16434 99th St · New York, NY 11414

$880,000

6 bd · 0.0 ba · 1,720 sqft · MultiFamily public records · 23 Days on market

Built 1950 2,500 sqft lot Est $783k · 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 +13.1/30.0
• Schools +5.0/10.0
• DSCR +3.9/10.0
• Livability +3.8/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.9/15.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

Legal 2 Family Semi-Detached In Howard Beach. 3 Bed Over 2 Bed In Excellent Condition. Seperate Heat, Hot Water, And Electric For Each Apt. 25X100 With Private Drive And Oversized 1 Car Garage. Back Yard With Large Shed With Electric., Additional information: Appearance:Excellent,Separate Hotwater Heater:2

Key facts

• Two-family residence
• Private garage
• Prime neighborhood

Tags

• TWO-FAMILY RESIDENCE
• PRIVATE GARAGE
• PRIME NEIGHBORHOOD
• INVESTMENT OPPORTUNITY

Property features AI

Finance

• Other: Building total area 1870; Property located in Queens County

Exterior

• Parking: Driveway; Garage (1 space); No carport
• Utilities: Public sewer; Natural gas available; See remarks for additional utility details
• Home design: Duplex
• Construction: Duplex construction
• Exterior features: Not waterfront; Other construction materials; Other foundation type

Interior

• Kitchen: Eat-in kitchen; Open kitchen
• Bedrooms: One 4-bedroom unit
• Heating & cooling: Baseboard heating; Wall/window air conditioning units
• Interior features: Eat-in kitchen; Natural woodwork; Open kitchen; Storage space

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/?-bath units multifamily listed at $880k.

Deal economics

• At list price, monthly cash flow is $-92 ($-1k/yr) — negative. Per door: $-46/mo.
• To cash-flow at today's rent, offer at most $864k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $693k (21.2% below list).
• Recommended offer: $693k (21.2% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: 258 active listings in the ZIP; solid renter incomes; 5,302 units permitted in Queens County in 2024 (4,918 in 5+ unit buildings).
• At $6,933/mo this rent would consume 88% of the median local household income ($95k/yr) (locally 985% 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 $6k of loan paydown is wiped out by about $26k 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 23 days — a 2% lower offer ($867k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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 $639k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; major wind risk, 75% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $693,300 (21.2% 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. 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 1950 — 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. 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: 0.79% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.12%
• DSCR: 0.99
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $782,600
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
96-20 160th Ave	0.54mi	5/2.0 (-1)	1,911 (+11%)	3mo	$870,000	$455	41

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -17.1%
• Equity multiple: 0.40×
• Total profit: $-148,645
• Equity at exit: $131,211

10-year hold

• IRR: -9.0%
• Equity multiple: 0.44×
• Total profit: $-137,808
• Equity at exit: $76,086

Cash invested: $246,400 (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 11414

• Active inventory: 258
• Price-to-rent: 21.2×

Monthly cashflow live

• Estimated rent: $6,933 medium
• Mortgage (P&I): −$4,615
• Tax from tax record: −$521 /mo · $6,249/yr
• Insurance: −$367
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,456
• Net cashflow: $-92

Break-even live

Break-even rent $7,049

Max offer price $863,812

Occupancy floor 96%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	—	$6,932
Total (2 units)			$6,933

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: $220,000
• Closing costs: $26,400
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-22
   status Pending
2. 2026-04-29
   listed $880,000 Active
3. 2018-01-22
   soldstatus $639,000
4. 2018-01-12
   soldstatus $639,000 Closed 307-char remark

   Show marketing remark (307 chars)

   Legal 2 Family Semi-Detached In Howard Beach. 3 Bed Over 2 Bed In Excellent Condition. Seperate Heat, Hot Water, And Electric For Each Apt. 25X100 With Private Drive And Oversized 1 Car Garage. Back Yard With Large Shed With Electric., Additional information: Appearance:Excellent,Separate Hotwater Heater:2

5. 2017-09-29
   status Under Contract 307-char remark

   Show marketing remark (307 chars)

   Legal 2 Family Semi-Detached In Howard Beach. 3 Bed Over 2 Bed In Excellent Condition. Seperate Heat, Hot Water, And Electric For Each Apt. 25X100 With Private Drive And Oversized 1 Car Garage. Back Yard With Large Shed With Electric., Additional information: Appearance:Excellent,Separate Hotwater Heater:2

6. 2017-08-21
   listed $679,000 New 307-char remark

   Show marketing remark (307 chars)

   Legal 2 Family Semi-Detached In Howard Beach. 3 Bed Over 2 Bed In Excellent Condition. Seperate Heat, Hot Water, And Electric For Each Apt. 25X100 With Private Drive And Oversized 1 Car Garage. Back Yard With Large Shed With Electric., Additional information: Appearance:Excellent,Separate Hotwater Heater:2

7. 1994-06-01
   soldstatus $230,000
8. 1985-05-30
   soldstatus $160,000

ⓘ 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: $6,249 · $521/mo
• Projected year-2 tax: $10,561 · $880/mo
• Expected delta: +$4,311/yr (+$359/mo · 69.0%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 75% 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: $83,196
• − Mortgage interest: −$49,294
• − Property taxes: −$6,249
• − Insurance: −$5,198
• − Repairs & maintenance: −$6,656
• − Management: −$6,656
• − Depreciation: −$25,600
• Taxable loss: −$16,456
• Est. tax savings @ 24.0%: +$3,949
• After-tax cash flow: $2,850/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
• County: Queens County · 1,914,869 people
• City population: 7,731,280
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 31,308
• Household income: $95,051
• Rent vs Own: 26.9% rent · 73.1% own
• Severe rent burden: 985.0

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 0.56)
• Race & ethnicity: White 61% Hispanic / Latino 25% Two or more races 13% Black 5% Asian 5%
• Hispanic origin (detail): Puerto Rican 11% Dominican 6%
• Common ancestry: Romanian 4% Scotch-Irish 1%
• Foreign-born: 20% · Canada, Jamaica, China
• Languages at home: 63% English-only · Spanish 17% Other Indo-European 14% Russian/Polish/Slavic 2%

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: ▼ -227.02%
• Current HPI: 206.6334
• 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

+450.0% since first listed

8 events — show timeline

• 2026-05-22 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-29 Listed $880,000 OneKey® MLS as Distributed by MLS Grid
• 2018-01-22 Sold (Public Records) $639,000 Public Records
• 2018-01-12 Sold (MLS) $639,000 OneKey® MLS as Distributed by MLS Grid
• 2017-09-29 Pending — OneKey® MLS as Distributed by MLS Grid
• 2017-08-21 Listed $679,000 OneKey® MLS as Distributed by MLS Grid
• 1994-06-01 Sold (Public Records) $230,000 Public Records
• 1985-05-30 Sold (Public Records) $160,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $6,249 · -2.4% YoY. Source: county tax records.