maintenance. Very well maintained building with laundry, storage and bike rooms available. Nested in the middle of Forest Park, an agrarian delight with abounds of trails and bridle paths. Nearby: Band shell with summer free concerts, Playgrounds, carousal, skate board park, golf course, tennis court, horseback riding trails, running track, soccer & baseball fields. Close to shops and transportation. No subletting . Wall to wall carpet required., Additional information: Interior Features:Lr/Dr

8. 2021-12-02
   price $275,000 689-char remark

   Show marketing remark (689 chars)

   Full of sunshine 2 bedroom with park views. Eat-In Kitchen, spacious living room , dining area & 5 closets. Electric, gas, heat, water & real estate taxes included in low monthly maintenance. Very well maintained building with laundry, storage and bike rooms available. Nested in the middle of Forest Park, an agrarian delight with abounds of trails and bridle paths. Nearby: Band shell with summer free concerts, Playgrounds, carousal, skate board park, golf course, tennis court, horseback riding trails, running track, soccer & baseball fields. Close to shops and transportation. No subletting . Wall to wall carpet required., Additional information: Interior Features:Lr/Dr

9. 2021-11-03
   status Active 689-char remark

   Show marketing remark (689 chars)

   Full of sunshine 2 bedroom with park views. Eat-In Kitchen, spacious living room , dining area & 5 closets. Electric, gas, heat, water & real estate taxes included in low monthly maintenance. Very well maintained building with laundry, storage and bike rooms available. Nested in the middle of Forest Park, an agrarian delight with abounds of trails and bridle paths. Nearby: Band shell with summer free concerts, Playgrounds, carousal, skate board park, golf course, tennis court, horseback riding trails, running track, soccer & baseball fields. Close to shops and transportation. No subletting . Wall to wall carpet required., Additional information: Interior Features:Lr/Dr

10. 2021-10-26
    historical 689-char remark

    Show marketing remark (689 chars)

    Full of sunshine 2 bedroom with park views. Eat-In Kitchen, spacious living room , dining area & 5 closets. Electric, gas, heat, water & real estate taxes included in low monthly maintenance. Very well maintained building with laundry, storage and bike rooms available. Nested in the middle of Forest Park, an agrarian delight with abounds of trails and bridle paths. Nearby: Band shell with summer free concerts, Playgrounds, carousal, skate board park, golf course, tennis court, horseback riding trails, running track, soccer & baseball fields. Close to shops and transportation. No subletting . Wall to wall carpet required., Additional information: Interior Features:Lr/Dr

11. 2021-08-16
    price $280,000 689-char remark

    Show marketing remark (689 chars)

    Full of sunshine 2 bedroom with park views. Eat-In Kitchen, spacious living room , dining area & 5 closets. Electric, gas, heat, water & real estate taxes included in low monthly maintenance. Very well maintained building with laundry, storage and bike rooms available. Nested in the middle of Forest Park, an agrarian delight with abounds of trails and bridle paths. Nearby: Band shell with summer free concerts, Playgrounds, carousal, skate board park, golf course, tennis court, horseback riding trails, running track, soccer & baseball fields. Close to shops and transportation. No subletting . Wall to wall carpet required., Additional information: Interior Features:Lr/Dr

12. 2021-03-13
    listed $289,000 Active 689-char remark

    Show marketing remark (689 chars)

    Full of sunshine 2 bedroom with park views. Eat-In Kitchen, spacious living room , dining area & 5 closets. Electric, gas, heat, water & real estate taxes included in low monthly maintenance. Very well maintained building with laundry, storage and bike rooms available. Nested in the middle of Forest Park, an agrarian delight with abounds of trails and bridle paths. Nearby: Band shell with summer free concerts, Playgrounds, carousal, skate board park, golf course, tennis court, horseback riding trails, running track, soccer & baseball fields. Close to shops and transportation. No subletting . Wall to wall carpet required., Additional information: Interior Features:Lr/Dr

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 49% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,228
• − Mortgage interest: −$15,404
• − Property taxes: −$4,125
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,818
• − Management: −$2,818
• − Depreciation: −$8,000
• Taxable income: $687
• Est. tax owed @ 24.0%: −$165
• After-tax cash flow: $4,860/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): 40,612
• Household income: $90,685
• Rent vs Own: 45.2% rent · 54.8% own
• Severe rent burden: 1540.0

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 0.63)
• Race & ethnicity: Hispanic / Latino 56% Two or more races 24% Asian 20% White 13% Black 4%
• Hispanic origin (detail): Mexican 6% Puerto Rican 9% Dominican 18%
• Common ancestry: Romanian 2%
• Foreign-born: 52% · Canada, China, Jamaica
• Languages at home: 30% English-only · Spanish 46% Chinese 9% Other Indo-European 7%

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: ▼ -409.05%
• Current HPI: 298.1143
• 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

-4.8% since first listed

12 events — show timeline

• 2026-03-27 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-02-16 Listed $275,000 OneKey® MLS as Distributed by MLS Grid
• 2022-06-13 Sold (MLS) $260,000 OneKey® MLS as Distributed by MLS Grid
• 2022-03-23 Pending — OneKey® MLS as Distributed by MLS Grid
• 2022-03-16 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2022-01-02 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2021-12-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-12-02 Price Changed $275,000 OneKey® MLS as Distributed by MLS Grid
• 2021-11-03 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2021-10-26 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-08-16 Price Changed $280,000 OneKey® MLS as Distributed by MLS Grid
• 2021-03-13 Listed $289,000 OneKey® MLS as Distributed by MLS Grid