196-35 Dunton Ave Hollis #1 · New York, NY 11423

$209,999

1 bd · 1.0 ba · 700 sqft · Condo · 194 Days on market

Built 1950

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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 +5.9/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +0.8/30.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move right in and own for less than rent, into this spacious garden apartment in Holliswod, Queens. The apartment is freshly painted and has beautifully refinished hardwood floors, bright spacious rooms, and an easily accessible first floor. The location in conveniently located close to all major highways, linking to all areas including The Bronx, Nassau, and Manhattan. LIRR and Subway stops nearby. Laundry in building, storage available. Don't miss this opportunity to be party of this lovely historic community. Additional Information: HeatingFuel:Oil Above Ground,

Key facts

• Garden apartment
• Shaker cabinets
• Granite counters

Tags

• GARDEN APARTMENT
• NEWLY UPDATED KITCHEN
• SHAKER CABINETS
• GRANITE COUNTERS
• STAINLESS-STEEL DISHWASHER
• OVER-THE-RANGE MICROWAVE

Property features AI

Exterior

• Parking: No carport
• Utilities: Electric service by Con Edison; Public sewer; Public trash collection
• Home design: Stock cooperative; 2 stories
• Construction: Brick construction
• Exterior features: Brick exterior; Not waterfront

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: 2-story unit with first-floor bedroom
• Bathrooms: One full bathroom
• Heating & cooling: Oil heating; Radiant heat; Wall/window air conditioning units
• Interior features: First-floor bedroom; First-floor full bathroom; Ceiling fans; Granite countertops; Dining area
• Laundry & utility: No basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $210k.

Deal economics

• At list price, monthly cash flow is $-891 ($-11k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $185k (12.0% below list) — sets the bar for market timing.
• Cap rate 1.2% vs local median 2.6% in New York — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $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 194 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $170k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 55% of rent; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 54% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,799 (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 194 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 1950 — 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: 1.09% ✓
• Cap rate: 1.20%
• Cash-on-cash: -18.18%
• DSCR: 0.19
• GRM: 7.6

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: -51.9%
• Equity multiple: -0.53×
• Total profit: $-89,951
• Equity at exit: $31,312

10-year hold

• IRR: -99.8%
• Equity multiple: -1.52×
• Total profit: $-148,108
• Equity at exit: $18,157

Cash invested: $58,800 (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 11423

• Active inventory: 120
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,293 high
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,150/yr
• Insurance: −$87
• HOA est. from 1 same-building comp: −$1,251
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $-891

Break-even live

Break-even rent $3,421

Max offer price $81,120

Occupancy floor —

Sensitivity live

Price	-10% $-746	-5% $-818	+0% $-891	+5% $-963	+10% $-1,036
Rent	-10% $-1,072	-5% $-981	+0% $-891	+5% $-800	+10% $-709
Rate	-1.0pp $-785	-0.5pp $-837	base $-891	+0.5pp $-945	+1.0pp $-1,000

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8737 Marengo St #1 Hollis, NY	1.0	1.0	720	$1,950	$2.71	11d	1	0.07mi
190-11 Hillside Ave Unit 304 Hollis, NY	1.0	1.0	700	$2,600	$3.71	15d	1	0.36mi
190-11 Hillside Ave Apt 202 Hollis, NY	1.0	1.0	700	$2,700	$3.86	25d	1	0.36mi
8827 208th St Queens Village, NY	1.0	1.0	640	$1,900	$2.97	25d	1	0.52mi
206-03 Jamaica Ave Unit 2ND Queens Village, NY	1.0	1.0	630	$2,696	$4.28	25d	1	0.80mi
177-30 Wexford Ter Unit 201 Jamaica, NY	1.0	1.0	730	$2,700	$3.70	4d	1	1.11mi
177-30 Wexford Ter Unit 311 Jamaica, NY	1.0	1.0	700	$2,600	$3.71	14d	1	1.11mi
177-30 Wexford Ter Unit 404 Jamaica, NY	1.0	1.0	700	$2,600	$3.71	3d	1	1.11mi
177-18 Wexford Ter Unit 601 Jamaica, NY	1.0	1.0	400	$2,600	$6.50	13d	1	1.13mi
177-16 Wexford Ter Unit 401 Jamaica, NY	1.0	1.0	700	$2,600	$3.71	14d	1	1.13mi
73-49 188th St Unit 2 Flushing, NY	1.0	1.0	650	$2,000	$3.08	25d	1	1.14mi
8720 175th St Jamaica, NY	—	1.0	400	$1,895	$4.74	23d	1	1.25mi
17218 Jamaica Ave Unit 3D Jamaica, NY	1.0	1.0	638	$2,900	$4.55	19d	1	1.37mi
17218 Jamaica Ave Unit 4D Jamaica, NY	1.0	1.0	638	$2,900	$4.55	25d	1	1.37mi
214-83 Jamaica Ave Unit 2R Queens Village, NY	1.0	1.0	650	$2,100	$3.23	25d	1	1.37mi

HOA detail condo

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

Listing history 18 events

1. 2026-06-21
   days on market $209,999 Active 194 DOM
2. 2026-06-18
   days on market $209,999 Active 191 DOM
3. 2026-06-17
   days on market $209,999 Active 190 DOM
4. 2026-06-15
   days on market $209,999 Active 188 DOM
5. 2026-06-13
   days on market $209,999 Active 186 DOM
6. 2026-06-10
   days on market $209,999 Active 182 DOM
7. 2026-06-08
   days on market $209,999 Active 181 DOM
8. 2026-06-04
   days on market $209,999 Active 177 DOM
9. 2026-06-03
   days on market $209,999 Active 176 DOM
10. 2026-06-01
    days on market $209,999 Active 174 DOM
11. 2026-05-31
    days on market $209,999 Active 173 DOM
12. 2026-04-15
    price $209,999
13. 2026-02-19
    status Active
14. 2025-12-02
    status Pending
15. 2025-09-22
    listed $219,000 Active
16. 2024-03-08
    soldstatus $170,000 Closed 571-char remark

    Show marketing remark (571 chars)

    Move right in and own for less than rent, into this spacious garden apartment in Holliswod, Queens. The apartment is freshly painted and has beautifully refinished hardwood floors, bright spacious rooms, and an easily accessible first floor. The location in conveniently located close to all major highways, linking to all areas including The Bronx, Nassau, and Manhattan. LIRR and Subway stops nearby. Laundry in building, storage available. Don't miss this opportunity to be party of this lovely historic community. Additional Information: HeatingFuel:Oil Above Ground,

17. 2023-11-08
    status Pending 571-char remark

    Show marketing remark (571 chars)

    Move right in and own for less than rent, into this spacious garden apartment in Holliswod, Queens. The apartment is freshly painted and has beautifully refinished hardwood floors, bright spacious rooms, and an easily accessible first floor. The location in conveniently located close to all major highways, linking to all areas including The Bronx, Nassau, and Manhattan. LIRR and Subway stops nearby. Laundry in building, storage available. Don't miss this opportunity to be party of this lovely historic community. Additional Information: HeatingFuel:Oil Above Ground,

18. 2023-09-08
    listed $170,000 Active 571-char remark

    Show marketing remark (571 chars)

    Move right in and own for less than rent, into this spacious garden apartment in Holliswod, Queens. The apartment is freshly painted and has beautifully refinished hardwood floors, bright spacious rooms, and an easily accessible first floor. The location in conveniently located close to all major highways, linking to all areas including The Bronx, Nassau, and Manhattan. LIRR and Subway stops nearby. Laundry in building, storage available. Don't miss this opportunity to be party of this lovely historic community. Additional Information: HeatingFuel:Oil Above Ground,

ⓘ 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 ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 54% 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: $27,518
• − Mortgage interest: −$11,763
• − Property taxes: −$3,150
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,201
• − Management: −$2,201
• − HOA: −$15,012
• − Depreciation: −$6,109
• Taxable loss: −$13,969
• Est. tax savings @ 24.0%: +$3,353
• After-tax cash flow: $-7,335/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): 29,105

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: Highly diverse neighborhood (Simpson 0.76)
• Race & ethnicity: Black 34% Asian 31% Hispanic / Latino 15% White 10% Two or more races 8%
• Hispanic origin (detail): Puerto Rican 2% Dominican 4%
• Common ancestry: Hispanic 5% Danish 1% Scotch-Irish 1%
• Foreign-born: 55% · Canada, China, Jamaica
• Languages at home: 57% English-only · Other Indo-European 14% Spanish 14% French/Haitian/Cajun 6%

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: ▼ -490.74%
• Current HPI: 273.0152
• 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

+23.5% since first listed

7 events — show timeline

• 2026-04-15 Price Changed $209,999 OneKey® MLS as Distributed by MLS Grid
• 2026-02-19 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-12-02 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-09-22 Listed $219,000 OneKey® MLS as Distributed by MLS Grid
• 2024-03-08 Sold (MLS) $170,000 OneKey® MLS as Distributed by MLS Grid
• 2023-11-08 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-09-08 Listed $170,000 OneKey® MLS as Distributed by MLS Grid