7313 71st St · New York, NY 11385

$1,148,000

12 bd · 3.0 ba · 3,070 sqft · MultiFamily public records · 314 Days on market

Built 1915 2,017 sqft lot

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Why this score? — see what drove the C 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 +21.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• Schools +5.0/10.0
• 1% rule +4.7/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Prime 3-Family Investment Opportunity – 73-13 71st Street, Glendale, NY!Welcome to this spacious three-family home located in the heart of Glendale, bordering Ridgewood, NY—a fantastic opportunity for both investors and first-time homebuyers. With a building size of 20' x 56' and approximately 3,360 sq ft of living space, this three-story property offers versatility and income potential. The home will be delivered vacant at closing, providing a blank slate for rental or personal use. 1st Floor: 3 bedrooms , 2nd & 3rd Floors: 4 bedrooms each Each apartment features a full bathroom, living room, dining room, and kitchen—offering comfort, space, and functionality. The f

Key facts

• Backyard access
• Three family home
• Full basement

Tags

• THREE FAMILY HOME
• FULL BASEMENT
• BACKYARD ACCESS
• PUBLIC TRANSPORTATION ACCESS
• NEIGHBORHOOD AMENITIES

Property features AI

Finance

• HOA & community: Community amenities include fitness center, golf, park and playground

Exterior

• Parking: Off-street parking; On-street parking
• Utilities: Con Edison electricity; Natural gas connected; Public water; Public sewer; Trash collection (public); Cable available; Phone available
• Home design: Triplex; Frame construction
• Construction: Frame construction; Full basement with storage
• Exterior features: Back yard; Garden; Near golf course; Near public transit; Near shops; Near schools; Back yard fencing

Interior

• Bedrooms: One 3-bedroom unit; Two 4-bedroom units
• Flooring: Carpet; Hardwood
• Bathrooms: Three full bathrooms
• Heating & cooling: Hot water heating (natural gas); Wall/window air conditioning units
• Interior features: Ceiling fans; High ceilings; Storage space
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3 × 4-bed/1.0-bath units multifamily listed at $1.15M.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive. Per door: $554/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.11M (3.0% below list).
• Recommended offer: $1.01M (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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: Rents rising fast (+5.0%/yr); 212 active listings in the ZIP; solid renter incomes; 5,302 units permitted in Queens County in 2024 (4,918 in 5+ unit buildings).
• At $11,135/mo this rent would consume 150% of the median local household income ($89k/yr) (locally 5525% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $8k of loan paydown is wiped out by about $34k 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 314 days — a 12% lower offer ($1.01M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $150k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $206k; list at $1.15M implies a 457% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 39% 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 $1,010,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 314 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.97% ✗
• Cap rate: 8.03%
• Cash-on-cash: 6.20%
• DSCR: 1.28
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.97% rent growth · sell at horizon

5-year hold

• IRR: -4.7%
• Equity multiple: 0.82×
• Total profit: $-58,038
• Equity at exit: $171,171

10-year hold

• IRR: 6.9%
• Equity multiple: 1.56×
• Total profit: $180,536
• Equity at exit: $99,258

Cash invested: $321,440 (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 11385

• Rents YoY: 5.0%
• Active inventory: 212
• Price-to-rent: 25.8×

Monthly cashflow live

• Estimated rent: $11,135 high
• Mortgage (P&I): −$6,020
• Tax from tax record: −$637 /mo · $7,642/yr
• Insurance: −$478
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,338
• Net cashflow: $1,661

Break-even live

Break-even rent $9,032

Max offer price $1,148,000

Occupancy floor 80%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	4	1	$11,136
Total (3 units)			$11,135

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: $287,000
• Closing costs: $34,440
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-14
   status Pending
2. 2026-01-17
   price $1,148,000
3. 2025-11-19
   price $1,265,000
4. 2025-09-03
   price $1,275,000
5. 2025-07-05
   listed $1,298,000 Active
6. 2025-05-22
   historical
7. 2025-04-28
   price $1,268,000
8. 2025-03-26
   price $1,280,000
9. 2024-04-21
   listed $1,288,000 Active
10. 2024-04-08
    historical
11. 1999-04-02
    soldstatus $206,000

ⓘ 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: $7,642 · $637/mo
• Projected year-2 tax: $13,522 · $1,127/mo
• Expected delta: +$5,880/yr (+$490/mo · 76.9%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 39% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $133,620
• − Mortgage interest: −$64,306
• − Property taxes: −$7,642
• − Insurance: −$5,740
• − Repairs & maintenance: −$10,690
• − Management: −$10,690
• − Depreciation: −$33,396
• Taxable income: $1,157
• Est. tax owed @ 24.0%: −$278
• After-tax cash flow: $19,657/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): 101,704
• Household income: $88,838
• Rent vs Own: 69.3% rent · 30.7% own
• Severe rent burden: 5525.0

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: Hispanic / Latino 45% White 43% Two or more races 17% Asian 7% Black 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 12% Dominican 8%
• Common ancestry: Romanian 7% Scandinavian 1% Subsaharan African 1%
• Foreign-born: 39% · Canada, Jamaica, China
• Languages at home: 42% English-only · Spanish 34% Russian/Polish/Slavic 9% Other Indo-European 8%

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: ▼ -213.55%
• Current HPI: 300.9364
• Rent YoY: ▲ 4.97%
• 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

+457.3% since first listed

11 events — show timeline

• 2026-05-14 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-01-17 Price Changed $1,148,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-19 Price Changed $1,265,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-03 Price Changed $1,275,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-05 Listed $1,298,000 OneKey® MLS as Distributed by MLS Grid
• 2025-05-22 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-04-28 Price Changed $1,268,000 OneKey® MLS as Distributed by MLS Grid
• 2025-03-26 Price Changed $1,280,000 OneKey® MLS as Distributed by MLS Grid
• 2024-04-21 Listed $1,288,000 OneKey® MLS as Distributed by MLS Grid
• 2024-04-08 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 1999-04-02 Sold (Public Records) $206,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $7,642 · +127.7% YoY. Source: county tax records.