58-07 Van Cleef St

New York, NY 11368

$1,345,000D+

4 bd · 4.0 ba · 3,000 sqft · Built 1989 · MultiFamily · Active · 44 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $10,387/mo
• Mortgage (P&I): −$7,053
• Tax + insurance: −$2,788
• HOA: −$0
• Vac / Maint / Mgmt: −$2,181
• Net cashflow: $-1,636/mo
• Annual: $-19,633/yr
• Cap rate: 4.83%
• Cash-on-cash: -5.21%
• DSCR: 0.77
• 1% rule: 0.77%
• Cash to close: $376,600

Investor read

• This is a 4 × 1.0-bed/1.0-bath units multifamily listed at $1.34M.
• At list price, monthly cash flow is $-2k ($-20k/yr) — negative. Per door: $-409/mo.
• To cash-flow at today's rent, offer at most $1.06M (21.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.04M (22.8% below list).
• It's been on market 44 days — a 3% lower offer ($1.30M) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $1.04M (22.8% below list) — sets the bar for 1% rule.
• In year one you build about $109k of equity ($9k loan paydown + $100k appreciation (7.4% local appreciation)).
• 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; 2 comparable units currently listed for rent nearby; 5,302 units permitted in Queens County in 2024 (4,918 in 5+ unit buildings).
• Queens County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• 6 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 $915k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.
• By year 2, paydown + projected appreciation supports a ~$174k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
• 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.
• Cap rate 4.8% 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.
• At $10,387/mo this rent would consume 172% 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.

Questions for listing agent

• 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?
• It's been on market 44 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
• Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
• What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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?