85-10 151st Ave Unit 5E · New York, NY 11414

$215,000

1 bd · 1.0 ba · 750 sqft · Condo · 163 Days on market

Built 1965

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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).

• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Cash flow +6.3/30.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Unit 5E at Greenwood Arms, 85-10 151st Avenue — a beautifully updated one-bedroom co-op in the heart of Howard Beach that blends comfort, convenience, and value. Offering approximately 750 square feet of thoughtfully designed living space, this home features hardwood floors throughout, a renovated galley kitchen with sleek finishes, and an updated bathroom with a clean, modern aesthetic. The layout feels spacious, functional, and easy to live in. One of the standout features? The maintenance includes ALL utilities — including heat, gas, electric, water, and even basic cable — giving you simplicity, convenience, and predictable monthly expenses. Located within th

Key facts

• Updated bathroom
• Built 1965
• Listed 163 days

Tags

• UPDATED GALLEY KITCHEN
• UPDATED BATHROOM
• ALL UTILITIES INCLUDED
• WELL-MAINTAINED COOPERATIVE

Property features AI

Finance

• HOA & community: Additional capital assessment fee of $24.84 monthly

Exterior

• Parking: Assigned parking (waitlist)
• Security: Key card entry; Video cameras
• Utilities: Public sewer; Cable available; Electricity available; Natural gas connected; Sewer connected; Trash collection (private); Water connected
• Home design: Stock cooperative; Seven-story building; Unit located on the 5th entry level; Between 3rd and 5th floors
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Gas range; Refrigerator
• Flooring: Hardwood floors
• Bathrooms: One full bathroom
• Heating & cooling: Oil heating; Wall/window air conditioning unit(s)
• Interior features: Galley-type kitchen; No basement; Four rooms total; Common laundry area and laundry room; No dogs allowed
• Laundry & utility: Common area laundry; On-site laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $215k.

Deal economics

• At list price, monthly cash flow is $-382 ($-5k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Recommended offer: $189k (12.0% below list) — sets the bar for market timing.
• Cap rate 4.2% 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: 258 active listings in the ZIP; 6 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 31% 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 163 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 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.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.
• Climate carrying-cost: major flood risk; major wind risk, 69% 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 $189,200 (12.0% 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 163 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 1.16% ✓
• Cap rate: 4.16%
• Cash-on-cash: -7.61%
• DSCR: 0.66
• GRM: 7.2

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: -29.2%
• Equity multiple: 0.03×
• Total profit: $-58,582
• Equity at exit: $32,057

10-year hold

• IRR: -27.9%
• Equity multiple: -0.33×
• Total profit: $-80,017
• Equity at exit: $18,589

Cash invested: $60,200 (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: 7.2×

Monthly cashflow live

• Estimated rent: $2,484 high
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,225/yr
• Insurance: −$90
• HOA est. from 1 same-building comp: −$858
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $-382

Break-even live

Break-even rent $2,967

Max offer price $159,775

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8439 153rd Ave Unit 5A Howard Beach, NY	1.0	1.0	800	$2,500	$3.12	24d	1	0.07mi
84-29 155th Ave Unit 5J Queens, NY	1.0	1.0	800	$2,500	$3.12	24d	1	0.18mi
9105 107th Ave Ozone Park, NY	1.0	1.0	648	$2,400	$3.70	18d	1	0.74mi
9512 108th Ave Ozone Park, NY	2.0	1.0	1000	$2,800	$2.80	11d	1	0.78mi
91-19 75th St #1 Woodhaven, NY	1.0	1.0	600	$2,100	$3.50	7d	1	1.45mi
91-04 75th St Unit 1 Jamaica, NY	1.0	1.0	600	$2,100	$3.50	24d	1	1.49mi

HOA detail condo

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

Listing history 26 events

1. 2026-06-18
   days on market $215,000 Active 163 DOM
2. 2026-06-17
   days on market $215,000 Active 162 DOM
3. 2026-06-15
   days on market $215,000 Active 160 DOM
4. 2026-06-13
   days on market $215,000 Active 158 DOM
5. 2026-06-10
   days on market $215,000 Active 154 DOM
6. 2026-06-08
   days on market $215,000 Active 153 DOM
7. 2026-06-04
   days on market $215,000 Active 149 DOM
8. 2026-06-03
   days on market $215,000 Active 148 DOM
9. 2026-06-01
   days on market $215,000 Active 146 DOM
10. 2026-05-31
    days on market $215,000 Active 145 DOM
11. 2026-04-06
    price $215,000
12. 2026-01-06
    listed $220,000 Active
13. 2026-01-01
    historical
14. 2025-10-17
    price $219,999
15. 2025-08-15
    status Active
16. 2025-07-15
    status Pending
17. 2025-05-12
    listed $224,000 Active
18. 2025-03-14
    status Pending
19. 2025-03-13
    historical
20. 2025-01-13
    price $225,000
21. 2024-11-11
    price $229,000
22. 2024-10-12
    listed $234,999 Active
23. 2016-01-14
    historical
24. 2015-11-11
    listed $95,000
25. 2015-08-03
    historical
26. 2014-08-06
    listed $95,000

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 68% 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 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: $29,805
• − Mortgage interest: −$12,043
• − Property taxes: −$3,225
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,384
• − Management: −$2,384
• − HOA: −$10,296
• − Depreciation: −$6,255
• Taxable loss: −$7,858
• Est. tax savings @ 24.0%: +$1,886
• After-tax cash flow: $-2,694/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): 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

+126.3% since first listed

16 events — show timeline

• 2026-04-06 Price Changed $215,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-06 Listed $220,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-10-17 Price Changed $219,999 OneKey® MLS as Distributed by MLS Grid
• 2025-08-15 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-07-15 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-05-12 Listed $224,000 OneKey® MLS as Distributed by MLS Grid
• 2025-03-14 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-03-13 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-01-13 Price Changed $225,000 OneKey® MLS as Distributed by MLS Grid
• 2024-11-11 Price Changed $229,000 OneKey® MLS as Distributed by MLS Grid
• 2024-10-12 Listed $234,999 OneKey® MLS as Distributed by MLS Grid
• 2016-01-14 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2015-11-11 Listed $95,000 OneKey® MLS as Distributed by MLS Grid
• 2015-08-03 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2014-08-06 Listed $95,000 OneKey® MLS as Distributed by MLS Grid