20939 23rd Ave Unit 4J · New York, NY 11360

$309,000

1 bd · 1.0 ba · 950 sqft · Condo · 39 Days on market

Built 1960

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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 +14.7/30.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• Schools +5.0/10.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome home to your new, completely renovated, move-in ready apartment! Boasting an exposed brick wall, beautiful hardwood floors, a modern kitchen with stainless steel appliances, granite countertops and modern tile backsplash. Entertain endlessly in your large living-dining-flex space large enough for a second sleeping room that is also flooded with natural light through a wall of large windows. This home has premium off-street parking and is right next to mass transportation. NO LAND LEASE. NO FLIP TAX. You could not ask for more!

Key facts

• Large windows
• Expansive layout
• Ample closet space

Tags

• EXPANSIVE LAYOUT
• LARGE WINDOWS
• AMPLE CLOSET SPACE
• PLENTY OF CABINETRY
• WELL MAINTAINED BATHROOM
• EXCELLENT STORAGE

Property features AI

Finance

• HOA & community: Co-op property (monthly maintenance/fees apply)

Exterior

• Parking: Assigned parking (1 space); Parking fee required
• Utilities: Public sewer; Cable available; Electricity connected; Natural gas connected; Public trash collection; Water connected
• Home design: Stock cooperative; Bi-level layout; 6-story building; Entry level: 4
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Dishwasher; Gas range; Refrigerator; Stainless steel appliances
• Bedrooms: Entry level on 4th floor
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric cooling; Steam heating
• Interior features: First-floor bedroom; First-floor full bath; Eat-in kitchen; Elevator access; Formal dining; Primary bathroom; Walk-in closet(s); Common basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $309k.

Deal economics

• At list price, monthly cash flow is $77 ($927/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 $280k (9.4% below list).
• Recommended offer: $280k (9.4% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: 222 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 5,302 units permitted in Queens County in 2024 (4,918 in 5+ unit buildings).
• This rent runs 34% of the median local income ($99k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $12k of equity ($2k loan paydown + $10k appreciation (3.3% local appreciation)).
• Queens County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.3% appreciation + 3.0% rent growth), your $87k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($300k) is reasonable based on typical stale-listing flexibility.
• 3 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 $262k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: 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 $280,091 (9.4% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.91% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.07%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.2%
• Equity multiple: 1.54×
• Total profit: $46,453
• Equity at exit: $143,477

10-year hold

• IRR: 11.5%
• Equity multiple: 2.77×
• Total profit: $153,345
• Equity at exit: $224,709

Cash invested: $86,520 (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 11360

• Home prices YoY: 1.6%
• Active inventory: 222
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,801 high
• Mortgage (P&I): −$1,620
• Tax est. 1.5%: −$386 /mo · $4,635/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $77

Break-even live

Break-even rent $2,703

Max offer price $309,000

Occupancy floor 92%

Sensitivity live

Price	-10% $291	-5% $184	+0% $77	+5% $-29	+10% $-136
Rent	-10% $-144	-5% $-33	+0% $77	+5% $188	+10% $299
Rate	-1.0pp $233	-0.5pp $156	base $77	+0.5pp $-3	+1.0pp $-84

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: $77,250
• Closing costs: $9,270
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Bay Club Dr Unit 21W Bayside, NY	1.0	1.0	762	$3,100	$4.07	13d	1	0.12mi
2 Bay Club Dr Bayside, NY	1.0	1.0	780	$4,000	$5.13	25d	1	0.14mi
20933 26th Ave Unit 1C Bayside, NY	1.0	1.5	800	$3,000	$3.75	25d	1	0.18mi
23-45 Corporal Kennedy St Unit 1 Flushing, NY	1.0	1.0	1000	$2,800	$2.80	25d	1	0.19mi
209-21 26th Ave Unit TB Bayside, NY	1.0	1.0	955	$2,850	$2.98	20d	1	0.21mi
1816 Bell Blvd Bayside, NY	1.0	1.0	1000	$2,500	$2.50	25d	1	0.32mi
16-66 Bell Blvd Unit 736 Bayside, NY	—	1.0	600	$2,350	$3.92	25d	1	0.34mi
1670 Bell Blvd Bayside, NY	2.0	1.0–1.5	600	$2,600	$4.33	0d	5	0.37mi
16-05 Bell Blvd Unit 1st Floor Flushing, NY	1.0	1.0	700	$2,400	$3.43	25d	1	0.42mi
1785 215th St Unit 15J Bayside, NY	1.0	1.0	620	$3,500	$5.65	25d	1	0.49mi
29-04 204th St Unit 1Floor Flushing, NY	1.0	1.0	700	$2,600	$3.71	20d	1	0.62mi
206-14 Emily Rd Unit 42L Bayside, NY	1.0	1.0	700	$2,700	$3.86	25d	1	0.63mi
36-26 192nd St #2 Flushing, NY	2.0	1.0	875	$3,000	$3.43	9d	1	1.26mi
214-16 40th Ave Unit 3rd Floor Flushing, NY	2.0	1.0	900	$2,800	$3.11	25d	1	1.26mi
41-20 210th St Unit 1 Flushing, NY	1.0	1.0	1030	$2,350	$2.28	25d	1	1.26mi
1011 162nd St Whitestone, NY	1.0	1.0	880	$1,800	$2.05	20d	1	1.26mi
194-20 39th Ave Unit A Flushing, NY	1.0	1.0	900	$2,250	$2.50	25d	1	1.27mi
40-11 214th Pl Unit 2R Bayside, NY	1.0	1.0	650	$2,800	$4.31	6d	1	1.28mi
15719 26th Ave Flushing, NY	2.0	1.0	850	$2,850	$3.35	23d	1	1.33mi
168-10 Crocheron Ave Unit 1A Flushing, NY	1.0	1.0	750	$2,250	$3.00	20d	1	1.45mi
3620 168th St Flushing, NY	1.0	1.0	700	$2,350	$3.36	8d	2	1.47mi
16710 Crocheron Ave Unit 3L Flushing, NY	1.0	1.0	850	$2,350	$2.76	20d	1	1.48mi

HOA detail condo

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

Listing history 11 events

1. 2026-05-31
   status $309,000 Pending 39 DOM
2. 2026-04-18
   listed $309,000 Active
3. 2023-11-14
   price $262,000 540-char remark

   Show marketing remark (540 chars)

   Welcome home to your new, completely renovated, move-in ready apartment! Boasting an exposed brick wall, beautiful hardwood floors, a modern kitchen with stainless steel appliances, granite countertops and modern tile backsplash. Entertain endlessly in your large living-dining-flex space large enough for a second sleeping room that is also flooded with natural light through a wall of large windows. This home has premium off-street parking and is right next to mass transportation. NO LAND LEASE. NO FLIP TAX. You could not ask for more!

4. 2022-11-19
   price $69,900 540-char remark

   Show marketing remark (540 chars)

   Welcome home to your new, completely renovated, move-in ready apartment! Boasting an exposed brick wall, beautiful hardwood floors, a modern kitchen with stainless steel appliances, granite countertops and modern tile backsplash. Entertain endlessly in your large living-dining-flex space large enough for a second sleeping room that is also flooded with natural light through a wall of large windows. This home has premium off-street parking and is right next to mass transportation. NO LAND LEASE. NO FLIP TAX. You could not ask for more!

5. 2020-01-09
   soldstatus $262,000 Sold 540-char remark

   Show marketing remark (540 chars)

   Welcome home to your new, completely renovated, move-in ready apartment! Boasting an exposed brick wall, beautiful hardwood floors, a modern kitchen with stainless steel appliances, granite countertops and modern tile backsplash. Entertain endlessly in your large living-dining-flex space large enough for a second sleeping room that is also flooded with natural light through a wall of large windows. This home has premium off-street parking and is right next to mass transportation. NO LAND LEASE. NO FLIP TAX. You could not ask for more!

6. 2020-01-09
   soldstatus $262,000 540-char remark

   Show marketing remark (540 chars)

   Welcome home to your new, completely renovated, move-in ready apartment! Boasting an exposed brick wall, beautiful hardwood floors, a modern kitchen with stainless steel appliances, granite countertops and modern tile backsplash. Entertain endlessly in your large living-dining-flex space large enough for a second sleeping room that is also flooded with natural light through a wall of large windows. This home has premium off-street parking and is right next to mass transportation. NO LAND LEASE. NO FLIP TAX. You could not ask for more!

7. 2019-10-24
   price $263,500 540-char remark

   Show marketing remark (540 chars)

   Welcome home to your new, completely renovated, move-in ready apartment! Boasting an exposed brick wall, beautiful hardwood floors, a modern kitchen with stainless steel appliances, granite countertops and modern tile backsplash. Entertain endlessly in your large living-dining-flex space large enough for a second sleeping room that is also flooded with natural light through a wall of large windows. This home has premium off-street parking and is right next to mass transportation. NO LAND LEASE. NO FLIP TAX. You could not ask for more!

8. 2019-07-23
   listed $263,500 540-char remark

   Show marketing remark (540 chars)

   Welcome home to your new, completely renovated, move-in ready apartment! Boasting an exposed brick wall, beautiful hardwood floors, a modern kitchen with stainless steel appliances, granite countertops and modern tile backsplash. Entertain endlessly in your large living-dining-flex space large enough for a second sleeping room that is also flooded with natural light through a wall of large windows. This home has premium off-street parking and is right next to mass transportation. NO LAND LEASE. NO FLIP TAX. You could not ask for more!

9. 2017-09-13
   soldstatus $190,000 Closed 160-char remark

   Show marketing remark (160 chars)

   Beautiful One Bedroom Co-Op Apartment For Sale. Features A Large Living Room, Dining Room, An Eat-In-Kitchen, 1 Bedroom, 1 Bathroom! Closet Galore! A Must See!

10. 2017-04-06
    status Under Contract 160-char remark

    Show marketing remark (160 chars)

    Beautiful One Bedroom Co-Op Apartment For Sale. Features A Large Living Room, Dining Room, An Eat-In-Kitchen, 1 Bedroom, 1 Bathroom! Closet Galore! A Must See!

11. 2017-03-03
    listed $199,000 New 160-char remark

    Show marketing remark (160 chars)

    Beautiful One Bedroom Co-Op Apartment For Sale. Features A Large Living Room, Dining Room, An Eat-In-Kitchen, 1 Bedroom, 1 Bathroom! Closet Galore! A Must See!

ⓘ 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 ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $33,611
• − Mortgage interest: −$17,309
• − Property taxes: −$4,635
• − Insurance: −$1,545
• − Repairs & maintenance: −$2,689
• − Management: −$2,689
• − Depreciation: −$8,989
• Taxable loss: −$4,245
• Est. tax savings @ 24.0%: +$1,019
• After-tax cash flow: $1,946/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): 19,469
• Household income: $98,875
• Rent vs Own: 23.6% rent · 76.4% own
• Severe rent burden: 496.0

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 0.60)
• Race & ethnicity: White 54% Asian 29% Hispanic / Latino 12% Two or more races 6% Black 1%
• Hispanic origin (detail): Puerto Rican 3% Cuban 2% Dominican 2%
• Common ancestry: Romanian 4% Scotch-Irish 3% Estonian 1%
• Foreign-born: 33% · China, South Korea, Canada
• Languages at home: 58% English-only · Chinese 14% Other Indo-European 11% Korean 8%

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: ▲ 3.26%
• Current HPI: 204.1422
• 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

+55.3% since first listed

10 events — show timeline

• 2026-04-18 Listed $309,000 OneKey® MLS as Distributed by MLS Grid
• 2023-11-14 Price Changed $262,000 RLS at REBNY
• 2022-11-19 Price Changed $69,900 RLS at REBNY
• 2020-01-09 Sold (MLS) $262,000 RLS at REBNY
• 2020-01-09 Sold (MLS) $262,000 RLS at REBNY
• 2019-10-24 Price Changed $263,500 RLS at REBNY
• 2019-07-23 Listed $263,500 RLS at REBNY
• 2017-09-13 Sold (MLS) $190,000 OneKey® MLS as Distributed by MLS Grid
• 2017-04-06 Pending — OneKey® MLS as Distributed by MLS Grid
• 2017-03-03 Listed $199,000 OneKey® MLS as Distributed by MLS Grid