10432 39th Ave · New York, NY 11368

$1,499,000

9 bd · 5.1 ba · 2,780 sqft · MultiFamily public records · 86 Days on market

Built 1901 3,125 sqft lot Est $1326k · 13% over

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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 +9.4/30.0
• Appreciation +8.7/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• ARV discount +1.6/15.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

LEGAL RENTAL INCOME PROPERTY WITH 2780 SQF CONSTRUCTION AND LOT SIDE 3,125 SQF. LOW REAL ESTATE TAX $6,640. SITUADED 1 BLOCK TO ROOSEVELT AVE. 7TH LINE SUBWAY ANNUAL INCOME $151,800.00 2nd Fl. APARTMENTS WITH 2 BATHROOMS THIS IS A HIGHLY DESIRABLE LOCATION CLOSE TO CITI FIELD, FLUSHING MEADOWS PARK, SHOPPING AND SCHOOL.

Key facts

• Close to school
• Low real estate tax
• Close to citi field

Tags

• LEGAL RENTAL INCOME PROPERTY
• LOW REAL ESTATE TAX
• CLOSE TO CITI FIELD
• CLOSE TO FLUSHING MEADOWS PARK
• CLOSE TO SHOPPING
• CLOSE TO SCHOOL

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1.7-bath units multifamily listed at $1.50M.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative. Per door: $-357/mo.
• To cash-flow at today's rent, offer at most $1.31M (12.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.01M (32.5% below list).
• Recommended offer: $1.01M (32.5% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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.
• Zoned schools: Ps 16 Nancy Debenedittis School (The) (math 44% / reading 52%, grade D, #1,185 of 2,108 statewide, top 56%, 1,058 students, 92% 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; 5,302 units permitted in Queens County in 2024 (4,918 in 5+ unit buildings).
• At $10,111/mo this rent would consume 168% 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 $121k of equity ($10k loan paydown + $111k 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 ~$194k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($1.41M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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 $1.10M; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1901 — 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 $1,011,100 (32.5% 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 86 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1901 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 0.67% ✗
• Cap rate: 5.44%
• Cash-on-cash: -3.06%
• DSCR: 0.86
• GRM: 12.4

CMA / ARV

• ARV (on-the-fly): $1,326,060
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
40-04 97 St	0.42mi	8/3.0 (-1)	2,723 (-2%)	8mo	$1,300,000	$477	57

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

Projected returns pro-forma

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

5-year hold

• IRR: 16.3%
• Equity multiple: 2.17×
• Total profit: $491,642
• Equity at exit: $1,078,161

10-year hold

• IRR: 15.8%
• Equity multiple: 4.52×
• Total profit: $1,475,939
• Equity at exit: $2,084,732

Cash invested: $419,720 (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 11368

• Home prices YoY: 2.7%
• Active inventory: 244
• Price-to-rent: 37.1×

Monthly cashflow live

• Estimated rent: $10,111 high
• Mortgage (P&I): −$7,861
• Tax from tax record: −$573 /mo · $6,873/yr
• Insurance: −$625
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,123
• Net cashflow: $-1,071

Break-even live

Break-even rent $11,466

Max offer price $1,309,881

Occupancy floor —

Sensitivity live

Price	-10% $-222	-5% $-646	+0% $-1,071	+5% $-1,495	+10% $-1,919
Rent	-10% $-1,869	-5% $-1,470	+0% $-1,071	+5% $-671	+10% $-272
Rate	-1.0pp $-316	-0.5pp $-689	base $-1,071	+0.5pp $-1,459	+1.0pp $-1,854

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	1.7	$10,110
Total (3 units)			$10,111

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: $374,750
• Closing costs: $44,970
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-04-08
   status Pending
2. 2026-01-12
   listed $1,499,000 Active
3. 2025-12-26
   historical
4. 2025-11-16
   price $1,528,000
5. 2025-10-06
   price $1,539,000
6. 2025-06-02
   price $1,550,000
7. 2025-04-03
   listed $1,650,000 Active
8. 2025-02-24
   historical
9. 2024-10-09
   listed $1,550,000 Active
10. 2018-08-08
    soldstatus $1,100,000
11. 2018-08-03
    soldstatus $1,100,000 Closed
12. 2018-04-16
    status Under Contract
13. 2018-03-29
    price $1,100,000
14. 2018-03-19
    listed $1,200,000 New
15. 2000-10-18
    soldstatus $284,000
16. 1988-09-28
    soldstatus $245,000

ⓘ 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: $6,873 · $573/mo
• Projected year-2 tax: $16,103 · $1,342/mo
• Expected delta: +$9,230/yr (+$769/mo · 134.3%)

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

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 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $121,332
• − Mortgage interest: −$83,967
• − Property taxes: −$6,873
• − Insurance: −$7,495
• − Repairs & maintenance: −$9,707
• − Management: −$9,707
• − Depreciation: −$43,607
• Taxable loss: −$40,024
• Est. tax savings @ 24.0%: +$9,606
• After-tax cash flow: $-3,241/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

+511.8% since first listed

16 events — show timeline

• 2026-04-08 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-01-12 Listed $1,499,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-26 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-11-16 Price Changed $1,528,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-06 Price Changed $1,539,000 OneKey® MLS as Distributed by MLS Grid
• 2025-06-02 Price Changed $1,550,000 OneKey® MLS as Distributed by MLS Grid
• 2025-04-03 Listed $1,650,000 OneKey® MLS as Distributed by MLS Grid
• 2025-02-24 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-10-09 Listed $1,550,000 OneKey® MLS as Distributed by MLS Grid
• 2018-08-08 Sold (Public Records) $1,100,000 Public Records
• 2018-08-03 Sold (MLS) $1,100,000 OneKey® MLS as Distributed by MLS Grid
• 2018-04-16 Pending — OneKey® MLS as Distributed by MLS Grid
• 2018-03-29 Price Changed $1,100,000 OneKey® MLS as Distributed by MLS Grid
• 2018-03-19 Listed $1,200,000 OneKey® MLS as Distributed by MLS Grid
• 2000-10-18 Sold (Public Records) $284,000 Public Records
• 1988-09-28 Sold (Public Records) $245,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $6,873 · +3.5% YoY. Source: county tax records.