241-20 Northern Blvd Unit 2C · New York, NY 11362

$334,888

2 bd · 1.0 ba · 1,000 sqft · Townhouse · 324 Days on market

Built 1964 Est $439k · 24% under ↓ 3% 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 +18.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• Schools +5.0/10.0
• 1% rule +4.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully maintained 2-bedroom co-op located in one of Douglaston's most desirable communities. This inviting residence features gleaming hardwood floors, an updated kitchen, and generous closet space blending comfort, functionality, and timeless style. A dedicated on-site parking spot is included with the sale, a rare and highly sought-after amenity in the area. Residents also enjoy access to a well-kept communal laundry room and the peace of mind of a live-in superintendent. Perfectly positioned just minutes from the Douglaston LIRR station, shopping, dining, and picturesque parks, this home offers seamless access to both city commuting and everyday conveniences. Don&rsq

Key facts

• On-site parking
• Updated kitchen
• Hardwood floors

Tags

• HARDWOOD FLOORS
• UPDATED KITCHEN
• GENEROUS CLOSET SPACE
• ON-SITE PARKING
• COMMUNAL LAUNDRY ROOM
• LIVE-IN SUPERINTENDENT

Property features AI

Finance

• HOA & community: Association: ORSID; Building amenities include elevators, live-in superintendent, grounds maintenance, parking, snow removal, and trash service; Association fee covers common area maintenance, grounds care, sewer, snow removal, and trash

Exterior

• Parking: Shared/common parking; Garage with one garage space and garage door opener (1 total parking)
• Security: Fire sprinkler system; Key card entry; Window bars
• Utilities: Con-Edison electric; Public sewer; Natural gas connected
• Home design: Stock cooperative; One level; Unit on the second floor; Seven-story building
• Construction: Brick construction
• Exterior features: Brick construction; Fire sprinkler system; Key card entry; Window bars; No waterfront; Sidewalks in the community

Interior

• Kitchen: Energy Star qualified appliances; Granite counters
• Bedrooms: Located on the second floor
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Wall/window air conditioning units
• Interior features: Formal dining area; Granite counters; Primary bathroom; Open floor plan; Terrace
• Laundry & utility: Common area laundry; Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $335k.

Deal economics

• At list price, monthly cash flow is $288 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $329k (1.6% below list).
• Recommended offer: $295k (12.0% below list) — sets the bar for market timing.
• 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: 162 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• This rent runs 32% of the median local income ($122k/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.

Negotiation context

• It's been on market 324 days — a 12% lower offer ($295k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $294,701 (12.0% below list)

Questions for the listing agent

1. It's been on market 324 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.98% ✗
• Cap rate: 7.33%
• Cash-on-cash: 3.69%
• DSCR: 1.16
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $439,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
241-20 Northern Blvd Unit 6E	0.00mi	2/1.0	950 (-5%)	3mo	$291,000	$306	89
42-30 Douglaston Pkwy Unit 5N	0.24mi	2/1.0	906 (-9%)	3mo	$425,000	$469	71
42-30 Douglaston Pkwy Unit 3L	0.24mi	2/1.0	900 (-10%)	2mo	$410,000	$456	70
241-20 Northern Blvd Unit 2F	0.00mi	1/1.0 (-1)	900 (-10%)	11mo	$299,000	$332	70
4001 Little Neck Pkwy Unit 1A	0.59mi	2/1.0	1,000 (0%)	5mo	$450,000	$450	68
241-20 Northern Blvd Unit 6J	0.00mi	1/1.0 (-1)	871 (-13%)	9mo	$278,000	$319	66
42-30 Douglaston Pkwy Unit 7G	0.24mi	2/1.0	900 (-10%)	11mo	$418,888	$465	63
57-21 246th Cres Unit B2-7 Upper	0.65mi	2/1.0	950 (-5%)	7mo	$395,000	$416	55
56-10 244 St #1	0.65mi	2/1.0	938 (-6%)	5mo	$412,000	$439	55
56-09 Douglaston Pkwy Unit 1st Fl	0.66mi	2/1.0	950 (-5%)	11mo	$358,000	$377	52
57-55 244 St Unit 7F (1st Floor)	0.74mi	3/1.0 (+1)	950 (-5%)	7mo	$420,000	$442	46
5766 246th Cres Unit F8	0.70mi	2/1.0	900 (-10%)	6mo	$379,500	$422	45

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: $-35,865
• Equity at exit: $49,933

10-year hold

• IRR: -1.1%
• Equity multiple: 0.92×
• Total profit: $-7,398
• Equity at exit: $28,955

Cash invested: $93,769 (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 11362

• Home prices YoY: -31.1%
• Active inventory: 162
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $3,294 high
• Mortgage (P&I): −$1,756
• Tax est. 1.5%: −$419 /mo · $5,023/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$692
• Net cashflow: $288

Break-even live

Break-even rent $2,930

Max offer price $334,888

Occupancy floor 86%

Sensitivity live

Price	-10% $520	-5% $404	+0% $288	+5% $172	+10% $57
Rent	-10% $28	-5% $158	+0% $288	+5% $418	+10% $548
Rate	-1.0pp $457	-0.5pp $373	base $288	+0.5pp $201	+1.0pp $113

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: $83,722
• Closing costs: $10,047
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4420 Douglaston Pkwy Unit 5A Little Neck, NY	2.0	1.0	900	$3,100	$3.44	5d	1	0.07mi
4230 Douglaston Pkwy Little Neck, NY	1.0	1.0	700	$1,800	$2.57	19d	1	0.23mi
4245 247th St Little Neck, NY	3.0	1.0	1080	$3,800	$3.52	25d	1	0.35mi
4141 Little Neck Pkwy #3 Little Neck, NY	2.0	2.0	1350	$3,000	$2.22	25d	1	0.57mi
56-25 226th St Unit 3 Bayside, NY	3.0	1.5	977	$3,250	$3.33	25d	1	0.89mi
245-63 61st Ave Unit 1FL Flushing, NY	3.0	2.0	1000	$3,000	$3.00	25d	1	0.91mi
43-27 220th St Unit 2nd Floor Flushing, NY	3.0	2.0	1200	$3,700	$3.08	25d	1	0.91mi
5710 253rd St Little Neck, NY	3.0	1.0	1236	$3,400	$2.75	2d	1	0.94mi
5775 Cloverdale Blvd Oakland Gardens, NY	3.0	2.0	1200	$4,200	$3.50	25d	1	0.98mi
4623 Arcadia Ln Great Neck, NY	3.0	1.0	1480	$4,700	$3.18	44d	1	1.03mi
240-53 68th Ave Unit 1st Floor Douglaston, NY	2.0	1.0	900	$2,500	$2.78	25d	1	1.03mi
253-15 60th Ave Unit 2nd Floor Flushing, NY	3.0	2.0	1100	$3,500	$3.18	3d	1	1.05mi
42-04 216th St Unit 2 Bayside, NY	3.0	2.0	1250	$3,200	$2.56	19d	1	1.14mi
232-15 67th Ave Unit 1FL Flushing, NY	2.0	2.0	900	$2,900	$3.22	5d	1	1.15mi
214-16 40th Ave Unit 3rd Floor Flushing, NY	2.0	1.0	900	$2,800	$3.11	25d	1	1.30mi
5804 264th St Little Neck, NY	3.0	2.0	1196	$4,700	$3.93	11d	1	1.35mi
40-21 Bell Blvd Ste 2 Bayside, NY	3.0	2.0	1250	$3,600	$2.88	3d	1	1.36mi
61-11 219th St Unit 2 Flushing, NY	3.0	1.5	1200	$3,050	$2.54	15d	1	1.36mi
100 Cuttermill Rd Great Neck, NY	1.0–2.0	1.5–2.5	1200	$5,500	$4.58	25d	1	1.39mi
4 Chelsea Pl Unit 3D Great Neck, NY	2.0	2.0	1200	$4,700	$3.92	44d	1	1.46mi
4 Chelsea Pl Apt 3F Great Neck, NY	2.0	2.0	900	$4,600	$5.11	25d	1	1.46mi
6923 Little Neck Pkwy Glen Oaks, NY	3.0	2.0	1300	$3,250	$2.50	12d	1	1.49mi
5847 215th St Bayside Hills, NY	3.0	2.0	1196	$4,860	$4.06	25d	1	1.49mi
6747 222nd St Oakland Gardens, NY	3.0	1.0	924	$2,700	$2.92	3d	1	1.49mi

Listing history 12 events

1. 2026-06-18
   days on market $334,888 Active 324 DOM
2. 2026-06-17
   days on market $334,888 Active 323 DOM
3. 2026-06-15
   days on market $334,888 Active 321 DOM
4. 2026-06-13
   days on market $334,888 Active 319 DOM
5. 2026-06-10
   days on market $334,888 Active 315 DOM
6. 2026-06-08
   pricedays on market $334,888 Active 314 DOM
7. 2026-06-03
   days on market $339,888 Active 309 DOM
8. 2026-06-01
   days on market $339,888 Active 307 DOM
9. 2026-05-31
   days on market $339,888 Active 306 DOM
10. 2026-02-24
    price $339,888
11. 2025-11-09
    price $345,000
12. 2025-07-25
    listed $350,000 Active

ⓘ 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: $39,531
• − Mortgage interest: −$18,759
• − Property taxes: −$5,023
• − Insurance: −$1,674
• − Repairs & maintenance: −$3,162
• − Management: −$3,162
• − Depreciation: −$9,742
• Taxable loss: −$1,993
• Est. tax savings @ 24.0%: +$478
• After-tax cash flow: $3,936/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): 18,492
• Household income: $122,090
• Rent vs Own: 24.9% rent · 75.1% own
• Severe rent burden: 250.0

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 0.62)
• Race & ethnicity: Asian 48% White 37% Hispanic / Latino 9% Two or more races 5% Black 3%
• Hispanic origin (detail): Puerto Rican 3% Dominican 1%
• Common ancestry: Romanian 4% Hispanic 1% Scotch-Irish 1%
• Foreign-born: 40% · China, South Korea, Canada
• Languages at home: 47% English-only · Chinese 21% Korean 12% Other Indo-European 9%

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: ▼ -117.12%
• Current HPI: 259.773
• 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

-2.9% since first listed

3 events — show timeline

• 2026-02-24 Price Changed $339,888 OneKey® MLS as Distributed by MLS Grid
• 2025-11-09 Price Changed $345,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-25 Listed $350,000 OneKey® MLS as Distributed by MLS Grid