None · New York, NY 11692

$549,000

3 bd · 1.5 ba · 1,407 sqft · SingleFamily public records · 114 Days on market

Built 1960 2,500 sqft lot Est $602k · 9% under

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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).

• ARV discount +11.5/15.0
• Appreciation +10.0/10.0
• Cash flow +8.5/30.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +1.7/10.0

Listing remarks MLS

, Additional information: Appearance:Excellent,Separate Hotwater Heater:Yes

Key facts

• 2,500 sq ft lot
• Built 1960
• Listed 114 days

Property features AI

Exterior

• Parking: Private parking; No carport
• Utilities: Public sewer; Cable available; Electricity available; Natural gas available; Phone available; Public trash collection
• Home design: Single family residence; One-story
• Construction: Aluminum and vinyl siding construction
• Exterior features: Aluminum siding; Vinyl siding; Not waterfront

Interior

• Kitchen: Gas oven; Gas range
• Bedrooms: Bedroom on the first floor
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas heating with baseboard units; No central cooling
• Interior features: First-floor bedroom; First-floor full bathroom; High ceilings; Total of 6 rooms; No attic; No basement; One level
• Laundry & utility: Laundry located in the basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $549k.

Deal economics

• At list price, monthly cash flow is $-907 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $389k (29.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $367k (33.1% below list).
• Recommended offer: $367k (33.1% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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: 80 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 5,302 units permitted in Queens County in 2024 (4,918 in 5+ unit buildings).
• At $3,670/mo this rent would consume 89% of the median local household income ($50k/yr) (locally 1734% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $59k of equity ($4k loan paydown + $55k appreciation (10.0% local appreciation)).
• Queens County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$94k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($500k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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 $371k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); major wind risk, 77% 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 $367,011 (33.1% 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 114 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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: 0.67% ✗
• Cap rate: 5.24%
• Cash-on-cash: -3.75%
• DSCR: 0.83
• GRM: 12.5

CMA / ARV

• ARV (on-the-fly): $602,196
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
627 Beach 65th St	0.07mi	3/2.0	1,530 (+9%)	1mo	$577,000	$377	80
64-07 Thursby Ave	0.20mi	3/2.0	1,402 (-0%)	16mo	$600,000	$428	75
516 Beach 72nd St	0.27mi	4/2.0 (+1)	1,400 (-0%)	10mo	$625,000	$446	71
439 Beach 69th St	0.26mi	3/2.5	1,530 (+9%)	6mo	$600,000	$392	64
60-08 Beach Front Rd Unit 90A	0.66mi	3/2.0	1,500 (+7%)	7mo	$749,000	$499	50

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.3%
• Equity multiple: 2.57×
• Total profit: $241,277
• Equity at exit: $494,583

10-year hold

• IRR: 17.8%
• Equity multiple: 5.92×
• Total profit: $756,089
• Equity at exit: $1,066,586

Cash invested: $153,720 (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 11692

• Home prices YoY: 14.4%
• Active inventory: 80
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $3,670 high
• Mortgage (P&I): −$2,879
• Tax from tax record: −$272 /mo · $3,268/yr
• Insurance: −$229
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$771
• Net cashflow: $-907

Break-even live

Break-even rent $4,819

Max offer price $388,723

Occupancy floor —

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: $137,250
• Closing costs: $16,470
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6261 De Costa Ave Arverne, NY	3.0	1.0	1117	$3,250	$2.91	3d	1	0.20mi
6935 Hessler Ave Arverne, NY	3.0	1.5	1596	$3,300	$2.07	24d	1	0.29mi
72-18 Elizabeth Ave Unit 2 Far Rockaway, NY	3.0	2.0	1125	$3,650	$3.24	24d	1	0.31mi
221 Beach 80th St Unit 1G Rockaway Beach, NY	2.0	1.0	900	$2,500	$2.78	7d	1	0.82mi
1-76 Beach 97th St Unit 3 Rockaway Beach, NY	3.0	1.0	1500	$4,000	$2.67	7d	1	1.46mi

Listing history 21 events

1. 2026-06-18
   days on market $549,000 Active 114 DOM
2. 2026-06-17
   days on market $549,000 Active 113 DOM
3. 2026-06-15
   days on market $549,000 Active 111 DOM
4. 2026-06-13
   days on market $549,000 Active 109 DOM
5. 2026-06-10
   days on market $549,000 Active 105 DOM
6. 2026-06-08
   days on market $549,000 Active 104 DOM
7. 2026-06-08
   days on market $549,000 Active 103 DOM
8. 2026-06-04
   days on market $549,000 Active 100 DOM
9. 2026-06-03
   days on market $549,000 Active 99 DOM
10. 2026-06-01
    days on market $549,000 Active 97 DOM
11. 2026-05-31
    days on market $549,000 Active 96 DOM
12. 2026-02-20
    listed $549,000 Active
13. 2025-06-19
    historical $3,777
14. 2024-11-26
    listed $3,777
15. 2024-11-26
    historical $3,777
16. 2024-09-14
    listed $3,777
17. 2019-03-29
    soldstatus $370,800
18. 2019-03-15
    soldstatus $360,000 Closed 75-char remark

    Show marketing remark (75 chars)

    , Additional information: Appearance:Excellent,Separate Hotwater Heater:Yes

19. 2019-02-15
    status Under Contract 75-char remark

    Show marketing remark (75 chars)

    , Additional information: Appearance:Excellent,Separate Hotwater Heater:Yes

20. 2019-01-06
    listed $389,000 New 75-char remark

    Show marketing remark (75 chars)

    , Additional information: Appearance:Excellent,Separate Hotwater Heater:Yes

21. 1999-08-11
    soldstatus $80,000

ⓘ 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: $3,268 · $272/mo
• Projected year-2 tax: $6,273 · $523/mo
• Expected delta: +$3,005/yr (+$250/mo · 91.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,041
• − Mortgage interest: −$30,753
• − Property taxes: −$3,268
• − Insurance: −$7,864
• − Repairs & maintenance: −$3,523
• − Management: −$3,523
• − Depreciation: −$15,971
• Taxable loss: −$20,861
• Est. tax savings @ 24.0%: +$5,007
• After-tax cash flow: $-5,881/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): 22,734
• Household income: $49,720
• Rent vs Own: 66.9% rent · 33.1% own
• Severe rent burden: 1734.0

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 0.64)
• Race & ethnicity: Black 53% Hispanic / Latino 24% Two or more races 15% White 13% Asian 6%
• Hispanic origin (detail): Puerto Rican 10% Dominican 5%
• Common ancestry: Romanian 1%
• Foreign-born: 31% · Canada, China, Jamaica
• Languages at home: 67% English-only · Spanish 18% Other Indo-European 3% Russian/Polish/Slavic 3%

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: ▲ 44.49%
• Current HPI: 354.2007
• 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

+586.2% since first listed

10 events — show timeline

• 2026-02-20 Listed $549,000 OneKey® MLS as Distributed by MLS Grid
• 2025-06-19 Rental Removed $3,777 ONEKEY
• 2024-11-26 Listed for Rent $3,777 ONEKEY
• 2024-11-26 Rental Removed $3,777 ONEKEY
• 2024-09-14 Listed for Rent $3,777 ONEKEY
• 2019-03-29 Sold (Public Records) $370,800 Public Records
• 2019-03-15 Sold (MLS) $360,000 OneKey® MLS as Distributed by MLS Grid
• 2019-02-15 Pending — OneKey® MLS as Distributed by MLS Grid
• 2019-01-06 Listed $389,000 OneKey® MLS as Distributed by MLS Grid
• 1999-08-11 Sold (Public Records) $80,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $3,268 · -2.4% YoY. Source: county tax records.