13723 249th St · New York, NY 11422

$595,000

4 bd · 2.0 ba · 1,568 sqft · MultiFamily public records · 102 Days on market

Built 1925 2,500 sqft lot Est $771k · 23% under

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Why this score? — see what drove the C+ 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 +22.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +5.4/10.0
• 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

Multi-family units

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

Listing remarks MLS

Looking for a great opportunity? Look no more! This property has tons of potential and is average in living space size for the neighborhood. It is located close to main roads with easy access to local amenities, such as shopping, banking, schools, and various eateries. Per our Appraisal describe the property as a SFR (colonial) built in 1925. It has a GLA of approx. 1,568 and has 4 bedroom and 2Baths, FULL/UNFINISHED basement and NO Garage. The property is on 2,500 sq ft *** Seller cannot guarantee access at any given time. Offers may be made sight unseen nor does seller guarantee accuracy whether property is on public sewer or private septic. ***

Key facts

• Quiet dead-end block
• Legal 2-family home
• Private driveway

Tags

• LEGAL 2-FAMILY HOME
• PRIVATE DRIVEWAY
• QUIET DEAD-END BLOCK
• NEXT TO GREEN ACRES MALL

Property features AI

Exterior

• Parking: Private driveway with space for 3 vehicles
• Utilities: Public sewer; Electricity available and connected; Natural gas available and connected; Public trash collection; Water available and connected
• Home design: Duplex
• Construction: Vinyl siding construction
• Exterior features: Vinyl siding; Front yard and backyard fencing; Fenced yard; Not waterfront

Interior

• Bedrooms: Two 2-bedroom units (multi-unit property)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating
• Interior features: First-floor bedroom; First-floor full bathroom; Full basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $595k.

Deal economics

• At list price, monthly cash flow is $985 ($12k/yr) — positive. Per door: $493/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $595k).
• Recommended offer: $541k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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: 107 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 5,302 units permitted in Queens County in 2024 (4,918 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $18k 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 102 days — a 9% lower offer ($541k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y ago; this cycle's ask has dropped $75k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $249k; list at $595k implies a 139% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 72% 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 $541,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
10. 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.
11. 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: 1.04% ✓
• Cap rate: 8.28%
• Cash-on-cash: 7.10%
• DSCR: 1.32
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $771,456
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
42 Gold St	0.21mi	4/2.0	1,488 (-5%)	5mo	$800,000	$538	78
13834 247th St	0.18mi	4/2.0	1,700 (+8%)	2mo	$493,500	$290	76
13826 Brookville Blvd	0.52mi	5/2.0 (+1)	1,724 (+10%)	6mo	$849,000	$492	49
140-20 255th St	0.27mi	5/2.0 (+1)	1,800 (+15%)	12mo	$610,000	$339	48

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

Projected returns pro-forma

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

5-year hold

• IRR: -5.4%
• Equity multiple: 0.80×
• Total profit: $-33,710
• Equity at exit: $88,716

10-year hold

• IRR: 4.2%
• Equity multiple: 1.31×
• Total profit: $51,256
• Equity at exit: $51,445

Cash invested: $166,600 (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 11422

• Active inventory: 107
• Price-to-rent: 16.1×

Monthly cashflow live

• Estimated rent: $6,161 high
• Mortgage (P&I): −$3,120
• Tax from tax record: −$514 /mo · $6,165/yr
• Insurance: −$248
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,294
• Net cashflow: $985

Break-even live

Break-even rent $4,914

Max offer price $595,000

Occupancy floor 79%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$6,160
Total (2 units)			$6,161

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: $148,750
• Closing costs: $17,850
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
248-13 139th Ave Unit 2F Jamaica, NY	4.0	2.0	1500	$4,000	$2.67	5d	1	0.15mi
249-10 139th Ave Unit 1 Jamaica, NY	4.0	2.0	1500	$4,600	$3.07	19d	1	0.18mi
14019 247th St Rosedale, NY	3.0	2.0	2058	$4,100	$1.99	1d	1	0.31mi
58 Cohill Rd Unit 1F Valley Stream, NY	3.0	1.0	1100	$3,200	$2.91	10d	1	0.73mi
249-17 147th Rd Unit 1 Jamaica, NY	3.0	2.0	2000	$4,400	$2.20	1d	1	0.74mi
245-09 148th Rd Unit 2 Jamaica, NY	3.0	2.0	2086	$3,373	$1.62	22d	1	0.89mi
230-38 144th Ave Unit 1st Floor Jamaica, NY	3.0	1.0	1922	$3,400	$1.77	24d	1	0.99mi
256-20 Craft Ave Unit 2nd Floor Jamaica, NY	3.0	2.0	1250	$3,200	$2.56	11d	1	1.02mi
231-10 145th Ave Unit ONE Jamaica, NY	3.0	1.0	1872	$3,750	$2.00	22d	1	1.04mi
228-20 Edgewood Ave Unit A Jamaica, NY	3.0	2.0	2208	$3,200	$1.45	24d	1	1.04mi
238-23 148th Dr Unit 1st Floor Jamaica, NY	3.0	1.5	1435	$3,500	$2.44	19d	1	1.17mi
13525 223rd St Laurelton, NY	3.0	2.0	1200	$3,400	$2.83	24d	1	1.22mi
138-26 223rd St #1 Jamaica, NY	4.0	1.0	2085	$4,000	$1.92	24d	1	1.24mi
1030 Cedarhurst St Valley Stream, NY	4.0	2.0	1950	$5,799	$2.97	1d	1	1.26mi
144-35 224th St Unit First Floor Jamaica, NY	3.0	2.0	1970	$3,800	$1.93	24d	1	1.34mi
219-16 141st Ave Unit 2 Jamaica, NY	4.0	2.0	1050	$4,400	$4.19	24d	1	1.39mi
14578 226th St Springfield Gardens, NY	3.0	1.5	2100	$3,600	$1.71	24d	1	1.39mi
14547 224th St Springfield Gardens, NY	3.0	1.0	1880	$3,500	$1.86	24d	1	1.41mi
776 Bunker Rd Valley Stream, NY	4.0	2.5	1944	$5,700	$2.93	1d	1	1.44mi
35 S Franklin Ave Valley Stream, NY	3.0	1.5	1692	$5,500	$3.25	22d	1	1.44mi

Listing history 27 events

1. 2026-06-18
   days on market $595,000 Active 102 DOM
2. 2026-06-17
   days on market $595,000 Active 101 DOM
3. 2026-06-15
   days on market $595,000 Active 99 DOM
4. 2026-06-13
   days on market $595,000 Active 97 DOM
5. 2026-06-10
   days on market $595,000 Active 93 DOM
6. 2026-06-08
   days on market $595,000 Active 92 DOM
7. 2026-06-08
   days on market $595,000 Active 91 DOM
8. 2026-06-04
   days on market $595,000 Active 88 DOM
9. 2026-06-03
   days on market $595,000 Active 87 DOM
10. 2026-06-01
    days on market $595,000 Active 85 DOM
11. 2026-05-31
    days on market $595,000 Active 84 DOM
12. 2026-03-13
    price $595,000
13. 2026-03-06
    listed $670,000 Active
14. 2025-06-01
    historical $3,200
15. 2025-03-11
    price $448,000 655-char remark

    Show marketing remark (655 chars)

    Looking for a great opportunity? Look no more! This property has tons of potential and is average in living space size for the neighborhood. It is located close to main roads with easy access to local amenities, such as shopping, banking, schools, and various eateries. Per our Appraisal describe the property as a SFR (colonial) built in 1925. It has a GLA of approx. 1,568 and has 4 bedroom and 2Baths, FULL/UNFINISHED basement and NO Garage. The property is on 2,500 sq ft *** Seller cannot guarantee access at any given time. Offers may be made sight unseen nor does seller guarantee accuracy whether property is on public sewer or private septic. ***

16. 2025-02-07
    status Pending 655-char remark

    Show marketing remark (655 chars)

    Looking for a great opportunity? Look no more! This property has tons of potential and is average in living space size for the neighborhood. It is located close to main roads with easy access to local amenities, such as shopping, banking, schools, and various eateries. Per our Appraisal describe the property as a SFR (colonial) built in 1925. It has a GLA of approx. 1,568 and has 4 bedroom and 2Baths, FULL/UNFINISHED basement and NO Garage. The property is on 2,500 sq ft *** Seller cannot guarantee access at any given time. Offers may be made sight unseen nor does seller guarantee accuracy whether property is on public sewer or private septic. ***

17. 2025-01-06
    price $462,600 655-char remark

    Show marketing remark (655 chars)

    Looking for a great opportunity? Look no more! This property has tons of potential and is average in living space size for the neighborhood. It is located close to main roads with easy access to local amenities, such as shopping, banking, schools, and various eateries. Per our Appraisal describe the property as a SFR (colonial) built in 1925. It has a GLA of approx. 1,568 and has 4 bedroom and 2Baths, FULL/UNFINISHED basement and NO Garage. The property is on 2,500 sq ft *** Seller cannot guarantee access at any given time. Offers may be made sight unseen nor does seller guarantee accuracy whether property is on public sewer or private septic. ***

18. 2024-12-21
    listed $3,200
19. 2024-12-19
    price $483,300 655-char remark

    Show marketing remark (655 chars)

    Looking for a great opportunity? Look no more! This property has tons of potential and is average in living space size for the neighborhood. It is located close to main roads with easy access to local amenities, such as shopping, banking, schools, and various eateries. Per our Appraisal describe the property as a SFR (colonial) built in 1925. It has a GLA of approx. 1,568 and has 4 bedroom and 2Baths, FULL/UNFINISHED basement and NO Garage. The property is on 2,500 sq ft *** Seller cannot guarantee access at any given time. Offers may be made sight unseen nor does seller guarantee accuracy whether property is on public sewer or private septic. ***

20. 2024-12-10
    status Active 655-char remark

    Show marketing remark (655 chars)

    Looking for a great opportunity? Look no more! This property has tons of potential and is average in living space size for the neighborhood. It is located close to main roads with easy access to local amenities, such as shopping, banking, schools, and various eateries. Per our Appraisal describe the property as a SFR (colonial) built in 1925. It has a GLA of approx. 1,568 and has 4 bedroom and 2Baths, FULL/UNFINISHED basement and NO Garage. The property is on 2,500 sq ft *** Seller cannot guarantee access at any given time. Offers may be made sight unseen nor does seller guarantee accuracy whether property is on public sewer or private septic. ***

21. 2024-11-21
    price $518,500 655-char remark

    Show marketing remark (655 chars)

    Looking for a great opportunity? Look no more! This property has tons of potential and is average in living space size for the neighborhood. It is located close to main roads with easy access to local amenities, such as shopping, banking, schools, and various eateries. Per our Appraisal describe the property as a SFR (colonial) built in 1925. It has a GLA of approx. 1,568 and has 4 bedroom and 2Baths, FULL/UNFINISHED basement and NO Garage. The property is on 2,500 sq ft *** Seller cannot guarantee access at any given time. Offers may be made sight unseen nor does seller guarantee accuracy whether property is on public sewer or private septic. ***

22. 2024-11-06
    price $521,200 655-char remark

    Show marketing remark (655 chars)

    Looking for a great opportunity? Look no more! This property has tons of potential and is average in living space size for the neighborhood. It is located close to main roads with easy access to local amenities, such as shopping, banking, schools, and various eateries. Per our Appraisal describe the property as a SFR (colonial) built in 1925. It has a GLA of approx. 1,568 and has 4 bedroom and 2Baths, FULL/UNFINISHED basement and NO Garage. The property is on 2,500 sq ft *** Seller cannot guarantee access at any given time. Offers may be made sight unseen nor does seller guarantee accuracy whether property is on public sewer or private septic. ***

23. 2024-10-22
    listed $625,400 Active 655-char remark

    Show marketing remark (655 chars)

    Looking for a great opportunity? Look no more! This property has tons of potential and is average in living space size for the neighborhood. It is located close to main roads with easy access to local amenities, such as shopping, banking, schools, and various eateries. Per our Appraisal describe the property as a SFR (colonial) built in 1925. It has a GLA of approx. 1,568 and has 4 bedroom and 2Baths, FULL/UNFINISHED basement and NO Garage. The property is on 2,500 sq ft *** Seller cannot guarantee access at any given time. Offers may be made sight unseen nor does seller guarantee accuracy whether property is on public sewer or private septic. ***

24. 2015-06-25
    historical
25. 2014-03-11
    listed $340,000
26. 2001-02-12
    soldstatus $249,000
27. 1998-01-08
    soldstatus $124,000

ⓘ 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: $6,165 · $514/mo
• Projected year-2 tax: $8,110 · $676/mo
• Expected delta: +$1,945/yr (+$162/mo · 31.6%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $73,932
• − Mortgage interest: −$33,329
• − Property taxes: −$6,165
• − Insurance: −$2,975
• − Repairs & maintenance: −$5,915
• − Management: −$5,915
• − Depreciation: −$17,309
• Taxable income: $2,325
• Est. tax owed @ 24.0%: −$558
• After-tax cash flow: $11,266/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
• City population: 7,731,280
• Population (ZIP): 33,085

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 Black (78%)
• Race & ethnicity: Black 78% Hispanic / Latino 9% Two or more races 7% White 6% Asian 2%
• Hispanic origin (detail): Puerto Rican 3% Dominican 2%
• Common ancestry: Hispanic 12%
• Foreign-born: 40% · Canada, Mexico, China
• Languages at home: 73% English-only · French/Haitian/Cajun 13% Spanish 8% Other Indo-European 1%

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: ▼ -394.74%
• Current HPI: 284.6464
• Rent YoY: —
• Metro: —
• 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

+379.8% since first listed

16 events — show timeline

• 2026-03-13 Price Changed $595,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-06 Listed $670,000 OneKey® MLS as Distributed by MLS Grid
• 2025-06-01 Rental Removed $3,200 ZUMPER1
• 2025-03-11 Price Changed $448,000 OneKey® MLS as Distributed by MLS Grid
• 2025-02-07 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-01-06 Price Changed $462,600 OneKey® MLS as Distributed by MLS Grid
• 2024-12-21 Listed for Rent $3,200 ZUMPER1
• 2024-12-19 Price Changed $483,300 OneKey® MLS as Distributed by MLS Grid
• 2024-12-10 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2024-11-21 Price Changed $518,500 OneKey® MLS as Distributed by MLS Grid
• 2024-11-06 Price Changed $521,200 OneKey® MLS as Distributed by MLS Grid
• 2024-10-22 Listed $625,400 OneKey® MLS as Distributed by MLS Grid
• 2015-06-25 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2014-03-11 Listed $340,000 OneKey® MLS as Distributed by MLS Grid
• 2001-02-12 Sold (Public Records) $249,000 Public Records
• 1998-01-08 Sold (Public Records) $124,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $6,165 · +2.0% YoY. Source: county tax records.