196-43 Dunton Ave Unit 2C · New York, NY 11423

$319,000

2 bd · 1.0 ba · 850 sqft · Condo public records · 37 Days on market

Built 1970

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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
• Schools +5.0/10.0
• 1% rule +4.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +0.0/30.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Co-op apartment in the heart of Holliswood, Queens! This inviting 2nd-floor unit features 2 bedrooms and 1 bath, boasting hardwood floors, spacious living areas, and abundant natural light. The well-maintained complex is surrounded by beautiful trees and flowers, creating a serene environment. Conveniently located just steps from Hillside Avenue, offering easy access to numerous businesses and bus stops. Maintenance covers sewer, snow removal, trash, heat, hot water, maintenance of grounds and exterior maintenance. This is a must-see—schedule your viewing appointment today!

Key facts

• Built 1970
• Listed 36 days

Property features AI

Finance

• Other: Living area reported from public records
• HOA & community: Community association: Holliswood Owners Corp

Exterior

• Parking: Assigned parking; On-street parking
• Utilities: Public sewer; Electricity connected
• Home design: Townhouse; Stock cooperative; Two levels; Entry level: 1
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront; No additional parcels

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Three rooms total (includes bedrooms and living spaces)
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Additional heating type; Wall/window air conditioning units
• Interior features: Primary bathroom; Other interior features

🏢 Co-op / cooperative unit. The $319,000 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 $319k.

Deal economics

• At list price, monthly cash flow is $-1k ($-17k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $287k (10.1% below list).
• Recommended offer: $287k (10.1% below list) — sets the bar for 1% rule.
• Cap rate 0.8% 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; 29 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 $2k of loan paydown is wiped out by about $10k 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 37 days — a 3% lower offer ($309k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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.

Risks & watch-outs

• Watch-outs: HOA is 53% of rent.
• 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 $286,884 (10.1% 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 37 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — 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. 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. 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?
10. 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.
11. 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.
12. 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: 0.90% ✗
• Cap rate: 0.81%
• Cash-on-cash: -19.58%
• DSCR: 0.13
• GRM: 9.3

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: -55.7%
• Equity multiple: -0.61×
• Total profit: $-143,522
• Equity at exit: $47,564

10-year hold

• IRR: —
• Equity multiple: -1.69×
• Total profit: $-240,512
• Equity at exit: $27,581

Cash invested: $89,320 (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: 9.3×

Monthly cashflow live

• Estimated rent: $2,869 high
• Mortgage (P&I): −$1,673
• Tax est. 1.5%: −$399 /mo · $4,785/yr
• Insurance: −$133
• HOA est. from 1 same-building comp: −$1,519
• Vacancy / Maint / Mgmt: −$602
• Net cashflow: $-1,457

Break-even live

Break-even rent $4,713

Max offer price $108,148

Occupancy floor —

Sensitivity live

Price	-10% $-1,237	-5% $-1,347	+0% $-1,457	+5% $-1,567	+10% $-1,678
Rent	-10% $-1,684	-5% $-1,570	+0% $-1,457	+5% $-1,344	+10% $-1,231
Rate	-1.0pp $-1,297	-0.5pp $-1,376	base $-1,457	+0.5pp $-1,540	+1.0pp $-1,624

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: $79,750
• Closing costs: $9,570
• Reserves months: —
• Total cash needed: —

Rent comps 29 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	12d	1	0.07mi
197-10 Foothill Ave Unit 1st floor Jamaica, NY	3.0	2.0	1100	$3,600	$3.27	7d	1	0.11mi
190-11 Hillside Ave Apt 202 Hollis, NY	1.0	1.0	700	$2,700	$3.86	25d	1	0.36mi
190-11 Hillside Ave Unit 304 Hollis, NY	1.0	1.0	700	$2,600	$3.71	16d	1	0.36mi
193-14 Jamaica Ave Unit 2 Floor Jamaica, NY	3.0	2.0	1000	$3,195	$3.19	12d	1	0.48mi
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
190-24 102nd Ave Unit First floor Jamaica, NY	3.0	1.5	1000	$3,000	$3.00	25d	1	0.83mi
104-23 203rd St Unit 1 Jamaica, NY	2.0	1.0	900	$2,975	$3.31	13d	1	0.98mi
7364 196th St Fresh Meadows, NY	3.0	2.5	1000	$5,500	$5.50	25d	1	1.04mi
177-30 Wexford Ter Unit 603 Jamaica, NY	2.0	1.0	800	$3,300	$4.12	25d	1	1.11mi
177-30 Wexford Ter Unit 502 Jamaica, NY	2.0	1.0	1100	$3,270	$2.97	13d	1	1.11mi
177-30 Wexford Ter Unit 404 Jamaica, NY	1.0	1.0	700	$2,600	$3.71	4d	1	1.11mi
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 802 Jamaica, NY	2.0	1.0	900	$3,300	$3.67	4d	1	1.11mi
177-30 Wexford Ter Apt 806 Jamaica, NY	2.0	1.0	1090	$3,400	$3.12	16d	1	1.11mi
177-30 Wexford Ter Unit 311 Jamaica, NY	1.0	1.0	700	$2,600	$3.71	15d	1	1.11mi
177-16 Wexford Ter Unit 401 Jamaica, NY	1.0	1.0	700	$2,600	$3.71	15d	1	1.13mi
73-49 188th St Unit 2 Flushing, NY	1.0	1.0	650	$2,000	$3.08	25d	1	1.14mi
175-32 Devonshire Rd Unit 1st Floor Jamaica, NY	3.0	2.0	1100	$3,300	$3.00	11d	1	1.16mi
175-32 Devonshire Rd Unit 1st Floor Jamaica, NY	3.0	2.0	1100	$3,300	$3.00	25d	1	1.16mi
17814 80th Dr Jamaica, NY	3.0	1.5	1100	$5,499	$5.00	5d	1	1.19mi
8712 175th St Unit 6B Jamaica, NY	2.0	2.0	876	$3,000	$3.42	25d	1	1.26mi
11141 202nd St Saint Albans, NY	3.0	1.0	900	$2,750	$3.06	25d	1	1.33mi
17218 Jamaica Ave Unit 501 Jamaica, NY	2.0	2.0	939	$3,300	$3.51	25d	1	1.37mi
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
90-48 171st St Jamaica, NY	2.0	1.0	1000	$2,750	$2.75	25d	1	1.43mi

HOA detail condo

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

Listing history 22 events

1. 2026-06-21
   days on market $319,000 Active 37 DOM
2. 2026-06-18
   days on market $319,000 Active 34 DOM
3. 2026-06-17
   days on market $319,000 Active 33 DOM
4. 2026-06-16
   days on market $319,000 Active 32 DOM
5. 2026-06-15
   days on market $319,000 Active 31 DOM
6. 2026-06-13
   days on market $319,000 Active 29 DOM
7. 2026-06-10
   days on market $319,000 Active 25 DOM
8. 2026-06-08
   days on market $319,000 Active 24 DOM
9. 2026-06-08
   days on market $319,000 Active 23 DOM
10. 2026-06-04
    days on market $319,000 Active 20 DOM
11. 2026-06-03
    days on market $319,000 Active 19 DOM
12. 2026-06-02
    days on market $319,000 Active 18 DOM
13. 2026-06-01
    days on market $319,000 Active 17 DOM
14. 2026-05-31
    days on market $319,000 Active 16 DOM
15. 2026-05-10
    listed $319,000 Active
16. 2025-01-28
    soldstatus $282,500 Closed 595-char remark

    Show marketing remark (595 chars)

    Charming Co-op apartment in the heart of Holliswood, Queens! This inviting 2nd-floor unit features 2 bedrooms and 1 bath, boasting hardwood floors, spacious living areas, and abundant natural light. The well-maintained complex is surrounded by beautiful trees and flowers, creating a serene environment. Conveniently located just steps from Hillside Avenue, offering easy access to numerous businesses and bus stops. Maintenance covers sewer, snow removal, trash, heat, hot water, maintenance of grounds and exterior maintenance. This is a must-see—schedule your viewing appointment today!

17. 2024-10-09
    status Pending 595-char remark

    Show marketing remark (595 chars)

    Charming Co-op apartment in the heart of Holliswood, Queens! This inviting 2nd-floor unit features 2 bedrooms and 1 bath, boasting hardwood floors, spacious living areas, and abundant natural light. The well-maintained complex is surrounded by beautiful trees and flowers, creating a serene environment. Conveniently located just steps from Hillside Avenue, offering easy access to numerous businesses and bus stops. Maintenance covers sewer, snow removal, trash, heat, hot water, maintenance of grounds and exterior maintenance. This is a must-see—schedule your viewing appointment today!

18. 2024-08-13
    listed $299,000 Active 595-char remark

    Show marketing remark (595 chars)

    Charming Co-op apartment in the heart of Holliswood, Queens! This inviting 2nd-floor unit features 2 bedrooms and 1 bath, boasting hardwood floors, spacious living areas, and abundant natural light. The well-maintained complex is surrounded by beautiful trees and flowers, creating a serene environment. Conveniently located just steps from Hillside Avenue, offering easy access to numerous businesses and bus stops. Maintenance covers sewer, snow removal, trash, heat, hot water, maintenance of grounds and exterior maintenance. This is a must-see—schedule your viewing appointment today!

19. 2021-02-11
    soldstatus $250,000 Closed 536-char remark

    Show marketing remark (536 chars)

    Welcome to Holliswood Owners Co-op. Spacious 2 bedrooms 1 bath unit. Courtyard setting with lots of trees and open air. Large windows and lots of closet. Wood flooring throughout, large living room with a open dining area. Kitchen and bath room have been fully remodeled. This location it near, Grand Central Pkwy, and Long Island Expressway. Near by buses are Q1, Q43, Q73, Q76 and Q77. F train station on 179th St. Amenities, Private laundry room, bicycle, heat and hot water included., Additional information: Appearance:Excellent

20. 2020-09-10
    price $269,999 536-char remark

    Show marketing remark (536 chars)

    Welcome to Holliswood Owners Co-op. Spacious 2 bedrooms 1 bath unit. Courtyard setting with lots of trees and open air. Large windows and lots of closet. Wood flooring throughout, large living room with a open dining area. Kitchen and bath room have been fully remodeled. This location it near, Grand Central Pkwy, and Long Island Expressway. Near by buses are Q1, Q43, Q73, Q76 and Q77. F train station on 179th St. Amenities, Private laundry room, bicycle, heat and hot water included., Additional information: Appearance:Excellent

21. 2020-07-14
    price $279,999 536-char remark

    Show marketing remark (536 chars)

    Welcome to Holliswood Owners Co-op. Spacious 2 bedrooms 1 bath unit. Courtyard setting with lots of trees and open air. Large windows and lots of closet. Wood flooring throughout, large living room with a open dining area. Kitchen and bath room have been fully remodeled. This location it near, Grand Central Pkwy, and Long Island Expressway. Near by buses are Q1, Q43, Q73, Q76 and Q77. F train station on 179th St. Amenities, Private laundry room, bicycle, heat and hot water included., Additional information: Appearance:Excellent

22. 2020-06-25
    listed $295,000 Active 536-char remark

    Show marketing remark (536 chars)

    Welcome to Holliswood Owners Co-op. Spacious 2 bedrooms 1 bath unit. Courtyard setting with lots of trees and open air. Large windows and lots of closet. Wood flooring throughout, large living room with a open dining area. Kitchen and bath room have been fully remodeled. This location it near, Grand Central Pkwy, and Long Island Expressway. Near by buses are Q1, Q43, Q73, Q76 and Q77. F train station on 179th St. Amenities, Private laundry room, bicycle, heat and hot water included., Additional information: Appearance:Excellent

ⓘ 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: $34,426
• − Mortgage interest: −$17,869
• − Property taxes: −$4,785
• − Insurance: −$1,595
• − Repairs & maintenance: −$2,754
• − Management: −$2,754
• − HOA: −$18,228
• − Depreciation: −$9,280
• Taxable loss: −$22,839
• Est. tax savings @ 24.0%: +$5,481
• After-tax cash flow: $-12,004/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

+8.1% since first listed

8 events — show timeline

• 2026-05-10 Listed $319,000 OneKey® MLS as Distributed by MLS Grid
• 2025-01-28 Sold (MLS) $282,500 OneKey® MLS as Distributed by MLS Grid
• 2024-10-09 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-08-13 Listed $299,000 OneKey® MLS as Distributed by MLS Grid
• 2021-02-11 Sold (MLS) $250,000 OneKey® MLS as Distributed by MLS Grid
• 2020-09-10 Price Changed $269,999 OneKey® MLS as Distributed by MLS Grid
• 2020-07-14 Price Changed $279,999 OneKey® MLS as Distributed by MLS Grid
• 2020-06-25 Listed $295,000 OneKey® MLS as Distributed by MLS Grid