10433 142nd St · New York, NY 11435

$549,000

4 bd · 2.0 ba · 1,328 sqft · MultiFamily public records · 11 Days on market

Built 1920 2,508 sqft lot Est $916k · 40% under

---

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 +19.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• Schools +5.0/10.0
• 1% rule +4.3/10.0
• Livability +3.8/5.0
• Rent growth +3.0/5.0
• 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

Welcome to this Two-family home, perfectly positioned in Jamaica, NY. This versatile property exudes a welcoming atmosphere overlooking a park and offers an array of desirable amenities that cater to your ideal living situation. The full basement, provides additional living space, incomplete with a large room and another full bathroom. This detached house offers the advantage of a backyard, ideal for outdoor gatherings and leisure. Nestled in the heart of Jamaica, you'll experience the best of both worlds - a tranquil suburban lifestyle in a charming, while still benefiting from convenient proximity to shopping and transportation options. With local amenities and public transportation withi

Key facts

• Backyard
• Two-family home
• Full basement

Tags

• TWO-FAMILY HOME
• FULL BASEMENT
• BACKYARD
• OVERLOOKING A PARK
• PUBLIC TRANSPORTATION

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $549k.

Deal economics

• At list price, monthly cash flow is $582 ($7k/yr) — positive. Per door: $291/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $512k (6.8% below list).
• Recommended offer: $512k (6.8% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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: Rents rising (+2.0%/yr); 170 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• At $5,115/mo this rent would consume 77% of the median local household income ($80k/yr) (locally 3361% 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 $4k of loan paydown is wiped out by about $16k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y 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 $155k; list at $549k implies a 254% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 53% 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 $511,500 (6.8% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.93% ✗
• Cap rate: 7.56%
• Cash-on-cash: 4.54%
• DSCR: 1.20
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $916,320
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13407 109th Ave	0.29mi	3/2.0 (-1)	1,231 (-7%)	9mo	$850,000	$690	62
10416 124th St	0.64mi	4/3.0	1,248 (-6%)	3mo	$870,000	$697	53
107-29 122nd St	0.74mi	5/3.0 (+1)	1,473 (+11%)	5mo	$975,000	$662	34

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 · 1.97% rent growth · sell at horizon

5-year hold

• IRR: -10.3%
• Equity multiple: 0.63×
• Total profit: $-57,275
• Equity at exit: $81,858

10-year hold

• IRR: -2.4%
• Equity multiple: 0.85×
• Total profit: $-23,762
• Equity at exit: $47,467

Cash invested: $153,720 (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 11435

• Rents YoY: 2.0%
• Active inventory: 170
• Price-to-rent: 17.9×

Monthly cashflow live

• Estimated rent: $5,115 high
• Mortgage (P&I): −$2,879
• Tax from tax record: −$351 /mo · $4,214/yr
• Insurance: −$229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,074
• Net cashflow: $582

Break-even live

Break-even rent $4,378

Max offer price $549,000

Occupancy floor 84%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$5,116
Total (2 units)			$5,115

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: $137,250
• Closing costs: $16,470
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
107-50 Van Wyck Expy Queens, NY	3.0	1.0	1700	$3,500	$2.06	25d	1	0.27mi
108-16 Pinegrove St Unit 2ND Jamaica, NY	3.0	2.0	1600	$3,300	$2.06	5d	1	0.33mi
139-22 Lakewood Ave Unit 2F Jamaica, NY	3.0	2.0	1008	$3,250	$3.22	25d	1	0.34mi
139-18 Lakewood Ave Unit 2F Jamaica, NY	3.0	2.0	1258	$3,250	$2.58	25d	1	0.34mi
10469 129th St South Richmond Hill, NY	3.0	2.0	1280	$3,400	$2.66	25d	1	0.40mi
147-31 109th Ave Unit 2 Jamaica, NY	4.0	2.0	1736	$3,500	$2.02	25d	1	0.50mi
108-46 153rd St Unit 1FL Jamaica, NY	3.0	1.0	900	$2,900	$3.22	25d	1	0.60mi
15307 Arlington Ter Jamaica, NY	3.0	1.5	1470	$3,800	$2.59	25d	1	0.61mi
106-12 156th St Unit 2nd Fl Jamaica, NY	3.0	2.0	1208	$3,499	$2.90	25d	1	0.69mi
11515 141st St Jamaica, NY	5.0	2.0	1425	$5,200	$3.65	14d	1	0.76mi
12603 115th Ave South Ozone Park, NY	3.0	1.0	1632	$3,200	$1.96	25d	1	0.86mi
11530 Inwood St Jamaica, NY	3.0	1.5	1776	$3,600	$2.03	25d	1	0.86mi
11530 Inwood St Jamaica, NY	3.0	1.0	1776	$3,500	$1.97	15d	1	0.86mi
88-33 144th St Unit 2nd Fl Jamaica, NY	3.0	1.0	1100	$2,600	$2.36	3d	1	0.87mi
11649 147th St Jamaica, NY	3.0	1.0	1280	$3,600	$2.81	8d	1	1.06mi
11450 157th St Jamaica, NY	3.0	1.0	1604	$2,900	$1.81	25d	1	1.08mi
8711 123rd St Richmond Hill, NY	3.0	1.0	1000	$3,000	$3.00	4d	1	1.14mi
119-15A 145th St Jamaica, NY	3.0	1.5	1248	$3,800	$3.04	19d	1	1.16mi
115-32 158th St Unit 2 Jamaica, NY	3.0	1.0	1600	$2,800	$1.75	6d	1	1.22mi
12207 142nd Pl Jamaica, NY	3.0	2.5	1797	$3,200	$1.78	15d	1	1.24mi
103-20 168th Pl Unit 2nd floor Jamaica, NY	3.0	1.0	1000	$2,900	$2.90	25d	1	1.27mi
12169 133rd St South Ozone Park, NY	3.0	1.0	1020	$3,500	$3.43	25d	1	1.28mi
159-32 Normal Rd Unit 2nd floor Jamaica, NY	4.0	1.5	1000	$3,500	$3.50	19d	1	1.34mi
133-16 131st Ave #2 Queens, NY	4.0	1.0	1100	$3,150	$2.86	25d	1	1.44mi

Listing history 8 events

1. 2026-04-22
   status Pending
2. 2026-04-10
   listed $549,000 Active
3. 2018-02-21
   historical
4. 2017-08-03
   listed $450,000 New
5. 2015-10-20
   historical
6. 2015-05-07
   listed $550,000
7. 1999-04-13
   soldstatus $155,000
8. 1985-06-27
   soldstatus $30,000

ⓘ 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: $4,214 · $351/mo
• Projected year-2 tax: $6,746 · $562/mo
• Expected delta: +$2,532/yr (+$211/mo · 60.1%)

ⓘ 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 7/10 Severe 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 53% 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: $61,380
• − Mortgage interest: −$30,753
• − Property taxes: −$4,214
• − Insurance: −$2,745
• − Repairs & maintenance: −$4,910
• − Management: −$4,910
• − Depreciation: −$15,971
• Taxable loss: −$2,123
• Est. tax savings @ 24.0%: +$510
• After-tax cash flow: $7,493/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): 56,826
• Household income: $79,710
• Rent vs Own: 64.0% rent · 36.0% own
• Severe rent burden: 3361.0

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: Highly diverse neighborhood (Simpson 0.78)
• Race & ethnicity: Hispanic / Latino 30% Black 25% Asian 23% White 13% Two or more races 7%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Dominican 5%
• Common ancestry: Scotch-Irish 2% Hispanic 1% Russian 1%
• Foreign-born: 53% · Canada, China, Jamaica
• Languages at home: 42% English-only · Spanish 29% Other Indo-European 14% Russian/Polish/Slavic 4%

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: ▼ -399.00%
• Current HPI: 206.3955
• Rent YoY: ▲ 1.97%
• 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

+1730.0% since first listed

8 events — show timeline

• 2026-04-22 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-10 Listed $549,000 OneKey® MLS as Distributed by MLS Grid
• 2018-02-21 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2017-08-03 Listed $450,000 OneKey® MLS as Distributed by MLS Grid
• 2015-10-20 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2015-05-07 Listed $550,000 OneKey® MLS as Distributed by MLS Grid
• 1999-04-13 Sold (Public Records) $155,000 Public Records
• 1985-06-27 Sold (Public Records) $30,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $4,214 · -2.4% YoY. Source: county tax records.