9982 164th Dr · New York, NY 11414

$298,600

6 bd · 4.0 ba · 3,200 sqft · Land · 258 Days on market

Built 2026 ↓ 14% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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
• Appreciation +0.0/10.0

Listing remarks MLS

It took me over 18 months to this Approved to Build A Nice Two Family with both units having two levels, Three Bedrooms, Two Bathrooms (in each unit) About 3200 Square Feet in total. Will easily sell for over $1.2 Million. House is one block away from Hamilton Beach Park, effectively a private beach and private park. THIS VACANT LOT WITH APPROVED PLANS IS BEING OFFERED WITH TWO CONTIGUOUS APPROVED LOTS, ONE FOR A SINGLE FAMILY AND ONE FOR A TWO FAMILY, Can be sold separately or together

Key facts

• Hamilton beach park
• Garage
• Built 2026

Tags

• HAMILTON BEACH PARK
• ATTACHED APPROVED LOTS

Property features AI

Finance

• Financial info: 2025 tax year (tax source: other)

Exterior

• Parking: Garage (1 garage space)
• Utilities: Public sewer; No utilities specified
• Home design: Duplex; Approximately 3,200 total building area
• Construction: Frame construction
• Exterior features: Frame construction; Not waterfront

Interior

• Bedrooms: Two 3-bedroom units (multi-unit property)
• Bathrooms: Four full bathrooms (total)
• Heating & cooling: Central air conditioning; Natural gas heating; Other heating type
• Interior features: Basement (full)

What this means for you Summary

Snapshot

• This is a 6-bed/4.0-bath land listed at $299k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $299k).
• Recommended offer: $263k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.4% 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: 258 active listings in the ZIP; solid renter incomes; 5,302 units permitted in Queens County in 2024 (4,918 in 5+ unit buildings).
• At $4,542/mo this rent would consume 57% of the median local household income ($95k/yr) (locally 985% 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 $2k of loan paydown is wiped out by about $9k 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 + 3.0% rent growth), your $84k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 258 days — a 12% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $50k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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, 70% 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 $262,768 (12.0% below list)

Questions for the listing agent

1. It's been on market 258 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.52% ✓
• Cap rate: 12.42%
• Cash-on-cash: 21.89%
• DSCR: 1.97
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 6.7%
• Equity multiple: 1.26×
• Total profit: $21,894
• Equity at exit: $44,522

10-year hold

• IRR: 16.1%
• Equity multiple: 2.32×
• Total profit: $110,479
• Equity at exit: $25,817

Cash invested: $83,608 (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 11414

• Active inventory: 258
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $4,542 medium
• Mortgage (P&I): −$1,566
• Tax est. 1.5%: −$373 /mo · $4,479/yr
• Insurance: −$124
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$954
• Net cashflow: $1,098

Break-even live

Break-even rent $3,152

Max offer price $298,600

Occupancy floor 71%

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: $74,650
• Closing costs: $8,958
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $298,600 Active 258 DOM
2. 2026-06-17
   days on market $298,600 Active 257 DOM
3. 2026-06-15
   days on market $298,600 Active 255 DOM
4. 2026-06-13
   days on market $298,600 Active 253 DOM
5. 2026-06-10
   days on market $298,600 Active 249 DOM
6. 2026-06-08
   days on market $298,600 Active 248 DOM
7. 2026-06-03
   days on market $298,600 Active 243 DOM
8. 2026-06-01
   days on market $298,600 Active 241 DOM
9. 2026-05-31
   days on market $298,600 Active 240 DOM
10. 2026-01-20
    price $298,600

    Show marketing remark (492 chars)

    It took me over 18 months to this Approved to Build A Nice Two Family with both units having two levels, Three Bedrooms, Two Bathrooms (in each unit) About 3200 Square Feet in total. Will easily sell for over $1.2 Million. House is one block away from Hamilton Beach Park, effectively a private beach and private park. THIS VACANT LOT WITH APPROVED PLANS IS BEING OFFERED WITH TWO CONTIGUOUS APPROVED LOTS, ONE FOR A SINGLE FAMILY AND ONE FOR A TWO FAMILY, Can be sold separately or together

11. 2026-01-20
    price $298,600 492-char remark

    Show marketing remark (492 chars)

    It took me over 18 months to this Approved to Build A Nice Two Family with both units having two levels, Three Bedrooms, Two Bathrooms (in each unit) About 3200 Square Feet in total. Will easily sell for over $1.2 Million. House is one block away from Hamilton Beach Park, effectively a private beach and private park. THIS VACANT LOT WITH APPROVED PLANS IS BEING OFFERED WITH TWO CONTIGUOUS APPROVED LOTS, ONE FOR A SINGLE FAMILY AND ONE FOR A TWO FAMILY, Can be sold separately or together

12. 2026-01-14
    price $298,700

    Show marketing remark (492 chars)

    It took me over 18 months to this Approved to Build A Nice Two Family with both units having two levels, Three Bedrooms, Two Bathrooms (in each unit) About 3200 Square Feet in total. Will easily sell for over $1.2 Million. House is one block away from Hamilton Beach Park, effectively a private beach and private park. THIS VACANT LOT WITH APPROVED PLANS IS BEING OFFERED WITH TWO CONTIGUOUS APPROVED LOTS, ONE FOR A SINGLE FAMILY AND ONE FOR A TWO FAMILY, Can be sold separately or together

13. 2026-01-14
    price $298,700 492-char remark

    Show marketing remark (492 chars)

    It took me over 18 months to this Approved to Build A Nice Two Family with both units having two levels, Three Bedrooms, Two Bathrooms (in each unit) About 3200 Square Feet in total. Will easily sell for over $1.2 Million. House is one block away from Hamilton Beach Park, effectively a private beach and private park. THIS VACANT LOT WITH APPROVED PLANS IS BEING OFFERED WITH TWO CONTIGUOUS APPROVED LOTS, ONE FOR A SINGLE FAMILY AND ONE FOR A TWO FAMILY, Can be sold separately or together

14. 2026-01-11
    price $298,800

    Show marketing remark (492 chars)

    It took me over 18 months to this Approved to Build A Nice Two Family with both units having two levels, Three Bedrooms, Two Bathrooms (in each unit) About 3200 Square Feet in total. Will easily sell for over $1.2 Million. House is one block away from Hamilton Beach Park, effectively a private beach and private park. THIS VACANT LOT WITH APPROVED PLANS IS BEING OFFERED WITH TWO CONTIGUOUS APPROVED LOTS, ONE FOR A SINGLE FAMILY AND ONE FOR A TWO FAMILY, Can be sold separately or together

15. 2026-01-11
    price $298,800 492-char remark

    Show marketing remark (492 chars)

    It took me over 18 months to this Approved to Build A Nice Two Family with both units having two levels, Three Bedrooms, Two Bathrooms (in each unit) About 3200 Square Feet in total. Will easily sell for over $1.2 Million. House is one block away from Hamilton Beach Park, effectively a private beach and private park. THIS VACANT LOT WITH APPROVED PLANS IS BEING OFFERED WITH TWO CONTIGUOUS APPROVED LOTS, ONE FOR A SINGLE FAMILY AND ONE FOR A TWO FAMILY, Can be sold separately or together

16. 2026-01-05
    price $298,900

    Show marketing remark (492 chars)

    It took me over 18 months to this Approved to Build A Nice Two Family with both units having two levels, Three Bedrooms, Two Bathrooms (in each unit) About 3200 Square Feet in total. Will easily sell for over $1.2 Million. House is one block away from Hamilton Beach Park, effectively a private beach and private park. THIS VACANT LOT WITH APPROVED PLANS IS BEING OFFERED WITH TWO CONTIGUOUS APPROVED LOTS, ONE FOR A SINGLE FAMILY AND ONE FOR A TWO FAMILY, Can be sold separately or together

17. 2026-01-05
    price $298,900 492-char remark

    Show marketing remark (492 chars)

    It took me over 18 months to this Approved to Build A Nice Two Family with both units having two levels, Three Bedrooms, Two Bathrooms (in each unit) About 3200 Square Feet in total. Will easily sell for over $1.2 Million. House is one block away from Hamilton Beach Park, effectively a private beach and private park. THIS VACANT LOT WITH APPROVED PLANS IS BEING OFFERED WITH TWO CONTIGUOUS APPROVED LOTS, ONE FOR A SINGLE FAMILY AND ONE FOR A TWO FAMILY, Can be sold separately or together

18. 2025-12-08
    price $299,000 492-char remark

    Show marketing remark (492 chars)

    It took me over 18 months to this Approved to Build A Nice Two Family with both units having two levels, Three Bedrooms, Two Bathrooms (in each unit) About 3200 Square Feet in total. Will easily sell for over $1.2 Million. House is one block away from Hamilton Beach Park, effectively a private beach and private park. THIS VACANT LOT WITH APPROVED PLANS IS BEING OFFERED WITH TWO CONTIGUOUS APPROVED LOTS, ONE FOR A SINGLE FAMILY AND ONE FOR A TWO FAMILY, Can be sold separately or together

19. 2025-12-08
    price $299,000

    Show marketing remark (492 chars)

    It took me over 18 months to this Approved to Build A Nice Two Family with both units having two levels, Three Bedrooms, Two Bathrooms (in each unit) About 3200 Square Feet in total. Will easily sell for over $1.2 Million. House is one block away from Hamilton Beach Park, effectively a private beach and private park. THIS VACANT LOT WITH APPROVED PLANS IS BEING OFFERED WITH TWO CONTIGUOUS APPROVED LOTS, ONE FOR A SINGLE FAMILY AND ONE FOR A TWO FAMILY, Can be sold separately or together

20. 2025-10-03
    listed $349,000 Active
21. 2025-09-26
    listed $349,000 Active 492-char remark

    Show marketing remark (492 chars)

    It took me over 18 months to this Approved to Build A Nice Two Family with both units having two levels, Three Bedrooms, Two Bathrooms (in each unit) About 3200 Square Feet in total. Will easily sell for over $1.2 Million. House is one block away from Hamilton Beach Park, effectively a private beach and private park. THIS VACANT LOT WITH APPROVED PLANS IS BEING OFFERED WITH TWO CONTIGUOUS APPROVED LOTS, ONE FOR A SINGLE FAMILY AND ONE FOR A TWO FAMILY, Can be sold separately or together

ⓘ 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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $54,507
• − Mortgage interest: −$16,726
• − Property taxes: −$4,479
• − Insurance: −$6,612
• − Repairs & maintenance: −$4,361
• − Management: −$4,361
• − Depreciation: −$8,687
• Taxable income: $9,282
• Est. tax owed @ 24.0%: −$2,228
• After-tax cash flow: $10,951/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): 31,308
• Household income: $95,051
• Rent vs Own: 26.9% rent · 73.1% own
• Severe rent burden: 985.0

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 0.56)
• Race & ethnicity: White 61% Hispanic / Latino 25% Two or more races 13% Black 5% Asian 5%
• Hispanic origin (detail): Puerto Rican 11% Dominican 6%
• Common ancestry: Romanian 4% Scotch-Irish 1%
• Foreign-born: 20% · Canada, Jamaica, China
• Languages at home: 63% English-only · Spanish 17% Other Indo-European 14% Russian/Polish/Slavic 2%

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: ▼ -227.02%
• Current HPI: 206.6334
• 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

-14.4% since first listed

12 events — show timeline

• 2026-01-20 Price Changed $298,600 OneKey® MLS as Distributed by MLS Grid
• 2026-01-20 Price Changed $298,600 OneKey® MLS as Distributed by MLS Grid
• 2026-01-14 Price Changed $298,700 OneKey® MLS as Distributed by MLS Grid
• 2026-01-14 Price Changed $298,700 OneKey® MLS as Distributed by MLS Grid
• 2026-01-11 Price Changed $298,800 OneKey® MLS as Distributed by MLS Grid
• 2026-01-11 Price Changed $298,800 OneKey® MLS as Distributed by MLS Grid
• 2026-01-05 Price Changed $298,900 OneKey® MLS as Distributed by MLS Grid
• 2026-01-05 Price Changed $298,900 OneKey® MLS as Distributed by MLS Grid
• 2025-12-08 Price Changed $299,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-08 Price Changed $299,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-03 Listed $349,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-26 Listed $349,000 OneKey® MLS as Distributed by MLS Grid