153-25 88th St Unit 5H · New York, NY 11414

$199,000

1 bd · 1.0 ba · 800 sqft · Condo · 78 Days on market

Built 1960 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).

• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Cash flow +4.1/30.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Purchase this apartment and make it your own. Needs TLC. Well maintained building. Base Maint: $906.31, AC: $30.00=$936.31. 230 shares., Additional information: Appearance:Good,Interior Features:Efficiency Kitchen,Lr/Dr

Key facts

• Garage
• Built 1960
• Listed 78 days

Property features AI

Finance

• HOA & community: Association: Delkap; Building amenities include elevator(s); Association fee includes electricity, exterior maintenance, gas, grounds care, heat, hot water, sewer, snow removal, trash, and water

Exterior

• Parking: Garage; Parking lot; Parking fee required (25)
• Utilities: Con-Edison electric service; Public sewer; Cable available, electricity available, natural gas available
• Home design: Stock cooperative; 6-story building
• Construction: Brick construction
• Exterior features: Balcony; Near public transit, schools, and shops

Interior

• Kitchen: Gas oven; Refrigerator
• Bedrooms: One-level layout; entry on 5th floor
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Wall/window air conditioning units
• Interior features: Elevator; Common laundry area; Allows cats, no dogs
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $199k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-545 ($-7k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $187k (6.0% below list) — sets the bar for market timing.

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: 258 active listings in the ZIP; 4 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).
• This rent runs 32% of the median local income ($95k/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 $1k of loan paydown is wiped out by about $6k 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 78 days — a 6% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y 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 $135k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 46% of rent.
• Climate carrying-cost: major wind risk, 69% 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 $187,060 (6.0% 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 78 days. Have you received any prior offers? Is the seller open to a 6% 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 1960 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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?
11. 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?
12. 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.
13. 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.
14. 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: 1.26% ✓
• Cap rate: 3.01%
• Cash-on-cash: -11.74%
• DSCR: 0.48
• GRM: 6.6

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: -37.1%
• Equity multiple: -0.19×
• Total profit: $-66,219
• Equity at exit: $29,672

10-year hold

• IRR: -49.0%
• Equity multiple: -0.78×
• Total profit: $-99,351
• Equity at exit: $17,206

Cash invested: $55,720 (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 11414

• Active inventory: 258
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA est. from 1 same-building comp: −$1,145
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $-545

Break-even live

Break-even rent $3,190

Max offer price $120,131

Occupancy floor —

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
84-29 155th Ave Unit 5J Queens, NY	1.0	1.0	800	$2,500	$3.12	24d	1	0.10mi
8439 153rd Ave Unit 5A Howard Beach, NY	1.0	1.0	800	$2,500	$3.12	24d	1	0.11mi
9105 107th Ave Ozone Park, NY	1.0	1.0	648	$2,400	$3.70	19d	1	0.87mi
9512 108th Ave Ozone Park, NY	2.0	1.0	1000	$2,800	$2.80	11d	1	0.88mi

HOA detail condo

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

Listing history 23 events

1. 2026-06-18
   days on market $199,000 Active 78 DOM
2. 2026-06-17
   days on market $199,000 Active 77 DOM
3. 2026-06-15
   days on market $199,000 Active 75 DOM
4. 2026-06-13
   days on market $199,000 Active 73 DOM
5. 2026-06-10
   days on market $199,000 Active 69 DOM
6. 2026-06-08
   days on market $199,000 Active 68 DOM
7. 2026-06-08
   days on market $199,000 Active 67 DOM
8. 2026-06-04
   days on market $199,000 Active 64 DOM
9. 2026-06-03
   days on market $199,000 Active 63 DOM
10. 2026-06-01
    days on market $199,000 Active 61 DOM
11. 2026-05-31
    days on market $199,000 Active 60 DOM
12. 2026-04-01
    listed $199,000 Active
13. 2026-02-05
    historical
14. 2025-08-06
    status Active
15. 2025-07-26
    historical
16. 2025-07-10
    status Active
17. 2025-04-08
    price $210,000
18. 2025-01-24
    listed $229,000 Active
19. 2022-03-28
    soldstatus $135,000 Closed 219-char remark

    Show marketing remark (219 chars)

    Purchase this apartment and make it your own. Needs TLC. Well maintained building. Base Maint: $906.31, AC: $30.00=$936.31. 230 shares., Additional information: Appearance:Good,Interior Features:Efficiency Kitchen,Lr/Dr

20. 2021-09-08
    status Pending 219-char remark

    Show marketing remark (219 chars)

    Purchase this apartment and make it your own. Needs TLC. Well maintained building. Base Maint: $906.31, AC: $30.00=$936.31. 230 shares., Additional information: Appearance:Good,Interior Features:Efficiency Kitchen,Lr/Dr

21. 2021-08-17
    price $149,000 219-char remark

    Show marketing remark (219 chars)

    Purchase this apartment and make it your own. Needs TLC. Well maintained building. Base Maint: $906.31, AC: $30.00=$936.31. 230 shares., Additional information: Appearance:Good,Interior Features:Efficiency Kitchen,Lr/Dr

22. 2021-07-26
    price $159,000 219-char remark

    Show marketing remark (219 chars)

    Purchase this apartment and make it your own. Needs TLC. Well maintained building. Base Maint: $906.31, AC: $30.00=$936.31. 230 shares., Additional information: Appearance:Good,Interior Features:Efficiency Kitchen,Lr/Dr

23. 2021-06-11
    listed $169,000 Active 219-char remark

    Show marketing remark (219 chars)

    Purchase this apartment and make it your own. Needs TLC. Well maintained building. Base Maint: $906.31, AC: $30.00=$936.31. 230 shares., Additional information: Appearance:Good,Interior Features:Efficiency Kitchen,Lr/Dr

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% 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: $30,003
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − HOA: −$13,740
• − Depreciation: −$5,789
• Taxable loss: −$9,454
• Est. tax savings @ 24.0%: +$2,269
• After-tax cash flow: $-4,272/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 · 8 photos

Fair 45/100 Moderate rehab

The property requires moderate repairs and maintenance, with potential for significant value increase through interior updates and landscaping.

Repairs flagged

• Moderate Kitchen appliances — Signs of wear on appliances
• Minor Paint touch-ups — Some areas may show minor wear

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace kitchen appliances — Modern appliances improve functionality and appeal
• Both Landscaping improvements — Enhances curb appeal and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen appliances · Signs of wear on appliances	Moderate	$3,000–15,000
Paint touch-ups · Some areas may show minor wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$3,500–18,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace kitchen appliances — Modern appliances improve functionality and appeal ↑
• Both Landscaping improvements — Enhances curb appeal and adds 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): 31,308
• Household income: $95,051
• Rent vs Own: 26.9% rent · 73.1% own
• Severe rent burden: 985.0

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 0.56)
• Race & ethnicity: White 61% Hispanic / Latino 25% Two or more races 13% Black 5% Asian 5%
• Hispanic origin (detail): Puerto Rican 11% Dominican 6%
• Common ancestry: Romanian 4% Scotch-Irish 1%
• Foreign-born: 20% · Canada, Jamaica, China
• Languages at home: 63% English-only · Spanish 17% Other Indo-European 14% Russian/Polish/Slavic 2%

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: ▼ -227.02%
• Current HPI: 206.6334
• 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

+17.8% since first listed

12 events — show timeline

• 2026-04-01 Listed $199,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-05 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-08-06 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-07-26 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-07-10 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-04-08 Price Changed $210,000 OneKey® MLS as Distributed by MLS Grid
• 2025-01-24 Listed $229,000 OneKey® MLS as Distributed by MLS Grid
• 2022-03-28 Sold (MLS) $135,000 OneKey® MLS as Distributed by MLS Grid
• 2021-09-08 Pending — OneKey® MLS as Distributed by MLS Grid
• 2021-08-17 Price Changed $149,000 OneKey® MLS as Distributed by MLS Grid
• 2021-07-26 Price Changed $159,000 OneKey® MLS as Distributed by MLS Grid
• 2021-06-11 Listed $169,000 OneKey® MLS as Distributed by MLS Grid