111-10 160th St · New York, NY 11433

$299,000

2 bd · 1.0 ba · 1,188 sqft · SingleFamily public records · 234 Days on market

Built 1925 2,125 sqft lot

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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 +21.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 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

One family home in Jamaica, Queens. The house had a fire in it and needs a complete gut renovation. No electric, no gas, no plumbing, no roof, and no walls. No representations from owners of the property. There will be no showings. Make an offer from outside of the premises. This is a short sale subject to short sale approval of the bank. The house must be purchased with all cash. No mortgage deals.

Key facts

• 2,125 sq ft lot
• Built 1925
• Listed 234 days

Property features AI

Finance

• Financial info: Seller will consider exchange or cash financing

Exterior

• Parking: Street parking
• Utilities: Electric service (other); No hot water system specified; No heating fuel specified
• Home design: Detached residential building; Pitched roof; Siding exterior; Wood frame construction; Other foundation; Building footprint about 468 (dimensions 26 x 18); Zoning: R
• Construction: Wood frame construction; Siding exterior; Pitched roof; Other foundation; Detached building
• Exterior features: Back yard; Lot dimensions approximately 25 x 89

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Two bedrooms located on the second floor
• Bathrooms: One full bathroom on the second floor
• Heating & cooling: No heating fuel specified; No hot water system specified
• Interior features: Crawl space basement; No central air

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $459 ($6k/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: $263k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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: 120 active listings in the ZIP; 32 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 $3,090/mo this rent would consume 48% of the median local household income ($78k/yr) (locally 1701% 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 $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 234 days — a 12% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y 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 $202k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $263,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 234 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.03% ✓
• Cap rate: 8.14%
• Cash-on-cash: 6.58%
• DSCR: 1.29
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $667,656
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111-15 Inwood St	0.54mi	3/1.0 (+1)	1,248 (+5%)	3mo	$650,000	$521	59
15513 113th Ave	0.21mi	3/4.0 (+1)	1,280 (+8%)	2mo	$767,600	$600	58
111-19 169 St	0.44mi	3/2.0 (+1)	1,136 (-4%)	6mo	$735,000	$647	58
11018 Union Hall St	0.13mi	3/1.5 (+1)	1,360 (+14%)	6mo	$585,000	$430	58
168-02 110th Rd	0.40mi	3/2.0 (+1)	1,328 (+12%)	2mo	$750,000	$565	51
118-29 152nd St	0.74mi	2/2.0	1,100 (-7%)	3mo	$495,000	$450	47
11467 145th St	0.65mi	3/2.0 (+1)	1,100 (-7%)	3mo	$640,000	$582	45
169-15 111th Ave	0.47mi	3/1.5 (+1)	1,360 (+14%)	3mo	$670,000	$493	44
111-20 145th St	0.61mi	3/1.0 (+1)	1,340 (+13%)	2mo	$636,000	$475	43
16410 Foch Blvd	0.60mi	3/2.0 (+1)	1,030 (-13%)	1mo	$710,000	$689	40
11008 172nd St	0.58mi	3/2.5 (+1)	1,320 (+11%)	5mo	$735,000	$557	39
16408 Tuskegee Airmen Way	0.69mi	3/3.0 (+1)	1,332 (+12%)	1mo	$749,000	$562	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.2%
• Equity multiple: 0.77×
• Total profit: $-19,220
• Equity at exit: $44,582

10-year hold

• IRR: 3.4%
• Equity multiple: 1.25×
• Total profit: $20,889
• 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 11433

• Active inventory: 120
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $3,090 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$290 /mo · $3,476/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$649
• Net cashflow: $459

Break-even live

Break-even rent $2,509

Max offer price $299,000

Occupancy floor 80%

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 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108-46 153rd St Unit 1FL Jamaica, NY	3.0	1.0	900	$2,900	$3.22	25d	1	0.42mi
15307 Arlington Ter Jamaica, NY	3.0	1.5	1470	$3,800	$2.59	25d	1	0.44mi
15053 115th Dr Jamaica, NY	2.0	1.0	1264	$2,997	$2.37	8d	1	0.47mi
106-12 156th St Unit 2nd Fl Jamaica, NY	3.0	2.0	1208	$3,499	$2.90	25d	1	0.61mi
105-17 170th St Unit 1 Jamaica, NY	3.0	2.0	850	$3,200	$3.76	25d	1	0.72mi
10940 175th St Jamaica, NY	3.0	1.5	1300	$4,000	$3.08	19d	1	0.73mi
11649 147th St Jamaica, NY	3.0	1.0	1280	$3,600	$2.81	8d	1	0.73mi
103-20 168th Pl Unit 2nd floor Jamaica, NY	3.0	1.0	1000	$2,900	$2.90	25d	1	0.77mi
139-18 Lakewood Ave Unit 2F Jamaica, NY	3.0	2.0	1258	$3,250	$2.58	25d	1	0.86mi
120-23 Guy R Brewer Blvd Unit 1 Jamaica, NY	3.0	1.5	1200	$3,250	$2.71	19d	1	0.89mi
139-22 Lakewood Ave Unit 2F Jamaica, NY	3.0	2.0	1008	$3,250	$3.22	25d	1	0.90mi
17203 119th Ave Jamaica, NY	3.0	2.0	1090	$3,300	$3.03	25d	1	0.93mi
119-15A 145th St Jamaica, NY	3.0	1.5	1248	$3,800	$3.04	19d	1	0.95mi
120-06 172nd St Unit 2 Jamaica, NY	3.0	2.0	900	$3,000	$3.33	25d	1	1.02mi
15501 90th Ave Unit 3R Jamaica, NY	1.0	1.0	950	$2,100	$2.21	25d	1	1.15mi
17218 Jamaica Ave Unit 501 Jamaica, NY	2.0	2.0	939	$3,300	$3.51	25d	1	1.15mi
90-48 171st St Jamaica, NY	2.0	1.0	1000	$2,750	$2.75	25d	1	1.15mi
89-15 Parsons Blvd Unit W6B Jamaica, NY	1.0	1.0	725	$2,100	$2.90	19d	1	1.16mi
12606 172nd St Jamaica, NY	3.0	2.0	1050	$3,200	$3.05	19d	1	1.18mi
88-56 162nd St Apt 2D Jamaica, NY	2.0	1.0	1000	$3,000	$3.00	25d	1	1.20mi
90-32 179th St Unit 2nd fl Jamaica, NY	3.0	1.0	1200	$3,000	$2.50	25d	1	1.34mi
10473 129th St South Richmond Hill, NY	1.0	1.0	1280	$2,500	$1.95	25d	1	1.34mi
148-37 88th Ave Queens, NY	2.0	2.0	900	$3,500	$3.89	25d	1	1.34mi
10469 129th St South Richmond Hill, NY	3.0	2.0	1280	$3,400	$2.66	25d	1	1.34mi
144-07 Jamaica Ave Unit 3rd Floor Jamaica, NY	3.0	2.0	800	$2,750	$3.44	25d	1	1.37mi
8712 175th St Unit 6B Jamaica, NY	2.0	2.0	876	$3,000	$3.42	25d	1	1.40mi
88-33 144th St Unit 2nd Fl Jamaica, NY	3.0	1.0	1100	$2,600	$2.36	3d	1	1.41mi
17545 88th Ave Unit 6F Jamaica, NY	2.0	2.0	1224	$2,950	$2.41	25d	1	1.44mi
11602 Farmers Blvd Saint Albans, NY	1.0	1.0	800	$2,200	$2.75	25d	1	1.45mi
14832 87th Ave Jamaica, NY	2.0	1.0	768	$2,800	$3.65	19d	1	1.49mi
12169 133rd St South Ozone Park, NY	3.0	1.0	1020	$3,500	$3.43	25d	1	1.50mi
11529 126th St South Ozone Park, NY	2.0	1.5	940	$3,058	$3.25	15d	1	1.50mi

Listing history 16 events

1. 2026-06-18
   days on market $299,000 Active 234 DOM
2. 2026-06-17
   days on market $299,000 Active 233 DOM
3. 2026-06-15
   days on market $299,000 Active 231 DOM
4. 2026-06-13
   days on market $299,000 Active 229 DOM
5. 2026-06-10
   days on market $299,000 Active 225 DOM
6. 2026-06-08
   days on market $299,000 Active 224 DOM
7. 2026-06-04
   days on market $299,000 Active 220 DOM
8. 2026-06-03
   days on market $299,000 Active 219 DOM
9. 2026-06-01
   days on market $299,000 Active 217 DOM
10. 2026-05-31
    days on market $299,000 Active 216 DOM
11. 2025-10-27
    listed $299,000 Active
12. 2013-07-18
    historical
13. 2012-03-30
    listed $230,000
14. 2000-12-27
    soldstatus $202,000
15. 2000-09-18
    soldstatus $100,000
16. 2000-09-18
    soldstatus $100,000

ⓘ 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: $3,476 · $290/mo
• Projected year-2 tax: $4,265 · $355/mo
• Expected delta: +$789/yr (+$66/mo · 22.7%)

ⓘ 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 ≥99°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: $37,083
• − Mortgage interest: −$16,749
• − Property taxes: −$3,476
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,967
• − Management: −$2,967
• − Depreciation: −$8,698
• Taxable income: $732
• Est. tax owed @ 24.0%: −$176
• After-tax cash flow: $5,333/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): 37,884
• Household income: $77,519
• Rent vs Own: 52.6% rent · 47.4% own
• Severe rent burden: 1701.0

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 0.65)
• Race & ethnicity: Black 55% Asian 17% Hispanic / Latino 13% Two or more races 5% White 2% Native American 1%
• Hispanic origin (detail): Puerto Rican 3% Dominican 4%
• Common ancestry: Hispanic 2%
• Foreign-born: 42% · Canada, China, United Kingdom
• Languages at home: 69% English-only · Other Indo-European 13% Spanish 11% French/Haitian/Cajun 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: ▼ -250.63%
• Current HPI: 383.7055
• 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

+199.0% since first listed

6 events — show timeline

• 2025-10-27 Listed $299,000 BNYMLS
• 2013-07-18 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2012-03-30 Listed $230,000 OneKey® MLS as Distributed by MLS Grid
• 2000-12-27 Sold (Public Records) $202,000 Public Records
• 2000-09-18 Sold (Public Records) $100,000 Public Records
• 2000-09-18 Sold (Public Records) $100,000 Public Records

Property tax history

+15.2%/yr

Latest (2025): $3,476 · +3.2% YoY. Source: county tax records.