2137 33rd St Unit 3C · New York, NY 11105

$339,000

2 bd · 1.0 ba · 700 sqft · Condo · 82 Days on market

Built 1923

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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 +22.0/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.8/10.0
• Schools +5.0/10.0
• Rent growth +4.2/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Unit 3C at 21-37 33rd Street, a beautifully renovated two-bedroom co-op located in the highly desirable Acropolis Gardens community in the Ditmars area of Astoria. This charming garden-style complex features gated entry, mature trees, and landscaped courtyards that create a peaceful and inviting first impression. Inside, the home offers a bright and functional layout with hardwood floors throughout and multiple exposures that fill the space with natural light. The windowed kitchen is thoughtfully updated with granite countertops, a gas range, dishwasher, and ample cabinetry, providing both style and practicality. The living area offers comfortable space for everyday living and entertaining. Both bedrooms are generously sized with excellent closet potential and flexibility for a variety of furniture layouts. The bathroom features classic tilework and a window for natural ventilation. Residents of Acropolis Gardens enjoy beautifully maintained grounds and tranquil courtyard seating areas that enhance the community atmosphere. Ideally positioned in the vibrant Ditmars section of Astoria, this home offers convenient access to local cafes, restaurants, shopping, parks, and public transportation, making it an exceptional opportunity to enjoy comfortable living in one of Queens’ most sought-after neighborhoods.

Key facts

• Windowed kitchen
• Gated entry
• Granite countertops

Tags

• GATED ENTRY
• MATURE TREES
• LANDSCAPED COURTYARDS
• HARDWOOD FLOORS
• WINDOWED KITCHEN
• GRANITE COUNTERTOPS

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Electricity connected; Natural gas connected; Public sewer; Public water connected; Public trash collection
• Home design: Stock cooperative
• Construction: Stone exterior
• Exterior features: Stone construction; Not waterfront

Interior

• Kitchen: Dishwasher; Gas range; Refrigerator
• Bedrooms: Entry level: 3
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Wall/window air conditioning units
• Interior features: Galley-style kitchen; Pets allowed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $339k.

Deal economics

• At list price, monthly cash flow is $541 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $339k).
• Recommended offer: $319k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: Rents rising fast (+6.7%/yr); 112 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 5,302 units permitted in Queens County in 2024 (4,918 in 5+ unit buildings).
• This rent runs 43% of the median local income ($102k/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 $10k 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 + 6.7% rent growth), your $95k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($319k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $318,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1923 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.08% ✓
• Cap rate: 8.21%
• Cash-on-cash: 6.84%
• DSCR: 1.30
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.66% rent growth · sell at horizon

5-year hold

• IRR: -1.7%
• Equity multiple: 0.93×
• Total profit: $-6,475
• Equity at exit: $50,546

10-year hold

• IRR: 11.5%
• Equity multiple: 2.06×
• Total profit: $100,634
• Equity at exit: $29,311

Cash invested: $94,920 (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 11105

• Home prices YoY: -11.2%
• Rents YoY: 6.7%
• Active inventory: 112
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $3,650 medium
• Mortgage (P&I): −$1,778
• Tax est. 1.5%: −$424 /mo · $5,085/yr
• Insurance: −$141
• HOA: −$0
• Vacancy / Maint / Mgmt: −$767
• Net cashflow: $541

Break-even live

Break-even rent $2,966

Max offer price $339,000

Occupancy floor 80%

Sensitivity live

Price	-10% $775	-5% $658	+0% $541	+5% $424	+10% $307
Rent	-10% $253	-5% $397	+0% $541	+5% $685	+10% $830
Rate	-1.0pp $712	-0.5pp $627	base $541	+0.5pp $453	+1.0pp $364

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: $84,750
• Closing costs: $10,170
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1420 27th Ave Astoria, NY	1.0–2.0	1.0–2.0	887	$4,899	$5.52	5d	9	1.10mi

HOA detail condo

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

Listing history 22 events

1. 2026-06-21
   days on market $339,000 Active 82 DOM
2. 2026-06-18
   days on market $339,000 Active 79 DOM
3. 2026-06-17
   days on market $339,000 Active 78 DOM
4. 2026-06-16
   days on market $339,000 Active 77 DOM
5. 2026-06-15
   days on market $339,000 Active 76 DOM
6. 2026-06-13
   days on market $339,000 Active 74 DOM
7. 2026-06-09
   days on market $339,000 Active 70 DOM
8. 2026-06-08
   days on market $339,000 Active 69 DOM
9. 2026-06-07
   days on market $339,000 Active 68 DOM
10. 2026-06-04
    days on market $339,000 Active 65 DOM
11. 2026-06-03
    days on market $339,000 Active 64 DOM
12. 2026-06-02
    days on market $339,000 Active 63 DOM
13. 2026-06-01
    days on market $339,000 Active 62 DOM
14. 2026-05-31
    days on market $339,000 Active 61 DOM
15. 2026-04-08
    status Active
16. 2026-03-17
    listed $339,000 Active

    Show marketing remark (1351 chars)

    Welcome to Unit 3C at 21-37 33rd Street, a beautifully renovated two-bedroom co-op located in the highly desirable Acropolis Gardens community in the Ditmars area of Astoria. This charming garden-style complex features gated entry, mature trees, and landscaped courtyards that create a peaceful and inviting first impression. Inside, the home offers a bright and functional layout with hardwood floors throughout and multiple exposures that fill the space with natural light. The windowed kitchen is thoughtfully updated with granite countertops, a gas range, dishwasher, and ample cabinetry, providing both style and practicality. The living area offers comfortable space for everyday living and entertaining. Both bedrooms are generously sized with excellent closet potential and flexibility for a variety of furniture layouts. The bathroom features classic tilework and a window for natural ventilation. Residents of Acropolis Gardens enjoy beautifully maintained grounds and tranquil courtyard seating areas that enhance the community atmosphere. Ideally positioned in the vibrant Ditmars section of Astoria, this home offers convenient access to local cafes, restaurants, shopping, parks, and public transportation, making it an exceptional opportunity to enjoy comfortable living in one of Queens’ most sought-after neighborhoods.

17. 2026-03-17
    listed $339,000 Active 1351-char remark

    Show marketing remark (1351 chars)

    Welcome to Unit 3C at 21-37 33rd Street, a beautifully renovated two-bedroom co-op located in the highly desirable Acropolis Gardens community in the Ditmars area of Astoria. This charming garden-style complex features gated entry, mature trees, and landscaped courtyards that create a peaceful and inviting first impression. Inside, the home offers a bright and functional layout with hardwood floors throughout and multiple exposures that fill the space with natural light. The windowed kitchen is thoughtfully updated with granite countertops, a gas range, dishwasher, and ample cabinetry, providing both style and practicality. The living area offers comfortable space for everyday living and entertaining. Both bedrooms are generously sized with excellent closet potential and flexibility for a variety of furniture layouts. The bathroom features classic tilework and a window for natural ventilation. Residents of Acropolis Gardens enjoy beautifully maintained grounds and tranquil courtyard seating areas that enhance the community atmosphere. Ideally positioned in the vibrant Ditmars section of Astoria, this home offers convenient access to local cafes, restaurants, shopping, parks, and public transportation, making it an exceptional opportunity to enjoy comfortable living in one of Queens’ most sought-after neighborhoods.

18. 2018-11-29
    historical
19. 2018-09-25
    price $369,000
20. 2018-06-21
    listed $385,000 New
21. 2012-07-03
    soldstatus $1,350,000
22. 2012-06-22
    soldstatus $1,350,000

ⓘ 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 ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $43,806
• − Mortgage interest: −$18,989
• − Property taxes: −$5,085
• − Insurance: −$1,695
• − Repairs & maintenance: −$3,504
• − Management: −$3,504
• − Depreciation: −$9,862
• Taxable income: $1,166
• Est. tax owed @ 24.0%: −$280
• After-tax cash flow: $6,214/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): 37,936
• Household income: $102,012
• Rent vs Own: 74.5% rent · 25.5% own
• Severe rent burden: 2291.0

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 0.58)
• Race & ethnicity: White 60% Hispanic / Latino 22% Two or more races 11% Asian 10% Black 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 5% Dominican 2%
• Common ancestry: Romanian 3% Italian 1% Scotch-Irish 1%
• Foreign-born: 32% · Canada, Jamaica, Vietnam
• Languages at home: 53% English-only · Other Indo-European 17% Spanish 16% Arabic 6%

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: ▼ -62.96%
• Current HPI: 501.1392
• Rent YoY: ▲ 6.66%
• 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

-74.9% since first listed

8 events — show timeline

• 2026-04-08 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-03-17 Listed $339,000 BNYMLS
• 2026-03-17 Listed $339,000 OneKey® MLS as Distributed by MLS Grid
• 2018-11-29 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2018-09-25 Price Changed $369,000 OneKey® MLS as Distributed by MLS Grid
• 2018-06-21 Listed $385,000 OneKey® MLS as Distributed by MLS Grid
• 2012-07-03 Sold (Public Records) $1,350,000 Public Records
• 2012-06-22 Sold (Public Records) $1,350,000 Public Records