33-65 14th St Unit 11A · New York, NY 11106

$549,999

2 bd · 1.0 ba · 880 sqft · Condo · 21 Days on market

Built 1958

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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 +21.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• Appreciation +6.0/10.0
• 1% rule +5.7/10.0
• Schools +5.0/10.0
• Rent growth +4.3/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Spacious 2Br W/Western Exposure, Unobstructed Manhattan Views. Modern Open Living Room Layout W/15 Ft Windows W/Dining Area.Sunny Corner Unit,Over 865 Sq Ft.Pets Allowed,Laundry In Building.Outdoor Parking Avail For Nominal Fee.Utilities Included In Maintenance (Additional Fee For Ac). Unit Needs Updating. Strict Board Approval And Must Be Owner Occupied., Additional information: Interior Features:Efficiency Kitchen,Lr/Dr

Key facts

• Built 1958
• Listed 21 days

🏢 Co-op / cooperative unit. The $549,999 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $550k.

Deal economics

• At list price, monthly cash flow is $827 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $550k).
• Recommended offer: $542k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.1% 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 (+7.3%/yr); 109 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 5,302 units permitted in Queens County in 2024 (4,918 in 5+ unit buildings).
• At $5,858/mo this rent would consume 83% of the median local household income ($85k/yr) (locally 3679% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $15k of equity ($4k loan paydown + $11k appreciation (2.1% local appreciation)).
• Queens County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.1% appreciation + 7.3% rent growth), your $154k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($542k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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 $420k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $541,749 (1.5% below list)

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.07% ✓
• Cap rate: 8.10%
• Cash-on-cash: 6.44%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.06% appreciation · 7.28% rent growth · sell at horizon

5-year hold

• IRR: 13.8%
• Equity multiple: 1.77×
• Total profit: $118,556
• Equity at exit: $218,849

10-year hold

• IRR: 18.8%
• Equity multiple: 3.79×
• Total profit: $430,253
• Equity at exit: $316,622

Cash invested: $154,000 (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 11106

• Home prices YoY: 0.6%
• Rents YoY: 7.3%
• Active inventory: 109
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $5,858 high
• Mortgage (P&I): −$2,884
• Tax est. 1.5%: −$687 /mo · $8,250/yr
• Insurance: −$229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,230
• Net cashflow: $827

Break-even live

Break-even rent $4,811

Max offer price $549,999

Occupancy floor 81%

Sensitivity live

Price	-10% $1,207	-5% $1,017	+0% $827	+5% $637	+10% $447
Rent	-10% $364	-5% $595	+0% $827	+5% $1,058	+10% $1,289
Rate	-1.0pp $1,104	-0.5pp $967	base $827	+0.5pp $684	+1.0pp $539

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: $137,500
• Closing costs: $16,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
888 Main St New York, NY	3.0	1.0–2.0	908	$6,151	$6.77	0d	8	0.57mi
3705 30th St Long Island City, NY	2.0	1.0–2.0	700	$6,180	$8.83	11d	3	0.64mi
1420 27th Ave Astoria, NY	1.0–2.0	1.0–2.0	887	$4,899	$5.52	4d	9	0.69mi
515 E 72nd St Unit 17D New York, NY	1.0	1.0	687	$5,500	$8.01	25d	1	0.95mi
501 1/2 E 83rd St #1998 New York, NY	2.0	1.0	525	$5,580	$10.63	25d	2	0.96mi
501 E 74th St #1572 New York, NY	2.0	2.0	1000	$10,210	$10.21	21d	1	0.97mi
435 E 79th St New York, NY	1.0–3.0	1.0–2.0	943	$7,500	$7.95	8d	3	0.99mi
1567 York Ave Unit 1021866P New York, NY	2.0	1.0	742	$5,910	$7.96	23d	1	1.01mi
515 E 86th St Unit 589 New York, NY	1.0	1.0	695	$6,070	$8.73	21d	1	1.01mi
420 E 80th St #198 New York, NY	1.0	1.0	623	$4,760	$7.64	19d	1	1.02mi
501 E 87th St #2094 New York, NY	1.0	1.0	618	$7,050	$11.41	0d	2	1.06mi
404 E 76th St Unit 19C New York, NY	2.0	2.0	1100	$7,500	$6.82	25d	1	1.07mi
404 E 76th St New York, NY	1.0–2.0	1.0–2.0	1001	$7,500	$7.49	5d	2	1.08mi
34-35 44th St Astoria, NY	1.0–2.0	1.0–2.0	613	$5,794	$9.45	0d	23	1.11mi
435 E 86th St Unit 2001 New York, NY	1.0	1.0	800	$5,480	$6.85	25d	1	1.11mi
1373 1st Ave Unit 1952 New York, NY	2.0	2.0	650	$7,260	$11.17	25d	1	1.12mi
347 E 78th St Unit 1460467P New York, NY	2.0	1.0	645	$7,606	$11.79	25d	1	1.14mi
347 E 78th St Unit 1530420P New York, NY	2.0	1.0	645	$6,270	$9.72	23d	1	1.14mi
885 Main St #705 New York, NY	2.0	2.0	1100	$4,800	$4.36	0d	1	1.15mi
885 Main St Unit 6B New York, NY	2.0	2.0	950	$5,300	$5.58	0d	1	1.15mi
403 E 69th St #1518 New York, NY	1.0–3.0	1.0	745	$6,748	$9.06	25d	3	1.15mi
411 E 68th St Unit 1021976P New York, NY	2.0	1.0	893	$6,792	$7.61	23d	1	1.16mi
1290 1st Ave #1499 New York, NY	2.0	1.0	671	$6,100	$9.09	3d	2	1.17mi
315 E 78th St Unit 1021894P New York, NY	1.0	1.0	548	$5,643	$10.30	23d	1	1.18mi
308 E 78th St #2024 New York, NY	1.0–2.0	1.0	550	$5,340	$9.71	25d	2	1.19mi
301 E 79th St Unit 28P New York, NY	1.0	1.0	700	$5,500	$7.86	25d	1	1.20mi
3 Court Sq W #907 Long Island City, NY	2.0	2.0	930	$6,300	$6.77	25d	1	1.22mi
2719 44th Dr Long Island City, NY	1.0	1.0	628	$4,945	$7.87	8d	2	1.24mi
400 E 66th St Unit 1016404P New York, NY	1.0–2.0	1.0–2.0	791	$17,070	$21.58	4d	2	1.24mi
315 E 86th St Unit 1327 New York, NY	1.0	2.0	726	$6,460	$8.90	25d	1	1.27mi
305 E 86th St New York, NY	1.0–3.0	1.0–2.0	820	$8,885	$10.83	25d	10	1.27mi
231 E 76th St #1530 New York, NY	1.0	1.0	650	$6,470	$9.95	21d	1	1.28mi
360 E 65th St #1283 New York, NY	1.0–3.0	1.0–2.0	1059	$6,815	$6.44	4d	3	1.29mi
354 E 91st St #648 New York, NY	1.0–2.0	1.0	692	$6,850	$9.89	0d	2	1.29mi
300 E 69th St Unit 1294661P New York, NY	2.0	1.0	839	$6,870	$8.19	21d	1	1.30mi
1310 2nd Ave Unit 1224958P New York, NY	1.0–2.0	1.0	699	$8,460	$12.10	2d	2	1.30mi
244 E 86th St #604 New York, NY	1.0–2.0	1.0–2.0	950	$9,640	$10.15	4d	2	1.32mi
403 E 62nd St Unit 14C New York, NY	1.0	1.0	650	$4,900	$7.54	23d	1	1.32mi
200 E 82nd St #505 New York, NY	2.0	1.0	636	$7,960	$12.51	2d	3	1.36mi
235 E 89th St Unit 1495783P New York, NY	2.0	1.0	699	$7,443	$10.65	21d	1	1.38mi

HOA detail condo

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

Listing history 9 events

1. 2026-03-03
   status Pending
2. 2026-02-06
   status Active
3. 2025-12-03
   historical
4. 2025-09-23
   listed $549,999
5. 2016-05-16
   soldstatus $420,000 425-char remark

   Show marketing remark (366 chars)

   Spacious 2Br W/ Western Exposure, Unobstructed Manhattan Views. Modern Open Living Room Layout W/ 15 Ft Windows W/ Dining Area. Sunny Corner Unit, Over 865 Sq Ft. Pets Allowed, Laundry In Building. Outdoor Parking Avail For Nominal Fee. Utilities Included In Maintenance (Additional Fee For Ac). Unit Needs Updating. Strict Board Approval And Must Be Owner Occupied.

6. 2016-05-16
   soldstatus $420,000 Closed 366-char remark

   Show marketing remark (366 chars)

   Spacious 2Br W/ Western Exposure, Unobstructed Manhattan Views. Modern Open Living Room Layout W/ 15 Ft Windows W/ Dining Area. Sunny Corner Unit, Over 865 Sq Ft. Pets Allowed, Laundry In Building. Outdoor Parking Avail For Nominal Fee. Utilities Included In Maintenance (Additional Fee For Ac). Unit Needs Updating. Strict Board Approval And Must Be Owner Occupied.

7. 2015-11-09
   status Under Contract 366-char remark

   Show marketing remark (366 chars)

   Spacious 2Br W/ Western Exposure, Unobstructed Manhattan Views. Modern Open Living Room Layout W/ 15 Ft Windows W/ Dining Area. Sunny Corner Unit, Over 865 Sq Ft. Pets Allowed, Laundry In Building. Outdoor Parking Avail For Nominal Fee. Utilities Included In Maintenance (Additional Fee For Ac). Unit Needs Updating. Strict Board Approval And Must Be Owner Occupied.

8. 2015-08-14
   listed $448,000 New 366-char remark

   Show marketing remark (425 chars)

   Spacious 2Br W/Western Exposure, Unobstructed Manhattan Views. Modern Open Living Room Layout W/15 Ft Windows W/Dining Area.Sunny Corner Unit,Over 865 Sq Ft.Pets Allowed,Laundry In Building.Outdoor Parking Avail For Nominal Fee.Utilities Included In Maintenance (Additional Fee For Ac). Unit Needs Updating. Strict Board Approval And Must Be Owner Occupied., Additional information: Interior Features:Efficiency Kitchen,Lr/Dr

9. 2015-08-14
   listed $448,000 425-char remark

   Show marketing remark (425 chars)

   Spacious 2Br W/Western Exposure, Unobstructed Manhattan Views. Modern Open Living Room Layout W/15 Ft Windows W/Dining Area.Sunny Corner Unit,Over 865 Sq Ft.Pets Allowed,Laundry In Building.Outdoor Parking Avail For Nominal Fee.Utilities Included In Maintenance (Additional Fee For Ac). Unit Needs Updating. Strict Board Approval And Must Be Owner Occupied., Additional information: Interior Features:Efficiency Kitchen,Lr/Dr

ⓘ 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 · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $70,292
• − Mortgage interest: −$30,808
• − Property taxes: −$8,250
• − Insurance: −$2,750
• − Repairs & maintenance: −$5,623
• − Management: −$5,623
• − Depreciation: −$16,000
• Taxable income: $1,237
• Est. tax owed @ 24.0%: −$297
• After-tax cash flow: $9,623/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): 40,930
• Household income: $84,867
• Rent vs Own: 83.4% rent · 16.6% own
• Severe rent burden: 3679.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 42% Hispanic / Latino 27% Asian 19% Two or more races 12% Black 7% Native American 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 6% Dominican 4%
• Common ancestry: Scotch-Irish 3% Romanian 3% Estonian 2%
• Foreign-born: 39% · Canada, Jamaica, China
• Languages at home: 48% English-only · Spanish 22% Other Indo-European 13% Russian/Polish/Slavic 4%

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: ▲ 2.06%
• Current HPI: 348.3009
• Rent YoY: ▲ 7.28%
• 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

+22.8% since first listed

9 events — show timeline

• 2026-03-03 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-02-06 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-12-03 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-09-23 Listed $549,999 OneKey® MLS as Distributed by MLS Grid
• 2016-05-16 Sold (MLS) $420,000 OneKey® MLS as Distributed by MLS Grid
• 2016-05-16 Sold (MLS) $420,000 MLSLI
• 2015-11-09 Pending — MLSLI
• 2015-08-14 Listed $448,000 MLSLI
• 2015-08-14 Listed $448,000 OneKey® MLS as Distributed by MLS Grid