222-89 Braddock Ave Unit 4B · New York, NY 11428

$188,000

1 bd · 1.0 ba · 750 sqft · Condo · 27 Days on market

Built 1964

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Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Experience bright living in this fully renovated 1-bedroom apartment on the 4th floor, bathed in sunlight with south-facing windows. A smart investment opportunity awaits, with a maintenance fee of $1279.40 covering all except electricity, plus $92.56/month for a special assessment ending 10/2027. Enjoy new appliances and flooring in this elevator building featuring a laundry room on the lobby level. Ideal for those seeking a smoke-free, pet-free environment, Located in Bellerose, with convenient access to buses Q1/27/43/88 and X68, and close proximity to LIJ hospital.

Key facts

• Fully renovated
• Laundry room
• New flooring

Tags

• FULLY RENOVATED
• NEW APPLIANCES
• NEW FLOORING
• ELEVATOR BUILDING
• LAUNDRY ROOM
• SMOKE-FREE ENVIRONMENT

Property features AI

Finance

• HOA & community: Association: Braddock Ave Owner Inc; Monthly association fee; Additional monthly special assessment through 10/2027

Exterior

• Parking: No carport; Parking waitlist
• Security: Building security; Gated community; Key card entry
• Utilities: Con-Edison electric; Natural gas connected; Public sewer; Trash collection (private)
• Home design: Stock cooperative; Six-story building; Unit entry on 4th level
• Construction: Other construction materials; Other foundation type
• Exterior features: Mailbox; Private entrance; Walk-out finished common basement

Interior

• Kitchen: Gas range; Microwave; Refrigerator
• Bedrooms: 3 total rooms (includes bedrooms and living areas)
• Flooring: Hardwood; Laminate; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Steam heating; Wall/window air conditioning units
• Interior features: Elevator; Accessible entrance and hallways; Walker-accessible stairs; Private entrance; Mailbox
• Laundry & utility: Common area laundry; In-basement laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $188k.

Deal economics

• At list price, monthly cash flow is $793 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $188k).
• Recommended offer: $185k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.4% 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: 61 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $1k of loan paydown is wiped out by about $6k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 8 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 $130k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $185,180 (1.5% below list)

Questions for the listing agent

1. Built in 1964 — 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: 1.41% ✓
• Cap rate: 11.35%
• Cash-on-cash: 18.07%
• DSCR: 1.80
• GRM: 5.9

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: 9.7%
• Equity multiple: 1.38×
• Total profit: $20,069
• Equity at exit: $28,031

10-year hold

• IRR: 18.8%
• Equity multiple: 2.57×
• Total profit: $82,656
• Equity at exit: $16,255

Cash invested: $52,640 (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 11428

• Active inventory: 61
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,648 high
• Mortgage (P&I): −$986
• Tax est. 1.5%: −$235 /mo · $2,820/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $793

Break-even live

Break-even rent $1,645

Max offer price $188,000

Occupancy floor 65%

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: $47,000
• Closing costs: $5,640
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
222-40 92nd Rd Unit 2nd Floor Jamaica, NY	2.0	1.0	1120	$3,400	$3.04	14d	1	0.25mi
220-13 Jamaica Ave Queens Village, NY	2.0	1.0	800	$2,400	$3.00	20d	1	0.67mi
214-83 Jamaica Ave Unit 2R Queens Village, NY	1.0	1.0	650	$2,100	$3.23	24d	1	0.85mi
248-15 89th Ave Unit 2nd Queens, NY	1.0	1.0	700	$2,200	$3.14	1d	1	0.95mi
76-37 Commonwealth Blvd Unit 2 Jamaica, NY	1.0	1.0	641	$2,200	$3.43	24d	1	1.10mi
245-24 77th Cres Jamaica, NY	2.0	1.0	785	$2,600	$3.31	19d	1	1.13mi
8827 208th St Queens Village, NY	1.0	1.0	640	$1,900	$2.97	24d	1	1.23mi
85-16 Little Neck Pkwy #1 Queens, NY	2.0	1.0	865	$2,750	$3.18	15d	1	1.27mi
206-03 Jamaica Ave Unit 2ND Queens Village, NY	1.0	1.0	630	$2,696	$4.28	24d	1	1.39mi
232-15 67th Ave Unit 1FL Flushing, NY	2.0	2.0	900	$2,900	$3.22	4d	1	1.41mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: electric
• ⚠ Special-assessment mentions:

  …opportunity awaits, with a maintenance fee of $1279.40 covering all except electricity, plus $92.56/month for a special assessment ending 10/2027. Enjoy new appliances and flooring in this elevator building featuring a laundry room on the lobby…

Listing history 15 events

1. 2026-05-01
   listed $188,000 Active
2. 2026-05-01
   historical
3. 2026-02-02
   listed $188,000 Active
4. 2026-02-01
   historical
5. 2025-07-07
   listed $188,000 Active
6. 2025-07-07
   historical
7. 2025-01-06
   listed $188,000 Active
8. 2024-02-22
   historical
9. 2023-10-19
   listed $189,000 Active
10. 2016-09-17
    historical
11. 2016-04-11
    listed $149,000 New
12. 2015-09-19
    soldstatus $130,000
13. 2015-09-19
    soldstatus $130,000 Closed
14. 2015-07-13
    listed $140,000 New
15. 2015-07-13
    listed $140,000

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $31,777
• − Mortgage interest: −$10,531
• − Property taxes: −$2,820
• − Insurance: −$940
• − Repairs & maintenance: −$2,542
• − Management: −$2,542
• − Depreciation: −$5,469
• Taxable income: $6,933
• Est. tax owed @ 24.0%: −$1,664
• After-tax cash flow: $7,850/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): 18,898

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 0.78)
• Race & ethnicity: Asian 32% Hispanic / Latino 28% Black 16% Two or more races 14% White 8%
• Hispanic origin (detail): Puerto Rican 7% Dominican 4%
• Common ancestry: Hispanic 6% Russian 1% Romanian 1%
• Foreign-born: 56% · Canada, Jamaica, China
• Languages at home: 52% English-only · Spanish 22% Other Indo-European 13% Chinese 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: ▼ -447.37%
• Current HPI: 312.7934
• 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

+34.3% since first listed

15 events — show timeline

• 2026-05-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-05-01 Listed $188,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-02 Listed $188,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-07-07 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-07-07 Listed $188,000 OneKey® MLS as Distributed by MLS Grid
• 2025-01-06 Listed $188,000 OneKey® MLS as Distributed by MLS Grid
• 2024-02-22 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2023-10-19 Listed $189,000 OneKey® MLS as Distributed by MLS Grid
• 2016-09-17 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2016-04-11 Listed $149,000 OneKey® MLS as Distributed by MLS Grid
• 2015-09-19 Sold (MLS) $130,000 MLSLI
• 2015-09-19 Sold (MLS) $130,000 OneKey® MLS as Distributed by MLS Grid
• 2015-07-13 Listed $140,000 MLSLI
• 2015-07-13 Listed $140,000 OneKey® MLS as Distributed by MLS Grid