7115 252nd St Unit 194A · New York, NY 11426

$299,000

2 bd · 1.0 ba · 763 sqft · Condo public records · 23 Days on market

Built 1950 ↓ 6% since listing

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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 +19.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• 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

Listing remarks

Two Bedroom First Floor Corner Unit Located in a Beautiful Courtyard. Apartment Features an Eat In Kitchen and Dining Area, Spacious Living Room, Full Bath and Two Spacious Bedrooms, Hardwood Floors Throughout. Board Requirements - 20 Percent Down, $95k Income and 750+ Credit, Additional information: Appearance: * Good This Unit is the Perfect Opportunity to Renovate and Make Your Own.

Key facts

• Built 1950
• Listed 22 days

Property features AI

Finance

• HOA & community: Association managed by Metro Mgmt; Association fees include gas, heat, hot water, water, sewer, and grounds care

Exterior

• Parking: On-street parking; No carport
• Utilities: Public sewer; Trash collection (public)
• Home design: Stock cooperative; Two-story building; unit entry on level 1
• Construction: Brick construction
• Exterior features: Brick construction; Near public transit, schools, and shops; Not waterfront

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Breakfast bar
• Bedrooms: One bedroom located on the first floor
• Bathrooms: One full bathroom
• Heating & cooling: Hot water heating (oil); Wall/window air conditioning units
• Interior features: First-floor bedroom; Breakfast bar; Total of 5 rooms; No basement; No attic; Pets allowed with breed restrictions and number limits; cats and dogs permitted
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $299k.

Deal economics

• At list price, monthly cash flow is $362 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $299k).
• Recommended offer: $295k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: Elm Tree Elementary School (math 27% / reading 52%, grade F, #1,444 of 2,108 statewide, top 71%, 806 students, 94% FRL); Is 227 Louis Armstrong (math 52% / reading 69%, grade B+, #153 of 729 statewide, top 21%, 1,528 students, 68% FRL); Midwood High School (math 94% / reading 96%, grade A+, #83 of 1,100 statewide, top 8%, 4,062 students, 73% FRL).
• Market conditions: 81 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 5,302 units permitted in Queens County in 2024 (4,918 in 5+ unit buildings).
• This rent runs 36% of the median local income ($104k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $294,515 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.03% ✓
• Cap rate: 7.74%
• Cash-on-cash: 5.18%
• DSCR: 1.23
• GRM: 8.1

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: -8.2%
• Equity multiple: 0.70×
• Total profit: $-25,369
• Equity at exit: $44,582

10-year hold

• IRR: 1.3%
• Equity multiple: 1.09×
• Total profit: $7,759
• Equity at exit: $25,852

Cash invested: $83,720 (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 11426

• Active inventory: 81
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $3,073 high
• Mortgage (P&I): −$1,568
• Tax est. 1.5%: −$374 /mo · $4,485/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$645
• Net cashflow: $362

Break-even live

Break-even rent $2,616

Max offer price $299,000

Occupancy floor 83%

Sensitivity live

Price	-10% $568	-5% $465	+0% $362	+5% $258	+10% $155
Rent	-10% $119	-5% $240	+0% $362	+5% $483	+10% $604
Rate	-1.0pp $512	-0.5pp $438	base $362	+0.5pp $284	+1.0pp $205

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
245-24 77th Cres Jamaica, NY	2.0	1.0	785	$2,600	$3.31	20d	1	0.56mi
76-37 Commonwealth Blvd Unit 2 Jamaica, NY	1.0	1.0	641	$2,200	$3.43	26d	1	0.61mi
246-17 Union Tpke Unit A Bellerose, NY	3.0	1.0	799	$3,200	$4.01	26d	1	0.62mi
245-63 61st Ave Unit 1FL Flushing, NY	3.0	2.0	1000	$3,000	$3.00	25d	1	0.64mi
253-15 60th Ave Unit 2nd Floor Flushing, NY	3.0	2.0	1100	$3,500	$3.18	4d	1	0.65mi
7608 269th St New Hyde Park, NY	3.0	2.0	1031	$4,500	$4.36	0d	1	0.77mi
240-53 68th Ave Unit 1st Floor Douglaston, NY	2.0	1.0	900	$2,500	$2.78	26d	1	0.81mi
48 79th Ave New Hyde Park, NY	3.0	2.0	1109	$4,500	$4.06	45d	1	1.11mi
232-15 67th Ave Unit 1FL Flushing, NY	2.0	2.0	900	$2,900	$3.22	5d	1	1.20mi
85-16 Little Neck Pkwy #1 Queens, NY	2.0	1.0	865	$2,750	$3.18	17d	1	1.30mi

HOA detail condo

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

Listing history 14 events

1. 2026-06-21
   days on market $299,000 Active 23 DOM
2. 2026-06-18
   days on market $299,000 Active 20 DOM
3. 2026-06-17
   days on market $299,000 Active 19 DOM
4. 2026-06-16
   days on market $299,000 Active 18 DOM
5. 2026-06-15
   days on market $299,000 Active 17 DOM
6. 2026-06-13
   days on market $299,000 Active 15 DOM
7. 2026-06-09
   days on market $299,000 Active 11 DOM
8. 2026-06-08
   days on market $299,000 Active 10 DOM
9. 2026-06-08
   days on market $299,000 Active 9 DOM
10. 2026-06-04
    days on market $299,000 Active 6 DOM
11. 2026-06-03
    days on market $299,000 Active 5 DOM
12. 2026-06-02
    days on market $299,000 Active 4 DOM
13. 2026-06-01
    days on market $299,000 Active 3 DOM
14. 2026-05-31
    days on market $299,000 Active 2 DOM

ⓘ 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 ≥97°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 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,881
• − Mortgage interest: −$16,749
• − Property taxes: −$4,485
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,950
• − Management: −$2,950
• − Depreciation: −$8,698
• Taxable loss: −$447
• Est. tax savings @ 24.0%: +$107
• After-tax cash flow: $4,447/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): 19,411
• Household income: $103,533
• Rent vs Own: 29.8% rent · 70.2% own
• Severe rent burden: 334.0

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 0.67)
• Race & ethnicity: Asian 50% White 22% Hispanic / Latino 16% Two or more races 9% Black 6%
• Hispanic origin (detail): Puerto Rican 3% Dominican 3%
• Common ancestry: Romanian 4% Hispanic 2% Italian 1%
• Foreign-born: 48% · Canada, China, South Korea
• Languages at home: 40% English-only · Other Indo-European 29% Spanish 12% Chinese 7%

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: ▼ -341.48%
• Current HPI: 286.4239
• 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

-6.3% since first listed

5 events — show timeline

• 2026-05-30 Listed $299,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-28 Coming Soon $299,000 OneKey® MLS as Distributed by MLS Grid
• 2024-06-18 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-06-18 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2024-05-07 Listed $319,000 OneKey® MLS as Distributed by MLS Grid