78-01 95th Avenue Ave · New York, NY 11416

$729,000

4 bd · 2.0 ba · 1,920 sqft · MultiFamily public records · 270 Days on market

Built 1915 2,000 sqft lot Est $908k · 20% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.8/30.0
• Schools +5.0/10.0
• DSCR +4.2/10.0
• Livability +3.8/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• 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: 2 units. confirmed

Listing remarks

2 Family house, in poor condition , Short sale, 5 bed rooms, LR, DR, only 1 Kitchen on 1st floor, no kitchen on 2nd fl. Basement in a terrible state, subject to asbestos, mold , damage walls etc. FHA Clause : "Seller may cancel this agreement prior to the ending date of the listing period without advance notice to the broker/agent and any other consideration if the property is conveyed to the mortgage insurer or the mortgage holder. "

Key facts

• 2,000 sq ft lot
• Garage
• Built 1915

Property features AI

Exterior

• Parking: 1-car garage; No carport
• Utilities: Public sewer; Cable available; Electricity available and connected
• Home design: Duplex
• Construction: Aluminum siding construction
• Exterior features: Aluminum siding; Not waterfront; No additional parcels

Interior

• Bedrooms: One 4-bedroom unit
• Flooring: Combination flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; No central cooling
• Interior features: First-floor bedroom; Partially finished basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $729k.

Deal economics

• At list price, monthly cash flow is $64 ($764/yr) — positive. Per door: $32/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 $608k (16.7% below list).
• Recommended offer: $608k (16.7% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: 55 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $5k of loan paydown is wiped out by about $22k 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 270 days — a 12% lower offer ($642k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask is 39% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $535k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 50% 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 $607,500 (16.7% below list)

Questions for the listing agent

1. It's been on market 270 days. Have you received any prior offers? Is the seller open to a 17% 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: 0.83% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.37%
• DSCR: 1.02
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $908,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106-35 79th St	0.47mi	4/2.0	1,932 (+1%)	1mo	$960,000	$497	76
9406 76th St	0.13mi	5/3.0 (+1)	1,814 (-6%)	4mo	$875,000	$482	72
80-60 90 Ave	0.34mi	5/2.0 (+1)	1,848 (-4%)	2mo	$875,000	$473	72
105-18 77th St	0.33mi	4/2.0	1,720 (-10%)	5mo	$710,000	$413	63
9117 78th St	0.18mi	5/2.0 (+1)	1,696 (-12%)	5mo	$945,000	$557	63
85 Autumn Ave	0.63mi	5/2.0 (+1)	1,904 (-1%)	4mo	$725,000	$381	61
12 Danforth St	0.64mi	4/2.0	1,980 (+3%)	5mo	$800,000	$404	61
89-10 91 Ave	0.53mi	4/2.0	2,080 (+8%)	4mo	$990,000	$476	58
197 Nichols Ave	0.44mi	5/3.0 (+1)	2,160 (+12%)	4mo	$995,000	$461	46
88 Nichols Ave	0.57mi	5/2.0 (+1)	1,720 (-10%)	7mo	$960,000	$558	45
132 Euclid Ave	0.75mi	5/2.0 (+1)	2,080 (+8%)	6mo	$860,000	$413	41
8615 75th St	0.59mi	5/3.0 (+1)	2,160 (+12%)	5mo	$955,000	$442	38

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

Projected returns pro-forma

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

5-year hold

• IRR: -15.7%
• Equity multiple: 0.44×
• Total profit: $-114,166
• Equity at exit: $108,696

10-year hold

• IRR: -7.3%
• Equity multiple: 0.54×
• Total profit: $-94,572
• Equity at exit: $63,031

Cash invested: $204,120 (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 11416

• Active inventory: 55
• Price-to-rent: 20.0×

Monthly cashflow live

• Estimated rent: $6,075 high
• Mortgage (P&I): −$3,823
• Tax from tax record: −$609 /mo · $7,306/yr
• Insurance: −$304
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,276
• Net cashflow: $64

Break-even live

Break-even rent $5,994

Max offer price $729,000

Occupancy floor 94%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$6,076
Total (2 units)			$6,075

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: $182,250
• Closing costs: $21,870
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10124 78th St Ozone Park, NY	3.0	1.0	2299	$3,500	$1.52	24d	1	0.24mi
8836 77th St Woodhaven, NY	4.0	2.0	1500	$4,200	$2.80	24d	1	0.42mi
8812 86th St Woodhaven, NY	3.0	2.0	2200	$3,000	$1.36	14d	1	0.54mi
13214 81st St Ozone Park, NY	3.0	1.0	1280	$4,100	$3.20	11d	1	0.64mi
132-13 81st St #1 Jamaica, NY	3.0	1.0	1280	$4,100	$3.20	2d	1	0.65mi
88-16 Jamaica Ave Unit 2 Jamaica, NY	4.0	1.0	2280	$2,600	$1.14	24d	1	0.71mi
10541 90th St Ozone Park, NY	3.0	2.0	1264	$4,111	$3.25	24d	1	0.74mi
9309 103rd Ave Ozone Park, NY	3.0	1.5	1892	$3,000	$1.59	24d	1	0.77mi
10144 98th St Ozone Park, NY	3.0	1.0	2112	$3,450	$1.63	24d	1	0.95mi
14912 83rd St Howard Beach, NY	3.0	2.0	1250	$3,200	$2.56	24d	1	1.09mi
9210 104th St Richmond Hill, NY	4.0	2.0	2240	$3,600	$1.61	3d	1	1.16mi
8231 Woodhaven Blvd Glendale, NY	4.0	1.0	2000	$3,800	$1.90	24d	1	1.42mi

Listing history 19 events

1. 2026-06-18
   days on market $729,000 Active 270 DOM
2. 2026-06-17
   days on market $729,000 Active 269 DOM
3. 2026-06-15
   days on market $729,000 Active 267 DOM
4. 2026-06-13
   days on market $729,000 Active 265 DOM
5. 2026-06-10
   days on market $729,000 Active 261 DOM
6. 2026-06-08
   days on market $729,000 Active 260 DOM
7. 2026-06-03
   days on market $729,000 Active 255 DOM
8. 2026-06-01
   days on market $729,000 Active 253 DOM
9. 2026-05-31
   days on market $729,000 Active 252 DOM
10. 2026-03-12
    price $729,000
11. 2026-01-09
    price $605,000
12. 2026-01-09
    price $600,000
13. 2025-09-15
    listed $525,000 Active
14. 2020-03-27
    status Pending
15. 2018-12-11
    status Under Contract
16. 2018-12-10
    historical
17. 2018-10-01
    listed $739,000 New
18. 2009-07-16
    soldstatus $535,000
19. 1993-01-11
    soldstatus $185,000

ⓘ 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: $7,306 · $609/mo
• Projected year-2 tax: $9,813 · $818/mo
• Expected delta: +$2,507/yr (+$209/mo · 34.3%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 50% 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: $72,900
• − Mortgage interest: −$40,835
• − Property taxes: −$7,306
• − Insurance: −$3,645
• − Repairs & maintenance: −$5,832
• − Management: −$5,832
• − Depreciation: −$21,207
• Taxable loss: −$11,758
• Est. tax savings @ 24.0%: +$2,822
• After-tax cash flow: $3,586/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): 26,660

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 0.69)
• Race & ethnicity: Hispanic / Latino 43% Asian 33% Two or more races 17% White 12% Black 4%
• Hispanic origin (detail): Mexican 5% Puerto Rican 10% Dominican 11%
• Common ancestry: Romanian 3%
• Foreign-born: 54% · Canada, Jamaica, China
• Languages at home: 35% English-only · Spanish 37% Other Indo-European 21% Russian/Polish/Slavic 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: ▼ -185.71%
• Current HPI: 274.1375
• 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

+294.1% since first listed

10 events — show timeline

• 2026-03-12 Price Changed $729,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-09 Price Changed $605,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-09 Price Changed $600,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-15 Listed $525,000 OneKey® MLS as Distributed by MLS Grid
• 2020-03-27 Pending — OneKey® MLS as Distributed by MLS Grid
• 2018-12-11 Pending — OneKey® MLS as Distributed by MLS Grid
• 2018-12-10 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2018-10-01 Listed $739,000 OneKey® MLS as Distributed by MLS Grid
• 2009-07-16 Sold (Public Records) $535,000 Public Records
• 1993-01-11 Sold (Public Records) $185,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $7,306 · +3.4% YoY. Source: county tax records.