320 Beach 67th St · New York, NY 11692

$1,100,000

7 bd · 5.0 ba · 3,726 sqft · MultiFamily public records · 79 Days on market

Built 1901 2,750 sqft lot Est $734k · 50% over

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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 +21.0/30.0
• Appreciation +10.0/10.0
• DSCR +6.7/10.0
• Schools +5.0/10.0
• 1% rule +4.2/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

3-Family Detached Home with Private Driveway – Arverne, Queens Property Type: Multi-Family (3 Family) – Detached Frame Property Description: Excellent opportunity to own a well-maintained, fully detached 3-family home in the heart of Arverne. This income-producing property features two recently renovated 3-bedroom, 2-bathroom apartments with modern finishes, along with a 2-bedroom apartment on the first floor. The property offers spacious layouts with abundant natural light throughout. Ideal for both investors and owner-occupants seeking rental income potential, complemented by very low property taxes. Interior Features: Total Units: 3 Unit 1: 2 Bedrooms, 1 Bathroo

Key facts

• Fully detached
• Private driveway
• Backyard space

Tags

• PRIVATE DRIVEWAY
• FULLY DETACHED
• BACKYARD SPACE
• VINYL SIDING EXTERIOR

Property features AI

Finance

• Other: Zoning: R5; Lot number: 49
• Financial info: Rent income reported: $6,600; Financing options: Exchange considered, bank mortgage, or cash

Exterior

• Parking: Private drive with 4 parking spaces
• Utilities: 110V electric with circuit breakers; Electric hot water; Gas for heating
• Home design: Detached residential building; Pitched shingle roof
• Construction: Wood frame construction; Stone and vinyl siding exterior; Poured concrete foundation; Built footprint approximately 1,340 sq ft
• Exterior features: Back yard; Side yard

Interior

• Kitchen: Refrigerator; Stove
• Bedrooms: 2 bedrooms on level 1; 3 bedrooms on level 2; 3 bedrooms on level 3
• Flooring: Ceramic floors; Hardwood floors
• Bathrooms: 5 full bathrooms; 1 three-quarter bathroom; 2 bathrooms on level 1; 2 bathrooms on level 2; 2 bathrooms on level 3
• Heating & cooling: Gas heating; Baseboard heat; Hot water heat; No central AC units listed
• Interior features: Refrigerator; Stove

What this means for you Summary

Snapshot

• This is a 1×2.0bd/1.0ba + 2×2.6666666666666665bd/2.0ba units multifamily listed at $1.10M.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $373/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.01M (8.0% below list).
• Recommended offer: $1.01M (8.0% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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: 80 active listings in the ZIP; 5,302 units permitted in Queens County in 2024 (4,918 in 5+ unit buildings).
• At $10,123/mo this rent would consume 244% of the median local household income ($50k/yr) (locally 1734% 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 $118k of equity ($8k loan paydown + $110k appreciation (10.0% local appreciation)).
• Queens County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $308k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$189k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($1.03M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $175k; list at $1.10M implies a 529% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1901 — 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 $1,012,300 (8.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1901 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
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: 0.92% ✗
• Cap rate: 7.98%
• Cash-on-cash: 6.02%
• DSCR: 1.27
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $734,022
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
562 Beach 68th St	0.36mi	7/2.0	3,218 (-14%)	20mo	$633,450	$197	32

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: 27.4%
• Equity multiple: 3.18×
• Total profit: $670,074
• Equity at exit: $990,967

10-year hold

• IRR: 23.9%
• Equity multiple: 7.22×
• Total profit: $1,916,625
• Equity at exit: $2,137,058

Cash invested: $308,000 (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 11692

• Home prices YoY: 14.4%
• Active inventory: 80
• Price-to-rent: 27.2×

Monthly cashflow live

• Estimated rent: $10,123 medium
• Mortgage (P&I): −$5,769
• Tax from tax record: −$225 /mo · $2,696/yr
• Insurance: −$458
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,126
• Net cashflow: $1,119

Break-even live

Break-even rent $8,706

Max offer price $1,100,000

Occupancy floor 84%

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

Units	Beds	Baths	Est. rent
1× unit	2.0	1	$3,374
▸ 2× units	2.6666666666666665	2	$6,748
Total (3 units)			$10,123

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: $275,000
• Closing costs: $33,000
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $1,100,000 Active 79 DOM
2. 2026-06-17
   days on market $1,100,000 Active 78 DOM
3. 2026-06-15
   days on market $1,100,000 Active 76 DOM
4. 2026-06-13
   days on market $1,100,000 Active 74 DOM
5. 2026-06-10
   days on market $1,100,000 Active 70 DOM
6. 2026-06-08
   days on market $1,100,000 Active 69 DOM
7. 2026-06-08
   days on market $1,100,000 Active 68 DOM
8. 2026-06-04
   days on market $1,100,000 Active 65 DOM
9. 2026-06-03
   days on market $1,100,000 Active 64 DOM
10. 2026-06-01
    days on market $1,100,000 Active 62 DOM
11. 2026-05-31
    days on market $1,100,000 Active 61 DOM
12. 2026-03-31
    listed $1,100,000 Active
13. 1995-09-15
    soldstatus $175,000
14. 1987-10-13
    soldstatus $27,000

ⓘ 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: $2,696 · $225/mo
• Projected year-2 tax: $10,643 · $887/mo
• Expected delta: +$7,947/yr (+$662/mo · 294.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 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: $121,476
• − Mortgage interest: −$61,617
• − Property taxes: −$2,696
• − Insurance: −$10,618
• − Repairs & maintenance: −$9,718
• − Management: −$9,718
• − Depreciation: −$32,000
• Taxable loss: −$4,892
• Est. tax savings @ 24.0%: +$1,174
• After-tax cash flow: $14,603/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): 22,734
• Household income: $49,720
• Rent vs Own: 66.9% rent · 33.1% own
• Severe rent burden: 1734.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Black 53% Hispanic / Latino 24% Two or more races 15% White 13% Asian 6%
• Hispanic origin (detail): Puerto Rican 10% Dominican 5%
• Common ancestry: Romanian 1%
• Foreign-born: 31% · Canada, China, Jamaica
• Languages at home: 67% English-only · Spanish 18% Other Indo-European 3% Russian/Polish/Slavic 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: ▲ 44.49%
• Current HPI: 354.2007
• Rent YoY: —
• 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

+3974.1% since first listed

3 events — show timeline

• 2026-03-31 Listed $1,100,000 BNYMLS
• 1995-09-15 Sold (Public Records) $175,000 Public Records
• 1987-10-13 Sold (Public Records) $27,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $2,696 · -2.4% YoY. Source: county tax records.