37-75 64 St #51 · New York, NY 11377

$370,000

2 bd · 1.0 ba · 725 sqft · Condo · 353 Days on market

Built 1916

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Why this score? — see what drove the D 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 +12.6/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +4.0/5.0
• DSCR +3.8/10.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Apartment located in a well maintained building that has a great location in Woodside. Walking distance to #7 train station, LIRR, buses, subway station on 65 St. Surrounded by many restaurants that boast a very diverse food. Steps from Roosevelt Ave and shopping. There is a laundry room on the 1st floor and bike room. Super at the premises

Key facts

• Laundry room
• Bike room
• Built 1916

Tags

• WALKING DISTANCE TO TRAIN
• LAUNDRY ROOM
• BIKE ROOM

Property features AI

Exterior

• Parking: No carport
• Utilities: Electricity connected (Con Edison); Natural gas connected; Public sewer; Public trash collection
• Home design: Stock cooperative; One story; Entry level 5; Living area listed from plans
• Construction: Brick construction; Actual property condition
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Dishwasher; Gas cooktop; Gas range; Refrigerator
• Bedrooms: One level (Entry level: 5)
• Flooring: Hardwood; Other
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating; Wall/window AC unit(s)
• Interior features: Eat-in kitchen; Entrance foyer; High ceilings; High-speed internet
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $370k.

Deal economics

• At list price, monthly cash flow is $-44 ($-529/yr) — negative.
• To cash-flow at today's rent, offer at most $364k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $318k (14.0% below list).
• Recommended offer: $318k (14.0% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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.
• Market conditions: Rents rising fast (+6.1%/yr); 349 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 5,302 units permitted in Queens County in 2024 (4,918 in 5+ unit buildings).
• At $3,181/mo this rent would consume 52% of the median local household income ($73k/yr) (locally 5474% 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 $3k of loan paydown is wiped out by about $11k 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 353 days — a 12% lower offer ($326k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 14y 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 $260k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1916 — 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 $318,094 (14.0% 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 353 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1916 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.86% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.51%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.09% rent growth · sell at horizon

5-year hold

• IRR: -13.7%
• Equity multiple: 0.49×
• Total profit: $-52,518
• Equity at exit: $55,168

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-4,569
• Equity at exit: $31,991

Cash invested: $103,600 (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 11377

• Home prices YoY: -28.8%
• Rents YoY: 6.1%
• Active inventory: 349
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $3,181 medium
• Mortgage (P&I): −$1,940
• Tax est. 1.5%: −$462 /mo · $5,550/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$668
• Net cashflow: $-44

Break-even live

Break-even rent $3,237

Max offer price $363,627

Occupancy floor 96%

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: $92,500
• Closing costs: $11,100
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3716 83rd St Jackson Heights, NY	1.0	1.0	700	$1,800	$2.57	19d	1	0.88mi
34-35 44th St Astoria, NY	1.0–2.0	1.0–2.0	613	$5,794	$9.45	2d	26	1.08mi

HOA detail condo

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

Listing history 43 events

1. 2026-06-18
   days on market $370,000 Active 353 DOM
2. 2026-06-17
   days on market $370,000 Active 352 DOM
3. 2026-06-15
   days on market $370,000 Active 350 DOM
4. 2026-06-13
   days on market $370,000 Active 348 DOM
5. 2026-06-10
   days on market $370,000 Active 344 DOM
6. 2026-06-08
   days on market $370,000 Active 343 DOM
7. 2026-06-03
   days on market $370,000 Active 338 DOM
8. 2026-06-01
   days on market $370,000 Active 336 DOM
9. 2026-05-31
   days on market $370,000 Active 335 DOM
10. 2026-03-06
    status Active
11. 2026-03-01
    historical
12. 2026-01-16
    status Active
13. 2026-01-06
    status Pending
14. 2025-12-16
    status Active
15. 2025-12-07
    historical
16. 2025-06-06
    listed $370,000 Active
17. 2025-05-28
    historical
18. 2024-11-29
    listed $395,000 Active
19. 2024-10-16
    historical
20. 2024-04-16
    listed $399,000 Active
21. 2021-02-14
    historical
22. 2020-11-13
    price $375,000
23. 2020-10-10
    price $399,000
24. 2020-09-25
    price $425,000
25. 2020-08-14
    listed $450,000 Active
26. 2018-03-24
    soldstatus $260,000 Closed
27. 2017-12-15
    status Under Contract
28. 2017-11-19
    price $275,000
29. 2017-10-23
    price $285,000
30. 2017-10-05
    price $289,000
31. 2017-09-07
    price $299,000
32. 2017-07-29
    listed $309,000 New
33. 2014-05-05
    historical
34. 2014-05-01
    listed $214,000
35. 2013-08-15
    soldstatus $142,000 Closed
36. 2013-08-15
    soldstatus $142,000
37. 2013-07-24
    status Under Contract
38. 2013-07-08
    listed $169,000 New
39. 2013-07-07
    listed $169,000
40. 2013-06-15
    historical
41. 2012-08-03
    listed $169,000
42. 2012-07-31
    historical
43. 2012-01-16
    listed $160,000

ⓘ 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 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,171
• − Mortgage interest: −$20,726
• − Property taxes: −$5,550
• − Insurance: −$1,850
• − Repairs & maintenance: −$3,054
• − Management: −$3,054
• − Depreciation: −$10,764
• Taxable loss: −$6,826
• Est. tax savings @ 24.0%: +$1,638
• After-tax cash flow: $1,110/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): 81,690
• Household income: $73,073
• Rent vs Own: 70.5% rent · 29.5% own
• Severe rent burden: 5474.0

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 0.67)
• Race & ethnicity: Hispanic / Latino 40% Asian 36% Two or more races 20% White 20% Black 2%
• Hispanic origin (detail): Mexican 12% Puerto Rican 4% Dominican 5%
• Common ancestry: Romanian 2%
• Foreign-born: 56% · Canada, China, Jamaica
• Languages at home: 27% English-only · Spanish 34% Other Indo-European 16% Chinese 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: ▼ -110.83%
• Current HPI: 273.9408
• Rent YoY: ▲ 6.09%
• 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

+131.2% since first listed

34 events — show timeline

• 2026-03-06 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-03-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-01-16 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-01-06 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-12-16 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-12-07 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-06-06 Listed $370,000 OneKey® MLS as Distributed by MLS Grid
• 2025-05-28 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-11-29 Listed $395,000 OneKey® MLS as Distributed by MLS Grid
• 2024-10-16 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-04-16 Listed $399,000 OneKey® MLS as Distributed by MLS Grid
• 2021-02-14 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-11-13 Price Changed $375,000 OneKey® MLS as Distributed by MLS Grid
• 2020-10-10 Price Changed $399,000 OneKey® MLS as Distributed by MLS Grid
• 2020-09-25 Price Changed $425,000 OneKey® MLS as Distributed by MLS Grid
• 2020-08-14 Listed $450,000 OneKey® MLS as Distributed by MLS Grid
• 2018-03-24 Sold (MLS) $260,000 OneKey® MLS as Distributed by MLS Grid
• 2017-12-15 Pending — OneKey® MLS as Distributed by MLS Grid
• 2017-11-19 Price Changed $275,000 OneKey® MLS as Distributed by MLS Grid
• 2017-10-23 Price Changed $285,000 OneKey® MLS as Distributed by MLS Grid
• 2017-10-05 Price Changed $289,000 OneKey® MLS as Distributed by MLS Grid
• 2017-09-07 Price Changed $299,000 OneKey® MLS as Distributed by MLS Grid
• 2017-07-29 Listed $309,000 OneKey® MLS as Distributed by MLS Grid
• 2014-05-05 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2014-05-01 Listed $214,000 OneKey® MLS as Distributed by MLS Grid
• 2013-08-15 Sold (MLS) $142,000 OneKey® MLS as Distributed by MLS Grid
• 2013-08-15 Sold (MLS) $142,000 MLSLI
• 2013-07-24 Pending — MLSLI
• 2013-07-08 Listed $169,000 MLSLI
• 2013-07-07 Listed $169,000 OneKey® MLS as Distributed by MLS Grid
• 2013-06-15 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2012-08-03 Listed $169,000 OneKey® MLS as Distributed by MLS Grid
• 2012-07-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2012-01-16 Listed $160,000 OneKey® MLS as Distributed by MLS Grid