17-52 166th Unit 4-193 · New York, NY 11357

$288,000

1 bd · 1.0 ba · 610 sqft · Condo · 163 Days on market

Built 1950

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Why this score? — see what drove the D 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 +12.6/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• DSCR +3.8/10.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Totally Renovated Clearview One Bedroom Lower Level Unit (Size 3.5, 610 Square footage) In The Most Desirable Parklike Courtyard In The Development, New Updated Kitchen With Washer And Dryer In The Unit, (Dishwasher Is Allowed To Be Installed) New Spa-like Bathroom With Shower, Living Room, Dining Area, New Espresso Bean Stained Wood Floors Throughout The Unit, Plenty Of Closets For Storage, Parking Spot And Garage Available (Wait List) Free Public Basement Storage, Close To Shopping, Dining, Parks, Local And Express NYC Bus, Whitestone School District 25,Close To Major Highways, Plenty Of Street Parking, Access To Join Whitestone Booster Beach

Key facts

• Plenty of closets
• Spa-like bathroom
• Updated kitchen

Tags

• RENOVATED LOWER LEVEL UNIT
• UPDATED KITCHEN
• SPA-LIKE BATHROOM
• PLENTY OF CLOSETS
• FREE PUBLIC BASEMENT STORAGE
• CLOSE TO SHOPPING

Property features AI

Exterior

• Parking: Heated garage; Private garage (1 space); On-street parking available; Parking lot; Storage available; Parking fee applicable
• Utilities: Con Edison electric service; Public sewer; Cable available; Electricity connected; Natural gas connected; Phone available; Sewer connected; Trash collection (private); Underground utilities
• Home design: Stock cooperative; Two-story building; Entry level: 1
• Construction: Brick construction; Updated/remodeled condition
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Galley-style kitchen; Granite counters; Stainless steel appliances; Refrigerator
• Bedrooms: Bedroom on the first floor
• Flooring: Hardwood; Laminate; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump; Hot water heating; Natural gas; Wall/window air conditioning unit(s)
• Interior features: First-floor bedroom; First-floor full bath; Galley kitchen with pantry; Granite counters; Updated/remodeled; Full unfinished basement with storage space and walk-out access; Located on the front/ground floor
• Laundry & utility: Washer and dryer in unit; Washer hookup inside; Gas dryer hookup; Laundry located in the kitchen

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $288k.

Deal economics

• At list price, monthly cash flow is $-35 ($-416/yr) — negative.
• To cash-flow at today's rent, offer at most $283k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $248k (14.0% below list).
• Recommended offer: $248k (14.0% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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.
• 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: Rents rising (+3.4%/yr); 291 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 ($97k/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 163 days — a 12% lower offer ($253k) is reasonable based on typical stale-listing flexibility.

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 $247,552 (14.0% 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 14% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.86% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.52%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.41% rent growth · sell at horizon

5-year hold

• IRR: -16.7%
• Equity multiple: 0.41×
• Total profit: $-47,812
• Equity at exit: $42,942

10-year hold

• IRR: -7.7%
• Equity multiple: 0.50×
• Total profit: $-40,080
• Equity at exit: $24,901

Cash invested: $80,640 (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 11357

• Rents YoY: 3.4%
• Active inventory: 291
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,476 high
• Mortgage (P&I): −$1,510
• Tax est. 1.5%: −$360 /mo · $4,320/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $-35

Break-even live

Break-even rent $2,519

Max offer price $282,987

Occupancy floor 96%

Sensitivity live

Price	-10% $164	-5% $65	+0% $-35	+5% $-134	+10% $-234
Rent	-10% $-230	-5% $-132	+0% $-35	+5% $63	+10% $161
Rate	-1.0pp $110	-0.5pp $39	base $-35	+0.5pp $-109	+1.0pp $-185

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: $72,000
• Closing costs: $8,640
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
206-14 Emily Rd Unit 42L Bayside, NY	1.0	1.0	700	$2,700	$3.86	26d	1	0.71mi
29-04 204th St Unit 1Floor Flushing, NY	1.0	1.0	700	$2,600	$3.71	20d	1	0.92mi
16-05 Bell Blvd Unit 1st Floor Flushing, NY	1.0	1.0	700	$2,400	$3.43	26d	1	1.06mi
16-66 Bell Blvd Unit 736 Bayside, NY	—	1.0	600	$2,350	$3.92	26d	1	1.07mi
1670 Bell Blvd Bayside, NY	2.0	1.0–1.5	600	$2,600	$4.33	0d	5	1.10mi
1785 215th St Unit 15J Bayside, NY	1.0	1.0	620	$3,500	$5.65	26d	1	1.20mi
168-10 Crocheron Ave Unit 1A Flushing, NY	1.0	1.0	750	$2,250	$3.00	20d	1	1.34mi
3620 168th St Flushing, NY	1.0	1.0	700	$2,350	$3.36	9d	2	1.36mi
14943 35th Ave Flushing, NY	1.0	1.0	750	$2,400	$3.20	3d	1	1.41mi
14943 35th Ave Flushing, NY	1.0	1.0	775	$2,450	$3.16	4d	2	1.41mi
149-35 Northern Blvd Unit 4Z Flushing, NY	—	1.0	500	$1,800	$3.60	20d	1	1.49mi

HOA detail condo

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

Listing history 13 events

1. 2026-06-21
   days on market $288,000 Active 163 DOM
2. 2026-06-18
   days on market $288,000 Active 160 DOM
3. 2026-06-17
   days on market $288,000 Active 159 DOM
4. 2026-06-15
   days on market $288,000 Active 157 DOM
5. 2026-06-13
   days on market $288,000 Active 155 DOM
6. 2026-06-10
   days on market $288,000 Active 151 DOM
7. 2026-06-08
   days on market $288,000 Active 150 DOM
8. 2026-06-04
   days on market $288,000 Active 146 DOM
9. 2026-06-03
   days on market $288,000 Active 145 DOM
10. 2026-06-01
    days on market $288,000 Active 143 DOM
11. 2026-05-31
    days on market $288,000 Active 142 DOM
12. 2026-02-26
    price $288,000
13. 2026-01-09
    listed $290,000 Active

ⓘ 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 ≥98°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 · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,706
• − Mortgage interest: −$16,132
• − Property taxes: −$4,320
• − Insurance: −$1,440
• − Repairs & maintenance: −$2,376
• − Management: −$2,376
• − Depreciation: −$8,378
• Taxable loss: −$5,317
• Est. tax savings @ 24.0%: +$1,276
• After-tax cash flow: $860/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): 43,346
• Household income: $96,988
• Rent vs Own: 22.4% rent · 77.6% own
• Severe rent burden: 1296.0

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 0.61)
• Race & ethnicity: White 55% Asian 25% Hispanic / Latino 14% Two or more races 8% Native American 1%
• Hispanic origin (detail): Puerto Rican 2% Dominican 3%
• Common ancestry: Romanian 2% Scotch-Irish 1% Italian 1%
• Foreign-born: 35% · China, Canada, South Korea
• Languages at home: 50% English-only · Other Indo-European 14% Chinese 14% Spanish 12%

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: ▼ -810.81%
• Current HPI: 285.5469
• Rent YoY: ▲ 3.41%
• 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

-0.7% since first listed

2 events — show timeline

• 2026-02-26 Price Changed $288,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-09 Listed $290,000 OneKey® MLS as Distributed by MLS Grid