14837 86th Ave · New York, NY 11435

$1,399,999

5 bd · 5.0 ba · 3,192 sqft · MultiFamily public records · 19 Days on market

Built 1915 5,112 sqft lot Est $1251k · 12% over

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Why this score? — see what drove the D- 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 +14.0/30.0
• Schools +5.0/10.0
• DSCR +4.2/10.0
• Livability +3.8/5.0
• 1% rule +3.1/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• ARV discount +2.2/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Exceptional opportunity to own a well-maintained, turnkey multi-family income-producing property offering four levels of versatile living space, including a spacious walk-up attic with impressive ceiling height. Boasting approximately 3,169 sq. ft. of interior space situated on a generous 40 ft. x 123 ft. lot (approximately 5,112 sq. ft. ), this property offers comfort, functionality, and investment potential. Enjoy the convenience of an attached garage with direct interior access, allowing you to get to your vehicle comfortably during inclement weather. The thoughtfully designed layout creates a sense of privacy and security, while the expansive yard provides excellent space for entertaini

Key facts

• Attached garage
• Expansive yard
• 5,112 sq ft lot

Tags

• TURNKEY THREE-FAMILY PROPERTY
• SPACIOUS WALK-UP ATTIC
• IMPRESSIVE CEILING HEIGHT
• ATTACHED GARAGE
• DIRECT INTERIOR ACCESS
• EXPANSIVE YARD

Property features AI

Exterior

• Parking: Two parking spaces; 2-car garage with garage door opener
• Utilities: Public sewer; Cable connected; Electricity connected; Natural gas connected; Trash collection (public); Water connected
• Home design: Triplex
• Construction: Brick and frame construction
• Exterior features: Brick and frame construction; Not waterfront

Interior

• Kitchen: Eat-in kitchen; Kitchen island
• Bedrooms: One 1-bedroom unit; Two 2-bedroom units
• Bathrooms: Five full bathrooms
• Heating & cooling: Hot water heating; No central cooling
• Interior features: First-floor bedroom; First-floor full bathroom; Built-in features; Chandelier; Eat-in kitchen; Kitchen island

What this means for you Summary

Snapshot

• This is a 5-bed/5.0-bath multifamily listed at $1.40M.

Deal economics

• At list price, monthly cash flow is $173 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.14M (18.8% below list).
• Recommended offer: $1.14M (18.8% 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: Rents rising (+2.0%/yr); 171 active listings in the ZIP; solid renter incomes; 5,302 units permitted in Queens County in 2024 (4,918 in 5+ unit buildings).
• At $11,370/mo this rent would consume 171% of the median local household income ($80k/yr) (locally 3361% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $10k of loan paydown is wiped out by about $42k 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 19 days — a 2% lower offer ($1.38M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $249k; list at $1.40M implies a 462% gain — meaningful room to come down on a strong offer.

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 $1,137,000 (18.8% below list)

Questions for the listing agent

1. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.81% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.53%
• DSCR: 1.02
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $1,251,264
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
150-67 87 Ave	0.20mi	6/2.0 (+1)	3,000 (-6%)	2mo	$1,175,000	$392	62
13409 89th Ave	0.70mi	5/3.0	2,717 (-15%)	15mo	$865,300	$318	22

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 · 1.97% rent growth · sell at horizon

5-year hold

• IRR: -16.5%
• Equity multiple: 0.42×
• Total profit: $-227,838
• Equity at exit: $208,744

10-year hold

• IRR: -10.2%
• Equity multiple: 0.41×
• Total profit: $-232,519
• Equity at exit: $121,046

Cash invested: $392,000 (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 11435

• Rents YoY: 2.0%
• Active inventory: 171
• Price-to-rent: 30.8×

Monthly cashflow live

• Estimated rent: $11,370 medium
• Mortgage (P&I): −$7,342
• Tax from tax record: −$884 /mo · $10,605/yr
• Insurance: −$583
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,388
• Net cashflow: $173

Break-even live

Break-even rent $11,150

Max offer price $1,399,999

Occupancy floor 93%

Sensitivity live

Price	-10% $966	-5% $570	+0% $173	+5% $-223	+10% $-619
Rent	-10% $-725	-5% $-276	+0% $173	+5% $623	+10% $1,072
Rate	-1.0pp $878	-0.5pp $530	base $173	+0.5pp $-189	+1.0pp $-558

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

Units	Beds	Baths	Est. rent
▸ 3× units	5	5	$11,370
Total (3 units)			$11,370

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: $350,000
• Closing costs: $42,000
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-21
   days on market $1,399,999 Active 19 DOM
2. 2026-06-18
   days on market $1,399,999 Active 16 DOM
3. 2026-06-17
   days on market $1,399,999 Active 15 DOM
4. 2026-06-16
   days on market $1,399,999 Active 14 DOM
5. 2026-06-15
   days on market $1,399,999 Active 13 DOM
6. 2026-06-13
   days on market $1,399,999 Active 11 DOM
7. 2026-06-09
   days on market $1,399,999 Active 7 DOM
8. 2026-06-08
   days on market $1,399,999 Active 6 DOM
9. 2026-06-08
   days on market $1,399,999 Active 5 DOM
10. 2026-06-04
    days on market $1,399,999 Active 2 DOM
11. 2026-06-03
    remarks 699-char remark
12. 2026-06-03
    listed $1,399,999 Active 1 DOM

ⓘ 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: $10,605 · $884/mo
• Projected year-2 tax: $17,133 · $1,428/mo
• Expected delta: +$6,527/yr (+$544/mo · 61.5%)

ⓘ 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 6/10 Major 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 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $136,440
• − Mortgage interest: −$78,422
• − Property taxes: −$10,605
• − Insurance: −$7,000
• − Repairs & maintenance: −$10,915
• − Management: −$10,915
• − Depreciation: −$40,727
• Taxable loss: −$22,145
• Est. tax savings @ 24.0%: +$5,315
• After-tax cash flow: $7,396/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): 56,826
• Household income: $79,710
• Rent vs Own: 64.0% rent · 36.0% own
• Severe rent burden: 3361.0

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 0.78)
• Race & ethnicity: Hispanic / Latino 30% Black 25% Asian 23% White 13% Two or more races 7%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Dominican 5%
• Common ancestry: Scotch-Irish 2% Hispanic 1% Russian 1%
• Foreign-born: 53% · Canada, China, Jamaica
• Languages at home: 42% English-only · Spanish 29% Other Indo-European 14% 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: ▼ -399.00%
• Current HPI: 206.3955
• Rent YoY: ▲ 1.97%
• 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

+636.8% since first listed

3 events — show timeline

• 2026-06-02 Listed $1,399,999 OneKey® MLS as Distributed by MLS Grid
• 1996-09-06 Sold (Public Records) $249,000 Public Records
• 1985-10-09 Sold (Public Records) $190,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $10,605 · -0.9% YoY. Source: county tax records.