133 Beach 120th St Unit 3A · New York, NY 11694

$298,000

1 bd · 1.0 ba · 695 sqft · Condo public records · 45 Days on market

Built 1959

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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 +9.0/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• 1% rule +2.7/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BRIGHT AND AIRY 1 BEDROOM APARTMENT!! Located in an oceanfront building this apartment is not to be missed! Location is key! This unit features large windows that flood the apartment with natural light. An oversized main room will allow you to have a separate, yet open living space with room for both a living room and a dining room. Off the dining room is a kitchen and straight down the hall is plenty of closet spaces and a full bathroom with new modern upgrades. The considerably sized bedroom features a walk in closet and a view of the beautiful Manhattan skyline! Call today for your private showing!

Key facts

• Finished hwf
• Built 1959
• Listed 45 days

Tags

• FULLY RENOVATED KITCHEN
• FINISHED HWF
• LED LIGHTS THROUGHOUT

Property features AI

Exterior

• Parking: No carport; Parking waitlist
• Utilities: Public sewer; Natural gas connected
• Home design: Stock cooperative; 6-story building; Entry on 3rd level
• Construction: Brick exterior
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Dishwasher; Oven; Refrigerator
• Bedrooms: 3 total rooms (includes bedrooms and living areas) — entry level: 3
• Flooring: Ceramic tile; Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Wall/window air conditioning units
• Interior features: Eat-in kitchen; Pets: contact listing agent about policy
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $298k.

Deal economics

• At list price, monthly cash flow is $-236 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $264k (11.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (22.5% below list).
• Recommended offer: $231k (22.5% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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: 89 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 5,302 units permitted in Queens County in 2024 (4,918 in 5+ unit buildings).

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 45 days — a 3% lower offer ($289k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $215k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $230,825 (22.5% 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 45 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1959 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.77% ✗
• Cap rate: 5.34%
• Cash-on-cash: -3.39%
• DSCR: 0.85
• GRM: 10.8

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: -22.0%
• Equity multiple: 0.24×
• Total profit: $-63,278
• Equity at exit: $44,433

10-year hold

• IRR: -15.8%
• Equity multiple: 0.11×
• Total profit: $-74,306
• Equity at exit: $25,766

Cash invested: $83,440 (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 11694

• Home prices YoY: -33.2%
• Active inventory: 89
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,308 medium
• Mortgage (P&I): −$1,563
• Tax est. 1.5%: −$372 /mo · $4,470/yr
• Insurance: −$124
• HOA: −$0
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $-236

Break-even live

Break-even rent $2,607

Max offer price $263,866

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: $74,500
• Closing costs: $8,940
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115-08 Rockaway Beach Blvd Unit FRONT Far Rockaway, NY	1.0	1.0	450	$1,850	$4.11	25d	1	0.28mi
5-12 Beach 130th St Unit 2B Far Rockaway, NY	2.0	1.0	650	$3,000	$4.62	25d	1	0.61mi

HOA detail condo

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

Listing history 20 events

1. 2026-06-18
   days on market $298,000 Active 45 DOM
2. 2026-06-17
   days on market $298,000 Active 44 DOM
3. 2026-06-16
   days on market $298,000 Active 43 DOM
4. 2026-06-15
   days on market $298,000 Active 42 DOM
5. 2026-06-13
   days on market $298,000 Active 40 DOM
6. 2026-06-10
   days on market $298,000 Active 36 DOM
7. 2026-06-08
   days on market $298,000 Active 35 DOM
8. 2026-06-08
   days on market $298,000 Active 34 DOM
9. 2026-06-04
   days on market $298,000 Active 31 DOM
10. 2026-06-03
    days on market $298,000 Active 30 DOM
11. 2026-06-01
    days on market $298,000 Active 28 DOM
12. 2026-05-31
    days on market $298,000 Active 27 DOM
13. 2026-05-04
    listed $298,000 Active
14. 2025-05-01
    historical
15. 2025-03-04
    price $299,000
16. 2024-11-01
    listed $315,000 Active
17. 2023-01-05
    soldstatus $215,000 Closed 608-char remark

    Show marketing remark (608 chars)

    BRIGHT AND AIRY 1 BEDROOM APARTMENT!! Located in an oceanfront building this apartment is not to be missed! Location is key! This unit features large windows that flood the apartment with natural light. An oversized main room will allow you to have a separate, yet open living space with room for both a living room and a dining room. Off the dining room is a kitchen and straight down the hall is plenty of closet spaces and a full bathroom with new modern upgrades. The considerably sized bedroom features a walk in closet and a view of the beautiful Manhattan skyline! Call today for your private showing!

18. 2022-10-12
    status Pending 608-char remark

    Show marketing remark (608 chars)

    BRIGHT AND AIRY 1 BEDROOM APARTMENT!! Located in an oceanfront building this apartment is not to be missed! Location is key! This unit features large windows that flood the apartment with natural light. An oversized main room will allow you to have a separate, yet open living space with room for both a living room and a dining room. Off the dining room is a kitchen and straight down the hall is plenty of closet spaces and a full bathroom with new modern upgrades. The considerably sized bedroom features a walk in closet and a view of the beautiful Manhattan skyline! Call today for your private showing!

19. 2022-07-30
    price $235,000 608-char remark

    Show marketing remark (608 chars)

    BRIGHT AND AIRY 1 BEDROOM APARTMENT!! Located in an oceanfront building this apartment is not to be missed! Location is key! This unit features large windows that flood the apartment with natural light. An oversized main room will allow you to have a separate, yet open living space with room for both a living room and a dining room. Off the dining room is a kitchen and straight down the hall is plenty of closet spaces and a full bathroom with new modern upgrades. The considerably sized bedroom features a walk in closet and a view of the beautiful Manhattan skyline! Call today for your private showing!

20. 2022-06-28
    listed $245,000 Active 608-char remark

    Show marketing remark (608 chars)

    BRIGHT AND AIRY 1 BEDROOM APARTMENT!! Located in an oceanfront building this apartment is not to be missed! Location is key! This unit features large windows that flood the apartment with natural light. An oversized main room will allow you to have a separate, yet open living space with room for both a living room and a dining room. Off the dining room is a kitchen and straight down the hall is plenty of closet spaces and a full bathroom with new modern upgrades. The considerably sized bedroom features a walk in closet and a view of the beautiful Manhattan skyline! Call today for your private showing!

ⓘ 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) · 57% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,699
• − Mortgage interest: −$16,693
• − Property taxes: −$4,470
• − Insurance: −$1,490
• − Repairs & maintenance: −$2,216
• − Management: −$2,216
• − Depreciation: −$8,669
• Taxable loss: −$8,055
• Est. tax savings @ 24.0%: +$1,933
• After-tax cash flow: $-898/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
• City population: 7,731,280
• Population (ZIP): 21,430

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: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 17% Black 8% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 8% Dominican 2%
• Common ancestry: Romanian 4% Italian 2% Scotch-Irish 1%
• Foreign-born: 14% · Canada, China
• Languages at home: 81% English-only · Spanish 7% Russian/Polish/Slavic 4% Arabic 3%

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: ▼ -121.01%
• Current HPI: 243.2048
• Rent YoY: —
• Metro: —
• 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

+21.6% since first listed

8 events — show timeline

• 2026-05-04 Listed $298,000 OneKey® MLS as Distributed by MLS Grid
• 2025-05-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-03-04 Price Changed $299,000 OneKey® MLS as Distributed by MLS Grid
• 2024-11-01 Listed $315,000 OneKey® MLS as Distributed by MLS Grid
• 2023-01-05 Sold (MLS) $215,000 OneKey® MLS as Distributed by MLS Grid
• 2022-10-12 Pending — OneKey® MLS as Distributed by MLS Grid
• 2022-07-30 Price Changed $235,000 OneKey® MLS as Distributed by MLS Grid
• 2022-06-28 Listed $245,000 OneKey® MLS as Distributed by MLS Grid