110-31 73rd Rd Unit 5N · New York, NY 11375

$329,000

1 bd · 1.0 ba · 750 sqft · Condo · 182 Days on market

Built 1938

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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 +12.8/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• DSCR +3.8/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New Price! Prime Location For This Sunny And Spacious 1 Bedroom In Charming, Pet Friendly, Pre-War Building Near Forest Hills Gardens. Offering A Large Living Rm/Dining Area With A Big Window, 9 Ft. Ceilings, Curved Archways, Beautiful New Hardwood Floors, Reno Kitchen, King Size Bedroom W/His & Her Closets & 2 Windows, Bathroom W/Window, , New Laundry Room, Outside Garden Area, Bike Storage, Storage, Live In Super, 1 Block To 75 Ave Subway, Walk To Lirr, Austin St. Ps 101 School., Additional information: Appearance:Excellent,Interior Features:Efficiency Kitchen,Lr/Dr

Key facts

• High ceilings
• Hardwood floors
• Built 1938

Tags

• HIGH CEILINGS
• HARDWOOD FLOORS
• WELL MAINTAINED BUILDING

Property features AI

Finance

• Other: Property located in Queens County
• HOA & community: Association: New Hampshire

Exterior

• Parking: On-street parking
• Utilities: Public sewer; Electricity connected; Natural gas connected
• Home design: Stock cooperative property
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Dishwasher; Gas range; Refrigerator
• Bedrooms: 3 rooms total (includes bedrooms and living spaces)
• Flooring: Hardwood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Steam heat
• Interior features: Galley-style kitchen; Original period details

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $329k.

Deal economics

• At list price, monthly cash flow is $-30 ($-359/yr) — negative.
• To cash-flow at today's rent, offer at most $325k (1.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $284k (13.7% below list).
• Recommended offer: $284k (13.7% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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 fast (+5.3%/yr); 612 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 32% of the median local income ($106k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 182 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 49% 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 $284,017 (13.7% 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. It's been on market 182 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.86% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.39%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.3% rent growth · sell at horizon

5-year hold

• IRR: -14.4%
• Equity multiple: 0.47×
• Total profit: $-48,451
• Equity at exit: $49,055

10-year hold

• IRR: -2.3%
• Equity multiple: 0.83×
• Total profit: $-15,549
• Equity at exit: $28,446

Cash invested: $92,120 (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 11375

• Rents YoY: 5.3%
• Active inventory: 612
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,840 high
• Mortgage (P&I): −$1,725
• Tax est. 1.5%: −$411 /mo · $4,935/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$596
• Net cashflow: $-30

Break-even live

Break-even rent $2,878

Max offer price $324,672

Occupancy floor 96%

Sensitivity live

Price	-10% $197	-5% $84	+0% $-30	+5% $-144	+10% $-257
Rent	-10% $-254	-5% $-142	+0% $-30	+5% $82	+10% $194
Rate	-1.0pp $136	-0.5pp $54	base $-30	+0.5pp $-115	+1.0pp $-202

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: $82,250
• Closing costs: $9,870
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11007 73rd Rd Forest Hills, NY	1.0	1.0	950	$1,800	$1.89	19d	1	0.07mi
11019 72nd Rd Unit 1B Forest Hills, NY	1.0	1.0	750	$3,200	$4.27	14d	1	0.13mi
10919 72nd Rd Unit 6F Forest Hills, NY	1.0	1.0	696	$3,485	$5.01	12d	1	0.14mi
10825 72nd Ave Forest Hills, NY	1.0–2.0	1.0	700	$3,500	$5.00	5d	2	0.20mi
108-25 72nd Ave Unit 6B Flushing, NY	2.0	1.0	800	$3,900	$4.88	0d	1	0.20mi
7540 Austin St Unit 4HR Forest Hills, NY	1.0	1.0	841	$2,600	$3.09	0d	1	0.23mi
150 Greenway Ter Forest Hills, NY	1.0–2.0	1.0	937	$3,825	$4.08	21d	2	0.31mi
150 Greenway Ter Forest Hills, NY	1.0–2.0	1.0	937	$3,825	$4.08	0d	2	0.31mi
10740 70th Rd Unit 7F Forest Hills, NY	1.0	1.0	750	$2,650	$3.53	25d	1	0.37mi
10620 70th Ave Unit 6B Forest Hills, NY	1.0	1.0	765	$3,600	$4.71	25d	1	0.43mi
6945 108th St Unit 3F Forest Hills, NY	2.0	1.0	900	$3,600	$4.00	7d	1	0.46mi
10460 Queens Blvd Forest Hills, NY	1.0–2.0	1.0	916	$3,350	$3.66	5d	2	0.61mi
9915 Ascan Ave Forest Hills, NY	2.0	1.0	600	$2,700	$4.50	25d	1	0.65mi
6771 Yellowstone Blvd Unit 2R Forest Hills, NY	1.0	1.0	700	$2,550	$3.64	25d	1	0.73mi
135-26 78th Ave Unit 2FL Flushing, NY	2.0	1.0	900	$2,800	$3.11	2d	1	0.76mi
10240 67th Dr Unit 1C Forest Hills, NY	1.0	1.5	780	$2,500	$3.21	25d	1	0.78mi
105-25 67th Rd Forest Hills, NY	1.0	1.0	750	$1,800	$2.40	19d	1	0.81mi
102-55 67th Rd Unit 2V Forest Hills, NY	1.0	1.0	633	$2,350	$3.71	20d	1	0.83mi
123-40 83rd Ave Unit 8B Queens, NY	1.0	1.0	800	$2,450	$3.06	25d	1	0.83mi
123-40 83rd Ave Unit 2107 Jamaica, NY	1.0	1.0	750	$2,573	$3.43	25d	1	0.84mi
102-45 67th Rd Forest Hills, NY	1.0	1.0	700	$2,350	$3.36	19d	1	0.84mi
11624 Grosvenor Ln Unit 11D Richmond Hill, NY	2.0	2.0	950	$3,200	$3.37	25d	1	0.85mi
10010 67th Rd Unit 6L Forest Hills, NY	1.0	1.0	845	$2,700	$3.20	22d	1	0.87mi
6739 Clyde St Ph -H Forest Hills, NY	2.0	2.0	1100	$4,100	$3.73	25d	1	0.87mi
6725 Dartmouth St Unit 3L Forest Hills, NY	2.0	1.0	800	$2,700	$3.38	25d	1	0.89mi
67-19 Austin St Unit 4C Flushing, NY	2.0	1.0	800	$3,500	$4.38	14d	1	0.90mi
10025 Queens Blvd Unit 3M Forest Hills, NY	2.0	1.0	925	$2,900	$3.14	25d	1	0.90mi
67-13 Austin St Unit 2A Flushing, NY	1.0	1.0	600	$2,595	$4.33	17d	1	0.91mi
10530 66th Ave Unit 3F Forest Hills, NY	1.0	1.0	800	$2,200	$2.75	25d	1	0.91mi
8340 Austin St Unit 7N Kew Gardens, NY	—	1.0	550	$2,000	$3.64	25d	1	0.91mi
11131 66th Ave Unit 3C Forest Hills, NY	1.0	1.0	600	$2,000	$3.33	5d	1	0.93mi
10533 66th Ave Unit 3F Forest Hills, NY	1.0	1.0	775	$2,200	$2.84	5d	1	0.94mi
6750 Thornton Pl Unit 2U Forest Hills, NY	—	1.0	550	$1,900	$3.45	8d	1	0.95mi
11105 66th Ave Unit 2B Forest Hills, NY	1.0	1.0	850	$2,600	$3.06	16d	1	0.96mi
83-60 118th St Unit 4F Kew Gardens, NY	2.0	1.0	800	$2,500	$3.12	25d	1	0.96mi
102-39 66th Ave Unit 1 Flushing, NY	2.0	1.0	981	$3,000	$3.06	2d	1	0.97mi
10523 65th Rd Forest Hills, NY	2.0	2.0	760	$3,200	$4.21	25d	1	1.00mi
8380 118th St Unit 2P Kew Gardens, NY	—	1.0	550	$1,900	$3.45	14d	1	1.01mi
8383 118th St Kew Gardens, NY	1.0–2.0	1.0–1.5	900	$2,600	$2.89	25d	2	1.01mi
83-83 118th St Unit 2E Kew Gardens, NY	2.0	1.5	1000	$3,200	$3.20	15d	1	1.01mi

HOA detail condo

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

Listing history 15 events

1. 2026-05-23
   status Pending
2. 2026-04-29
   historical
3. 2026-02-13
   price $329,000
4. 2026-02-13
   price $329,000
5. 2026-01-17
   price $334,000
6. 2026-01-17
   price $334,000
7. 2025-10-29
   price $339,000
8. 2025-10-29
   listed $329,000 Active
9. 2018-09-12
   soldstatus $312,000 Closed 582-char remark

   Show marketing remark (582 chars)

   New Price! Prime Location For This Sunny And Spacious 1 Bedroom In Charming, Pet Friendly, Pre-War Building Near Forest Hills Gardens. Offering A Large Living Rm/Dining Area With A Big Window, 9 Ft. Ceilings, Curved Archways, Beautiful New Hardwood Floors, Reno Kitchen, King Size Bedroom W/His & Her Closets & 2 Windows, Bathroom W/Window, , New Laundry Room, Outside Garden Area, Bike Storage, Storage, Live In Super, 1 Block To 75 Ave Subway, Walk To Lirr, Austin St. Ps 101 School., Additional information: Appearance:Excellent,Interior Features:Efficiency Kitchen,Lr/Dr

10. 2018-07-03
    status Under Contract 582-char remark

    Show marketing remark (582 chars)

    New Price! Prime Location For This Sunny And Spacious 1 Bedroom In Charming, Pet Friendly, Pre-War Building Near Forest Hills Gardens. Offering A Large Living Rm/Dining Area With A Big Window, 9 Ft. Ceilings, Curved Archways, Beautiful New Hardwood Floors, Reno Kitchen, King Size Bedroom W/His & Her Closets & 2 Windows, Bathroom W/Window, , New Laundry Room, Outside Garden Area, Bike Storage, Storage, Live In Super, 1 Block To 75 Ave Subway, Walk To Lirr, Austin St. Ps 101 School., Additional information: Appearance:Excellent,Interior Features:Efficiency Kitchen,Lr/Dr

11. 2018-05-31
    price $320,000 582-char remark

    Show marketing remark (582 chars)

    New Price! Prime Location For This Sunny And Spacious 1 Bedroom In Charming, Pet Friendly, Pre-War Building Near Forest Hills Gardens. Offering A Large Living Rm/Dining Area With A Big Window, 9 Ft. Ceilings, Curved Archways, Beautiful New Hardwood Floors, Reno Kitchen, King Size Bedroom W/His & Her Closets & 2 Windows, Bathroom W/Window, , New Laundry Room, Outside Garden Area, Bike Storage, Storage, Live In Super, 1 Block To 75 Ave Subway, Walk To Lirr, Austin St. Ps 101 School., Additional information: Appearance:Excellent,Interior Features:Efficiency Kitchen,Lr/Dr

12. 2018-04-26
    price $328,000 582-char remark

    Show marketing remark (582 chars)

    New Price! Prime Location For This Sunny And Spacious 1 Bedroom In Charming, Pet Friendly, Pre-War Building Near Forest Hills Gardens. Offering A Large Living Rm/Dining Area With A Big Window, 9 Ft. Ceilings, Curved Archways, Beautiful New Hardwood Floors, Reno Kitchen, King Size Bedroom W/His & Her Closets & 2 Windows, Bathroom W/Window, , New Laundry Room, Outside Garden Area, Bike Storage, Storage, Live In Super, 1 Block To 75 Ave Subway, Walk To Lirr, Austin St. Ps 101 School., Additional information: Appearance:Excellent,Interior Features:Efficiency Kitchen,Lr/Dr

13. 2018-04-14
    listed $335,000 New 582-char remark

    Show marketing remark (582 chars)

    New Price! Prime Location For This Sunny And Spacious 1 Bedroom In Charming, Pet Friendly, Pre-War Building Near Forest Hills Gardens. Offering A Large Living Rm/Dining Area With A Big Window, 9 Ft. Ceilings, Curved Archways, Beautiful New Hardwood Floors, Reno Kitchen, King Size Bedroom W/His & Her Closets & 2 Windows, Bathroom W/Window, , New Laundry Room, Outside Garden Area, Bike Storage, Storage, Live In Super, 1 Block To 75 Ave Subway, Walk To Lirr, Austin St. Ps 101 School., Additional information: Appearance:Excellent,Interior Features:Efficiency Kitchen,Lr/Dr

14. 2016-01-03
    historical
15. 2015-08-09
    listed $199,000

ⓘ 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 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 49% 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: $34,082
• − Mortgage interest: −$18,429
• − Property taxes: −$4,935
• − Insurance: −$1,645
• − Repairs & maintenance: −$2,727
• − Management: −$2,727
• − Depreciation: −$9,571
• Taxable loss: −$5,951
• Est. tax savings @ 24.0%: +$1,428
• After-tax cash flow: $1,069/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): 76,839
• Household income: $105,904
• Rent vs Own: 49.5% rent · 50.5% own
• Severe rent burden: 4101.0

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 0.67)
• Race & ethnicity: White 47% Asian 28% Hispanic / Latino 16% Two or more races 11% Black 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Dominican 1%
• Common ancestry: Scotch-Irish 8% Romanian 4% Italian 2%
• Foreign-born: 43% · China, Canada, Jamaica
• Languages at home: 46% English-only · Chinese 12% Spanish 12% Russian/Polish/Slavic 11%

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: ▼ -155.54%
• Current HPI: 224.4903
• Rent YoY: ▲ 5.30%
• 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

+65.3% since first listed

15 events — show timeline

• 2026-05-23 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-29 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-02-13 Price Changed $329,000 RLS at REBNY
• 2026-02-13 Price Changed $329,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-17 Price Changed $334,000 RLS at REBNY
• 2026-01-17 Price Changed $334,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-29 Price Changed $339,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-29 Listed $329,000 OneKey® MLS as Distributed by MLS Grid
• 2018-09-12 Sold (MLS) $312,000 OneKey® MLS as Distributed by MLS Grid
• 2018-07-03 Pending — OneKey® MLS as Distributed by MLS Grid
• 2018-05-31 Price Changed $320,000 OneKey® MLS as Distributed by MLS Grid
• 2018-04-26 Price Changed $328,000 OneKey® MLS as Distributed by MLS Grid
• 2018-04-14 Listed $335,000 OneKey® MLS as Distributed by MLS Grid
• 2016-01-03 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2015-08-09 Listed $199,000 OneKey® MLS as Distributed by MLS Grid