106 E 7th Rd · New York, NY 11693

$519,000

3 bd · 1.0 ba · 876 sqft · SingleFamily public records · 19 Days on market

Built 1950 2,516 sqft lot Est $419k · 24% over

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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).

• Appreciation +10.0/10.0
• Cash flow +7.5/30.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• 1% rule +1.0/10.0
• ARV discount +0.0/15.0

Listing remarks

Charming 3-Bedroom Home with Loft, Deck & Prime Location Welcome home to this beautiful 3-bedroom residence offering comfort, character, and convenience. The inviting living and dining area features stunning cathedral ceilings, creating a bright and spacious atmosphere perfect for everyday living and entertaining. The home includes a stylish tiled bathroom, a functional galley kitchen equipped with stainless steel appliances, and a finished loft that provides flexible space for a home office, playroom, storage, or creative retreat. Step outside to your private deck and backyard oasis—a peaceful sanctuary ideal for relaxing, gardening, or hosting gatherings. Conveniently located

Key facts

• Private deck
• Finished loft
• Backyard oasis

Tags

• FINISHED LOFT
• PRIVATE DECK
• BACKYARD OASIS
• WALKING DISTANCE OF TRAINS
• EASY ACCESS TO WATERFRONT

Property features AI

Exterior

• Parking: On-street parking; No carport
• Security: Fenced backyard (wood)
• Utilities: Public sewer; Electricity connected; Water connected; Phone available; Sewer connected
• Home design: Single-family residence; No basement (crawl space); Facing information not provided
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: Outdoor lighting; Mailbox; Deck; Back yard; Private yard; Cleared lot; Near public transit, schools, and shops

Interior

• Kitchen: Electric cooktop; Electric oven; Microwave; Refrigerator; Tankless water heater
• Bedrooms: Total rooms: 5 (includes bedrooms and living spaces); Finished attic with pull-down stairs
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating (oil); Wall/window air conditioning
• Interior features: First-floor bedroom; Cathedral ceilings; Ceiling fans; Galley-style kitchen; High-speed internet; Master suite on main level; Recessed lighting; Storage space; Washer/dryer hookup; Insulated windows; Deck
• Laundry & utility: Laundry room with washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $519k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $329k (36.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $312k (39.9% below list).
• Recommended offer: $312k (39.9% below list) — sets the bar for 1% rule.
• Cap rate 4.8% 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: 67 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); 5,302 units permitted in Queens County in 2024 (4,918 in 5+ unit buildings).

Forward outlook

• In year one you build about $55k of equity ($4k loan paydown + $52k appreciation (10.0% local appreciation)).
• Queens County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$89k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($511k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 $225k; list at $519k implies a 131% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $312,033 (39.9% 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. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
8. 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.
9. 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.
10. 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: 0.60% ✗
• Cap rate: 4.79%
• Cash-on-cash: -5.35%
• DSCR: 0.76
• GRM: 13.9

CMA / ARV

• ARV (on-the-fly): $418,728
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22 W 10th Rd	0.23mi	3/1.0	871 (-1%)	3mo	$485,000	$557	86
106 E 6th Rd	0.05mi	3/1.0	865 (-1%)	22mo	$388,000	$449	77
18 W 9th Rd	0.17mi	2/1.0 (-1)	900 (+3%)	20mo	$430,000	$478	66
802 Lanark Rd	0.14mi	2/1.0 (-1)	792 (-10%)	8mo	$242,500	$306	66

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.0%
• Equity multiple: 2.47×
• Total profit: $214,213
• Equity at exit: $467,556

10-year hold

• IRR: 16.9%
• Equity multiple: 5.71×
• Total profit: $684,700
• Equity at exit: $1,008,303

Cash invested: $145,320 (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 11693

• Home prices YoY: 17.7%
• Active inventory: 67
• Price-to-rent: 13.9×

Monthly cashflow live

• Estimated rent: $3,120 medium
• Mortgage (P&I): −$2,722
• Tax from tax record: −$176 /mo · $2,107/yr
• Insurance: −$216
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$655
• Net cashflow: $-1,075

Break-even live

Break-even rent $4,481

Max offer price $329,099

Occupancy floor —

Sensitivity live

Price	-10% $-781	-5% $-928	+0% $-1,075	+5% $-1,222	+10% $-1,369
Rent	-10% $-1,321	-5% $-1,198	+0% $-1,075	+5% $-952	+10% $-828
Rate	-1.0pp $-814	-0.5pp $-943	base $-1,075	+0.5pp $-1,209	+1.0pp $-1,346

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: $129,750
• Closing costs: $15,570
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
72-18 Elizabeth Ave Unit 2 Far Rockaway, NY	3.0	2.0	1125	$3,650	$3.24	26d	1	1.22mi
221 Beach 80th St Unit 1G Rockaway Beach, NY	2.0	1.0	900	$2,500	$2.78	9d	1	1.48mi
6261 De Costa Ave Arverne, NY	3.0	1.0	1117	$3,250	$2.91	5d	1	1.49mi

Listing history 12 events

1. 2026-06-21
   days on market $519,000 Active 19 DOM
2. 2026-06-18
   days on market $519,000 Active 16 DOM
3. 2026-06-17
   days on market $519,000 Active 15 DOM
4. 2026-06-16
   days on market $519,000 Active 14 DOM
5. 2026-06-15
   days on market $519,000 Active 13 DOM
6. 2026-06-13
   days on market $519,000 Active 11 DOM
7. 2026-06-09
   days on market $519,000 Active 7 DOM
8. 2026-06-08
   days on market $519,000 Active 6 DOM
9. 2026-06-08
   days on market $519,000 Active 5 DOM
10. 2026-06-04
    days on market $519,000 Active 2 DOM
11. 2026-06-02
    remarks 689-char remark
12. 2026-06-02
    listed $519,000 Active 1 DOM

ⓘ 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: $2,107 · $176/mo
• Projected year-2 tax: $5,439 · $453/mo
• Expected delta: +$3,332/yr (+$278/mo · 158.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥96°F today · 17 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: $37,444
• − Mortgage interest: −$29,072
• − Property taxes: −$2,107
• − Insurance: −$7,714
• − Repairs & maintenance: −$2,996
• − Management: −$2,996
• − Depreciation: −$15,098
• Taxable loss: −$22,538
• Est. tax savings @ 24.0%: +$5,409
• After-tax cash flow: $-7,491/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): 13,066

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 0.70)
• Race & ethnicity: White 44% Black 24% Hispanic / Latino 22% Two or more races 11% Asian 5%
• Hispanic origin (detail): Puerto Rican 8% Dominican 4% Salvadoran 1%
• Common ancestry: Romanian 5% Scotch-Irish 4% Subsaharan African 2%
• Foreign-born: 25% · Canada, Jamaica, China
• Languages at home: 67% English-only · Spanish 16% Russian/Polish/Slavic 8% Other Indo-European 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: ▲ 121.58%
• Current HPI: 807.44
• 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

+130.7% since first listed

5 events — show timeline

• 2026-06-02 Listed $519,000 OneKey® MLS as Distributed by MLS Grid
• 2019-04-16 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2019-03-26 Price Changed $349,000 OneKey® MLS as Distributed by MLS Grid
• 2018-11-21 Listed $359,000 OneKey® MLS as Distributed by MLS Grid
• 2006-04-10 Sold (Public Records) $225,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $2,107 · -2.4% YoY. Source: county tax records.