55-30 99th St Unit 2H · New York, NY 11368

$485,000

3 bd · 2.0 ba · 1,206 sqft · Condo public records · 320 Days on market

Built 1960

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Why this score? — see what drove the F 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).

• Appreciation +8.7/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Cash flow +0.6/30.0
• DSCR +0.0/10.0

Listing remarks MLS

Huge 3 Brs 1300 Sf With 2 Full Ba, Lots Of Closets, Near Queens Center Mall And Rego Park Center. Costco, Century 21, Marshalls, Toy R Us, 10 Min To R M Train, Q55, Q30, Q38, Q88, Xpress Bus Qm10, Qm11, Commuter Bus To Downtown Manhattan, Additional information: Interior Features:Efficiency Kitchen

Key facts

• Garage
• Built 1960
• Listed 319 days

Property features AI

Finance

• HOA & community: Association with doorman; Building elevator(s); Resident lounge; Building security

Exterior

• Parking: 1 parking space; 1-car garage
• Utilities: Electricity available and connected; Natural gas available and connected; Con-Edison electric service; Public sewer
• Home design: Stock cooperative
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Gas oven; Refrigerator
• Bedrooms: 6 rooms total (includes bedrooms and living spaces)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Steam heating
• Interior features: Elevator; Formal dining area; Galley-style kitchen; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $485k.

Deal economics

• At list price, monthly cash flow is $-2k ($-26k/yr) — negative.
• To cash-flow at today's rent, offer at most $387k (20.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $347k (28.4% below list).
• Recommended offer: $347k (28.4% below list) — sets the bar for 1% rule.
• Cap rate 1.1% vs local median 2.6% in New York — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Ps 14 Fairview (math 22% / reading 42%, grade F, #1,646 of 2,108 statewide, top 80%, 1,071 students, 81% FRL); Is 61 Leonardo Da Vinci (math 37% / reading 44%, grade F, #407 of 729 statewide, top 56%, 2,079 students, 94% FRL); Midwood High School (math 94% / reading 96%, grade A+, #83 of 1,100 statewide, top 8%, 4,062 students, 73% FRL).
• Market conditions: 244 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 5,302 units permitted in Queens County in 2024 (4,918 in 5+ unit buildings).
• At $3,472/mo this rent would consume 58% of the median local household income ($72k/yr) (locally 6817% 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 $39k of equity ($3k loan paydown + $36k appreciation (7.4% 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 ~$63k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 320 days — a 12% lower offer ($427k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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 $230k; list at $485k implies a 111% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 43% of rent.
• Climate carrying-cost: severe flood risk; 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 $347,191 (28.4% 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 320 days. Have you received any prior offers? Is the seller open to a 28% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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?
11. 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?
12. 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.
13. 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.
14. 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: 0.72% ✗
• Cap rate: 1.11%
• Cash-on-cash: -18.52%
• DSCR: 0.18
• GRM: 11.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.4% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.4%
• Equity multiple: 1.33×
• Total profit: $44,625
• Equity at exit: $348,838

10-year hold

• IRR: 7.2%
• Equity multiple: 2.72×
• Total profit: $233,890
• Equity at exit: $674,513

Cash invested: $135,800 (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 11368

• Home prices YoY: 2.7%
• Active inventory: 244
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $3,472 high
• Mortgage (P&I): −$2,543
• Tax est. 1.5%: −$606 /mo · $7,275/yr
• Insurance: −$202
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA est. from 1 same-building comp: −$1,487
• Vacancy / Maint / Mgmt: −$729
• Net cashflow: $-2,162

Break-even live

Break-even rent $6,209

Max offer price $172,101

Occupancy floor —

Sensitivity live

Price	-10% $-1,827	-5% $-1,995	+0% $-2,162	+5% $-2,330	+10% $-2,498
Rent	-10% $-2,437	-5% $-2,300	+0% $-2,162	+5% $-2,025	+10% $-1,888
Rate	-1.0pp $-1,918	-0.5pp $-2,039	base $-2,162	+0.5pp $-2,288	+1.0pp $-2,416

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: $121,250
• Closing costs: $14,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6145 98th St Rego Park, NY	1.0–3.0	1.0	825	$3,200	$3.88	26d	3	0.37mi
6145 98th St Rego Park, NY	1.0–3.0	1.0	825	$3,200	$3.88	4d	3	0.37mi
54-01 108th St Unit 2R Flushing, NY	2.0	1.0	1000	$3,050	$3.05	26d	1	0.38mi
94-30 60th Ave Apt 1H Queens, NY	3.0	1.5	1200	$3,200	$2.67	26d	1	0.42mi
102-06 63rd Ave #2 Queens, NY	2.0	1.0	1000	$3,000	$3.00	26d	1	0.47mi
4911 108th St Unit 4A Corona, NY	3.0	2.0	1027	$3,600	$3.51	18d	1	0.48mi
6336 99th St Unit 5E Rego Park, NY	2.0	2.5	1333	$4,600	$3.45	6d	1	0.51mi
9941 64th Ave Unit C16 Rego Park, NY	2.0	1.0	1100	$3,200	$2.91	0d	1	0.57mi
10869 50th Ave Corona, NY	3.0	1.0	912	$3,300	$3.62	26d	1	0.57mi
9941 64th Ave Rego Park, NY	1.0–2.0	1.0	975	$3,200	$3.28	20d	2	0.58mi
9810 64th Ave Rego Park, NY	1.0–2.0	1.0–2.0	850	$3,200	$3.76	0d	2	0.61mi
10302 42nd Ave Unit 4D Corona, NY	2.0	1.5	761	$3,400	$4.47	20d	1	0.62mi
9825 64th Rd Unit 8F Rego Park, NY	2.0	1.0	850	$2,400	$2.82	2d	1	0.63mi
61-20 Grand Central Pkwy Unit Bb706 Forest Hills, NY	2.0	1.0	970	$2,850	$2.94	20d	1	0.66mi
10525 65th Ave Unit 4F Forest Hills, NY	2.0	1.0	980	$3,998	$4.08	16d	1	0.73mi
61-20 Grand Central Pkwy Unit A 106 Forest Hills, NY	2.0	2.0	1300	$3,100	$2.38	20d	1	0.76mi
9209 43rd Ave Unit 2 Elmhurst, NY	3.0	1.5	1100	$3,200	$2.91	26d	1	0.77mi
10523 65th Rd Forest Hills, NY	2.0	2.0	760	$3,200	$4.21	26d	1	0.77mi
97-12 65th Rd Apt 23D Rego Park, NY	2.0	2.0	1400	$6,750	$4.82	0d	1	0.78mi
102-39 66th Ave Unit 1 Flushing, NY	2.0	1.0	981	$3,000	$3.06	2d	1	0.80mi
91-04 43rd Ave Unit 2ND Elmhurst, NY	3.0	1.0	1100	$3,600	$3.27	26d	1	0.80mi
98-81 Queens Blvd Unit 14K Rego Park, NY	2.0	2.0	950	$4,490	$4.73	14d	1	0.81mi
60-24 Wetherole St Unit 3 Elmhurst, NY	4.0	2.0	1000	$4,200	$4.20	26d	1	0.81mi
60-24 Wetherole St Unit 3rd Fl Elmhurst, NY	3.0	2.0	1000	$3,400	$3.40	4d	1	0.81mi
110-55 64th Rd Unit 25 Forest Hills, NY	2.0	2.0	1300	$3,400	$2.62	9d	1	0.84mi
10210 66th Rd Unit 17B Forest Hills, NY	2.0	1.0	1175	$3,350	$2.85	6d	1	0.88mi
10025 Queens Blvd Unit 3M Forest Hills, NY	2.0	1.0	925	$2,900	$3.14	26d	1	0.91mi
6620 Wetherole St Rego Park, NY	1.0–2.0	1.0–2.0	700	$3,300	$4.71	26d	2	0.97mi
40-85 Denman St Unit 2 Elmhurst, NY	3.0	1.5	1100	$3,200	$2.91	21d	1	0.97mi
4050 Case St Elmhurst, NY	3.0	2.0	988	$3,900	$3.95	9d	1	1.00mi
98-07 37th Ave Flushing, NY	3.0	1.0	750	$3,350	$4.47	26d	1	1.03mi
67-19 Austin St Unit 4C Flushing, NY	2.0	1.0	800	$3,500	$4.38	15d	1	1.07mi
8360 Vietor Ave Unit 6P Elmhurst, NY	2.0	1.0	850	$2,650	$3.12	16d	1	1.13mi
58-28 84th St Unit 2 Flushing, NY	3.0	2.0	1200	$3,650	$3.04	26d	1	1.15mi
58-14 84th St Unit 2 Flushing, NY	3.0	2.0	1200	$3,650	$3.04	26d	1	1.15mi
631-27 Fitchett St Unit 1 Flushing, NY	2.0	1.0	1100	$3,800	$3.45	0d	1	1.18mi
6739 Clyde St Ph -H Forest Hills, NY	2.0	2.0	1100	$4,100	$3.73	26d	1	1.20mi
6725 Dartmouth St Unit 3L Forest Hills, NY	2.0	1.0	800	$2,700	$3.38	26d	1	1.23mi
10460 Queens Blvd Forest Hills, NY	1.0–2.0	1.0	916	$4,695	$5.12	6d	2	1.23mi
6945 108th St Unit 3F Forest Hills, NY	2.0	1.0	900	$3,600	$4.00	7d	1	1.30mi

HOA detail condo

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

Listing history 18 events

1. 2026-06-21
   days on market $485,000 Active 320 DOM
2. 2026-06-18
   days on market $485,000 Active 317 DOM
3. 2026-06-17
   days on market $485,000 Active 316 DOM
4. 2026-06-15
   days on market $485,000 Active 314 DOM
5. 2026-06-13
   days on market $485,000 Active 312 DOM
6. 2026-06-10
   days on market $485,000 Active 308 DOM
7. 2026-06-08
   days on market $485,000 Active 307 DOM
8. 2026-06-03
   days on market $485,000 Active 302 DOM
9. 2026-06-01
   days on market $485,000 Active 300 DOM
10. 2026-05-31
    days on market $485,000 Active 299 DOM
11. 2025-08-05
    listed $485,000 Active
12. 2024-10-30
    historical
13. 2024-07-21
    listed $485,000 Active
14. 2014-07-16
    soldstatus $230,000 299-char remark

    Show marketing remark (299 chars)

    Huge 3 Brs 1300 Sf With 2 Full Ba, Lots Of Closets, Near Queens Center Mall And Rego Park Center. Costco, Century 21, Marshalls, Toy R Us, 10 Min To R M Train, Q55, Q30, Q38, Q88, Xpress Bus Qm10, Qm11, Commuter Bus To Downtown Manhattan, Additional information: Interior Features:Efficiency Kitchen

15. 2014-07-16
    soldstatus $230,000 Closed

    Show marketing remark (299 chars)

    Huge 3 Brs 1300 Sf With 2 Full Ba, Lots Of Closets, Near Queens Center Mall And Rego Park Center. Costco, Century 21, Marshalls, Toy R Us, 10 Min To R M Train, Q55, Q30, Q38, Q88, Xpress Bus Qm10, Qm11, Commuter Bus To Downtown Manhattan, Additional information: Interior Features:Efficiency Kitchen

16. 2014-04-11
    status Under Contract
17. 2014-01-15
    listed $239,000 New

    Show marketing remark (299 chars)

    Huge 3 Brs 1300 Sf With 2 Full Ba, Lots Of Closets, Near Queens Center Mall And Rego Park Center. Costco, Century 21, Marshalls, Toy R Us, 10 Min To R M Train, Q55, Q30, Q38, Q88, Xpress Bus Qm10, Qm11, Commuter Bus To Downtown Manhattan, Additional information: Interior Features:Efficiency Kitchen

18. 2014-01-15
    listed $239,000 299-char remark

    Show marketing remark (299 chars)

    Huge 3 Brs 1300 Sf With 2 Full Ba, Lots Of Closets, Near Queens Center Mall And Rego Park Center. Costco, Century 21, Marshalls, Toy R Us, 10 Min To R M Train, Q55, Q30, Q38, Q88, Xpress Bus Qm10, Qm11, Commuter Bus To Downtown Manhattan, Additional information: Interior Features:Efficiency Kitchen

ⓘ 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 8/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 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: $41,663
• − Mortgage interest: −$27,168
• − Property taxes: −$7,275
• − Insurance: −$3,222
• − Repairs & maintenance: −$3,333
• − Management: −$3,333
• − HOA: −$17,844
• − Depreciation: −$14,109
• Taxable loss: −$34,621
• Est. tax savings @ 24.0%: +$8,309
• After-tax cash flow: $-17,639/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): 105,716
• Household income: $72,270
• Rent vs Own: 76.9% rent · 23.1% own
• Severe rent burden: 6817.0

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: Predominantly Hispanic (75%)
• Race & ethnicity: Hispanic / Latino 75% Two or more races 14% Asian 12% Black 8% White 4% Native American 1%
• Hispanic origin (detail): Mexican 20% Puerto Rican 2% Dominican 14%
• Foreign-born: 60% · Canada, China, Jamaica
• Languages at home: 15% English-only · Spanish 70% Chinese 6% Other Indo-European 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: ▲ 7.40%
• Current HPI: 282.8276
• 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

+102.9% since first listed

8 events — show timeline

• 2025-08-05 Listed $485,000 OneKey® MLS as Distributed by MLS Grid
• 2024-10-30 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-07-21 Listed $485,000 OneKey® MLS as Distributed by MLS Grid
• 2014-07-16 Sold (MLS) $230,000 MLSLI
• 2014-07-16 Sold (MLS) $230,000 OneKey® MLS as Distributed by MLS Grid
• 2014-04-11 Pending — MLSLI
• 2014-01-15 Listed $239,000 MLSLI
• 2014-01-15 Listed $239,000 OneKey® MLS as Distributed by MLS Grid