144-07 Sanford Ave Unit 4F · New York, NY 11354

$325,000

1 bd · 1.0 ba · 750 sqft · Condo · 34 Days on market

Built 1951 Fair condition

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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).

• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Cash flow +3.5/30.0
• 1% rule +3.5/10.0
• Rent growth +3.2/5.0
• Condition / age +2.2/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Nice And Sunny One Bedroom Coop On The Heart Of Flushing. Large Living Room And Bedroom, Hardwood Floor, A Lots Of Closets, Low Maintenance, Walk Distance To Main Street 7 Train. Close To Shopping And Supermarkets, Walk Distance To Lirr (Murray Hill Station). Must See.

Key facts

• Hardwood floor
• One bedroom coop
• Large living room

Tags

• ONE BEDROOM COOP
• LARGE LIVING ROOM
• HARDWOOD FLOOR
• A LOTS OF CLOSETS
• LOW MAINTENANCE
• CLOSE TO SHOPPING

Property features AI

Finance

• HOA & community: Association: Coral Gardens Owners Inc; Association fee includes sewer, water, trash removal, and snow removal

Exterior

• Parking: Assigned parking
• Utilities: Con Edison electric service; Public sewer; Electricity connected; Natural gas connected
• Home design: Stock cooperative; 6-story building; Unit on entry level 4 (between 3rd and 5th floors)
• Construction: Brick exterior; Finished common basement
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: One-level unit (entry on 4th floor)
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating; Wall/window air conditioning units
• Interior features: Elevator; Pantry; Common finished basement
• Laundry & utility: Common area laundry located in basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $325k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-983 ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $315k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $275k (15.3% below list).
• Recommended offer: $275k (15.3% below list) — sets the bar for 1% rule.

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 (+2.8%/yr); 659 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $2,752/mo this rent would consume 50% of the median local household income ($66k/yr) (locally 4119% 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 $10k 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 34 days — a 3% lower offer ($315k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent; built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $275,202 (15.3% 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 34 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.85% ✗
• Cap rate: 2.66%
• Cash-on-cash: -12.96%
• DSCR: 0.42
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.78% rent growth · sell at horizon

5-year hold

• IRR: -40.5%
• Equity multiple: -0.27×
• Total profit: $-115,272
• Equity at exit: $48,459

10-year hold

• IRR: -65.8%
• Equity multiple: -0.99×
• Total profit: $-181,027
• Equity at exit: $28,100

Cash invested: $91,000 (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 11354

• Home prices YoY: -33.9%
• Rents YoY: 2.8%
• Active inventory: 659
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,752 high
• Mortgage (P&I): −$1,704
• Tax est. 1.5%: −$406 /mo · $4,875/yr
• Insurance: −$135
• HOA est. from 1 same-building comp: −$911
• Vacancy / Maint / Mgmt: −$578
• Net cashflow: $-983

Break-even live

Break-even rent $3,996

Max offer price $182,772

Occupancy floor —

Sensitivity live

Price	-10% $-758	-5% $-871	+0% $-983	+5% $-1,095	+10% $-1,208
Rent	-10% $-1,200	-5% $-1,092	+0% $-983	+5% $-874	+10% $-765
Rate	-1.0pp $-819	-0.5pp $-900	base $-983	+0.5pp $-1,067	+1.0pp $-1,153

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14427 Sanford Ave Unit 7G Flushing, NY	2.0	1.0	655	$3,500	$5.34	26d	1	0.07mi
14731 Barclay Ave Flushing, NY	2.0	1.0	900	$2,500	$2.78	26d	1	0.27mi
14424 37th Ave Unit 5B Flushing, NY	2.0	1.0	560	$2,800	$5.00	26d	1	0.32mi
14489 38th Ave Unit 4C Flushing, NY	1.0	1.0	790	$2,400	$3.04	26d	1	0.34mi
40-10 149th St Fl 1 Flushing, NY	2.0	1.0	900	$2,200	$2.44	16d	1	0.35mi
149-08 41st Ave Unit 3rd Floor Flushing, NY	1.0	1.0	675	$1,850	$2.74	20d	1	0.36mi
14238 37th Ave Unit 4C Flushing, NY	2.0	2.0	820	$2,800	$3.41	26d	1	0.36mi
36-20 Parsons Blvd Unit 5D Flushing, NY	2.0	1.0	900	$2,600	$2.89	16d	1	0.37mi
13835 39th Ave Flushing, NY	2.0	2.0	1014	$4,350	$4.29	26d	2	0.38mi
13835 39th Ave Flushing, NY	2.0–3.0	2.0	1000	$4,500	$4.50	3d	2	0.38mi
13618 Maple Ave Unit 5B Flushing, NY	2.0	2.0	836	$3,490	$4.17	26d	1	0.42mi
3641 Union St Unit 2B Flushing, NY	2.0	1.0	968	$3,100	$3.20	26d	1	0.43mi
13675 37th Ave Unit 3H Flushing, NY	1.0	1.0	750	$3,500	$4.67	0d	1	0.44mi
141-25 Northern Blvd Unit A14 Flushing, NY	1.0	1.0	880	$2,350	$2.67	12d	1	0.46mi
13812 Northern Blvd Unit 7F Flushing, NY	1.0	1.0	600	$2,500	$4.17	13d	1	0.49mi
14809 Northern Blvd Flushing, NY	2.0–3.0	2.0	1056	$3,500	$3.31	15d	2	0.49mi
13702 Northern Blvd Flushing, NY	1.0–2.0	1.0	850	$2,600	$3.06	9d	2	0.54mi
150-01 Northern Blvd Flushing, NY	2.0	2.0	850	$2,800	$3.29	26d	1	0.55mi
133-08 41st Rd Flushing, NY	2.0	1.0	700	$2,300	$3.29	26d	1	0.55mi
145-18 34th Ave Unit 8A Flushing, NY	1.0	2.0	700	$2,400	$3.43	3d	1	0.55mi
137-02 Northern Blvd Unit 2F Flushing, NY	1.0	1.0	800	$2,550	$3.19	0d	1	0.56mi
137-02 Northern Blvd Unit 6K Flushing, NY	2.0	1.0	900	$2,850	$3.17	12d	1	0.56mi
3916 Prince St Flushing, NY	1.0	1.0	530	$2,900	$5.47	16d	2	0.57mi
140-16 34th Ave Unit 1113 Flushing, NY	2.0	1.0	900	$3,000	$3.33	26d	1	0.59mi
140-16 34th Ave Unit 412 Flushing, NY	—	1.0	600	$2,250	$3.75	7d	1	0.59mi
140-16 34th Ave Unit 308 Flushing, NY	—	1.0	600	$2,250	$3.75	26d	1	0.59mi
14943 35th Ave Flushing, NY	1.0	1.0	775	$2,450	$3.16	4d	2	0.59mi
14016 34th Ave Unit 1210 Flushing, NY	2.0	1.0	900	$3,000	$3.33	7d	1	0.59mi
140-16 34th Ave Apt 1003 Flushing, NY	2.0	2.0	1100	$3,300	$3.00	26d	1	0.59mi
14943 35th Ave Flushing, NY	1.0	1.0	750	$2,400	$3.20	3d	1	0.60mi
133-38 Avery Ave Unit 3F-B Flushing, NY	2.0	2.0	884	$2,600	$2.94	25d	1	0.64mi
13222 41st Rd #501 Flushing, NY	2.0	2.0	843	$3,400	$4.03	26d	1	0.65mi
13239 Pople Ave Unit 6D Flushing, NY	1.0	1.0	750	$2,500	$3.33	5d	1	0.66mi
13327 39th Ave Unit 3N Flushing, NY	1.0	1.0	720	$3,600	$5.00	26d	1	0.66mi
139-31 34th Ave Unit 3rd fl Flushing, NY	2.0	1.0	900	$2,500	$2.78	26d	1	0.67mi
4105 College Point Blvd Unit 5I Flushing, NY	2.0	2.0	600	$2,600	$4.33	5d	1	0.68mi
13203 Sanford Ave Unit 7E Flushing, NY	2.0	2.0	702	$2,800	$3.99	26d	1	0.69mi
13416 35th Ave Unit 7E Flushing, NY	2.0	2.0	681	$3,300	$4.85	26d	1	0.70mi
4022 College Point Blvd Flushing, NY	1.0–2.0	1.0–2.0	983	$3,200	$3.25	26d	2	0.71mi
13226 Avery Ave Unit 8A Flushing, NY	2.0	2.0	725	$2,800	$3.86	5d	1	0.71mi

HOA detail condo

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

Listing history 15 events

1. 2026-06-21
   days on market $325,000 Active 34 DOM
2. 2026-06-18
   days on market $325,000 Active 31 DOM
3. 2026-06-17
   days on market $325,000 Active 30 DOM
4. 2026-06-16
   days on market $325,000 Active 29 DOM
5. 2026-06-15
   days on market $325,000 Active 28 DOM
6. 2026-06-13
   days on market $325,000 Active 26 DOM
7. 2026-06-10
   days on market $325,000 Active 22 DOM
8. 2026-06-08
   days on market $325,000 Active 21 DOM
9. 2026-06-08
   days on market $325,000 Active 20 DOM
10. 2026-06-04
    days on market $325,000 Active 17 DOM
11. 2026-06-03
    days on market $325,000 Active 16 DOM
12. 2026-06-02
    days on market $325,000 Active 15 DOM
13. 2026-06-01
    days on market $325,000 Active 14 DOM
14. 2026-05-31
    days on market $325,000 Active 13 DOM
15. 2026-05-17
    listed $325,000 Active

ⓘ 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 · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $33,024
• − Mortgage interest: −$18,205
• − Property taxes: −$4,875
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,642
• − Management: −$2,642
• − HOA: −$10,932
• − Depreciation: −$9,455
• Taxable loss: −$17,351
• Est. tax savings @ 24.0%: +$4,164
• After-tax cash flow: $-7,631/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.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab

This condo requires significant exterior and interior repairs, as well as maintenance on the roof and HVAC. Upgrades to the exterior and interior, along with landscaping, would significantly increase its value.

Repairs flagged

• Major exterior brick facade — Significant weathering and staining
• Major roof — Implied age and lack of visible damage
• Major interior walls/paint — No visible interior, but the listing mentions low maintenance
• Major windows — No visible windows, but the listing mentions low maintenance
• Major HVAC/mechanicals — No visible systems, but the listing mentions low maintenance
• Major landscaping — Overgrown vegetation

Value-add opportunities

• Both exterior paint — Enhances curb appeal and value
• Both landscaping — Improves curb appeal and value
• Both interior paint — Enhances interior appearance and value
• Both HVAC system — Improves comfort and value
• Both windows — Enhances natural light and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior brick facade · Significant weathering and staining	Major	$15,000–50,000
roof · Implied age and lack of visible damage	Major	$15,000–50,000
interior walls/paint · No visible interior, but the listing mentions low maintenance	Major	$15,000–50,000
windows · No visible windows, but the listing mentions low maintenance	Major	$15,000–50,000
HVAC/mechanicals · No visible systems, but the listing mentions low maintenance	Major	$15,000–50,000
landscaping · Overgrown vegetation	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both exterior paint — Enhances curb appeal and value ↑
• Both landscaping — Improves curb appeal and value ↑
• Both interior paint — Enhances interior appearance and value ↑
• Both HVAC system — Improves comfort and value ↑
• Both windows — Enhances natural light and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 53,028
• Household income: $66,010
• Rent vs Own: 57.6% rent · 42.4% own
• Severe rent burden: 4119.0

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: Majority Asian (64%)
• Race & ethnicity: Asian 64% White 15% Hispanic / Latino 14% Two or more races 6% Black 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Dominican 2%
• Common ancestry: Romanian 1% Italian 1%
• Foreign-born: 66% · China, Canada, South Korea
• Languages at home: 22% English-only · Chinese 43% Spanish 14% Korean 11%

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: ▼ -131.64%
• Current HPI: 257.0828
• Rent YoY: ▲ 2.78%
• 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

1 event — show timeline

• 2026-05-17 Listed $325,000 OneKey® MLS as Distributed by MLS Grid