19 E 10th Rd · New York, NY 11693

$378,000

2 bd · 1.0 ba · 928 sqft · SingleFamily public records · 90 Days on market

Built 1930 2,750 sqft lot Est $417k · 9% under ↓ 5% since listing

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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 +13.0/30.0
• ARV discount +11.7/15.0
• Appreciation +10.0/10.0
• Schools +5.0/10.0
• DSCR +3.9/10.0
• Livability +3.8/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

sold as is great potential

Key facts

• 2,750 sq ft lot
• Built 1930
• Listed 90 days

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking: Common parking; No carport
• Security:
• Utilities: Public sewer; Electricity available
• Home design: Single family residence;
• Construction:
• Exterior features: Vinyl siding; Not waterfront; No additional parcels

Interior

• Kitchen: No appliances listed
• Bedrooms:
• Flooring:
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating; No cooling
• Interior features: Original details; 5 total rooms
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $378k.

Deal economics

• At list price, monthly cash flow is $-448 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $299k (20.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $294k (22.3% below list).
• Recommended offer: $294k (22.3% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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; 4 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 $40k of equity ($3k loan paydown + $38k 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 ~$65k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($355k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1930 — 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→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $293,665 (22.3% 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 90 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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: 0.78% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.24%
• DSCR: 0.99
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $416,672
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22 W 10th Rd	0.12mi	3/1.0 (+1)	871 (-6%)	3mo	$485,000	$557	77
18 W 9th Rd	0.12mi	2/1.0	900 (-3%)	20mo	$430,000	$478	73
802 Lanark Rd	0.15mi	2/1.0	792 (-15%)	8mo	$242,500	$306	62
1635 Church Rd	0.39mi	1/1.0 (-1)	882 (-5%)	14mo	$329,000	$373	57
106 E 6th Rd	0.21mi	3/1.0 (+1)	865 (-7%)	22mo	$388,000	$449	55

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: 20.7%
• Equity multiple: 2.68×
• Total profit: $177,498
• Equity at exit: $340,532

10-year hold

• IRR: 18.8%
• Equity multiple: 6.15×
• Total profit: $545,402
• Equity at exit: $734,371

Cash invested: $105,840 (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: 10.7×

Monthly cashflow live

• Estimated rent: $2,937 medium
• Mortgage (P&I): −$1,982
• Tax from tax record: −$201 /mo · $2,415/yr
• Insurance: −$158
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$617
• Net cashflow: $-448

Break-even live

Break-even rent $3,503

Max offer price $298,923

Occupancy floor —

Sensitivity live

Price	-10% $-234	-5% $-341	+0% $-448	+5% $-555	+10% $-662
Rent	-10% $-680	-5% $-564	+0% $-448	+5% $-332	+10% $-216
Rate	-1.0pp $-257	-0.5pp $-351	base $-448	+0.5pp $-546	+1.0pp $-645

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: $94,500
• Closing costs: $11,340
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	1.17mi
221 Beach 80th St Unit 1G Rockaway Beach, NY	2.0	1.0	900	$2,500	$2.78	9d	1	1.38mi
7914 Rockaway Beach Blvd Unit 3L Rockaway Beach, NY	1.0	1.0	658	$2,200	$3.34	6d	1	1.39mi
6261 De Costa Ave Arverne, NY	3.0	1.0	1117	$3,250	$2.91	5d	1	1.48mi

Listing history 14 events

1. 2026-06-21
   days on market $378,000 Active 90 DOM
2. 2026-06-18
   days on market $378,000 Active 87 DOM
3. 2026-06-17
   days on market $378,000 Active 86 DOM
4. 2026-06-15
   days on market $378,000 Active 84 DOM
5. 2026-06-13
   days on market $378,000 Active 82 DOM
6. 2026-06-10
   days on market $378,000 Active 78 DOM
7. 2026-06-08
   days on market $378,000 Active 77 DOM
8. 2026-06-08
   days on market $378,000 Active 76 DOM
9. 2026-06-04
   days on market $378,000 Active 73 DOM
10. 2026-06-03
    days on market $378,000 Active 72 DOM
11. 2026-06-01
    days on market $378,000 Active 70 DOM
12. 2026-05-31
    pricedays on market $378,000 Active 69 DOM
13. 2026-04-22
    price $399,000
14. 2026-03-22
    listed $420,000 Active

ⓘ 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: $2,415 · $201/mo
• Projected year-2 tax: $4,402 · $367/mo
• Expected delta: +$1,986/yr (+$166/mo · 82.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥96°F today · 16 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: $35,240
• − Mortgage interest: −$21,174
• − Property taxes: −$2,415
• − Insurance: −$7,009
• − Repairs & maintenance: −$2,819
• − Management: −$2,819
• − Depreciation: −$10,996
• Taxable loss: −$11,993
• Est. tax savings @ 24.0%: +$2,878
• After-tax cash flow: $-2,493/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

-5.0% since first listed

2 events — show timeline

• 2026-04-22 Price Changed $399,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-22 Listed $420,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+7.6%/yr

Latest (2025): $2,415 · +3.3% YoY. Source: county tax records.