13909 34th Ave · New York, NY 11354

$2,990,000

56 bd · 56.0 ba · 5,002 sqft · MultiFamily public records · 124 Days on market

Built 2009 2,375 sqft lot ↓ 9% since listing

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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 +12.4/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• DSCR +3.7/10.0
• 1% rule +3.5/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 7 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

16-Year New Legal 7-Family brick building in very convenient neighborhood of downtown Flushing. R6 zone. Walk to public transportation hub in downtown Flushing (buses, LIRR, 7-train) and Northern Blvd and Union Street, with bustling shops, restaurants and supermarkets. 2 private parking spaces with private driveway. Front and rear balconies on 2nd, 3rd and 4th floors. High ceiling basement with common laundry facility. 8 gas and electrical meters. Tenant pays all utilities. Great Investments.

Key facts

• Private driveway
• 2,375 sq ft lot
• 2 parking spots

Tags

• PRIVATE PARKING SPACES
• PRIVATE DRIVEWAY
• FRONT AND REAR BALCONIES
• HIGH CEILING BASEMENT

Property features AI

Exterior

• Parking: Detached parking; Two parking spaces total
• Utilities: Public sewer; Electricity connected; Natural gas connected; Public water connected; Trash collection (public)
• Home design: Quadruplex
• Construction: Brick construction
• Exterior features: Brick exterior; Not waterfront

Interior

• Kitchen: Open kitchen
• Bedrooms: One 1-bedroom unit
• Bathrooms: Eight full bathrooms
• Heating & cooling: Baseboard heating; Wall/window AC units
• Interior features: First-floor bedroom; First-floor full bathroom; Open kitchen
• Laundry & utility: Common area laundry; Laundry in basement

What this means for you Summary

Snapshot

• This is a 7 × 8-bed/8.0-bath units multifamily listed at $2.99M.

Deal economics

• At list price, monthly cash flow is $-469 ($-6k/yr) — negative. Per door: $-67/mo.
• To cash-flow at today's rent, offer at most $2.91M (2.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $2.54M (15.0% below list).
• Recommended offer: $2.54M (15.0% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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.
• Zoned schools: Elm Tree Elementary School (math 27% / reading 52%, grade F, #1,444 of 2,108 statewide, top 71%, 806 students, 94% FRL); Is 227 Louis Armstrong (math 52% / reading 69%, grade B+, #153 of 729 statewide, top 21%, 1,528 students, 68% FRL); Midwood High School (math 94% / reading 96%, grade A+, #83 of 1,100 statewide, top 8%, 4,062 students, 73% FRL).
• Market conditions: Rents rising (+2.8%/yr); 661 active listings in the ZIP; 5,302 units permitted in Queens County in 2024 (4,918 in 5+ unit buildings).
• At $25,413/mo this rent would consume 462% of the median local household income ($66k/yr) (locally 4119% 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 $21k of loan paydown is wiped out by about $90k 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 124 days — a 12% lower offer ($2.63M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $2,541,300 (15.0% 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 124 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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: 0.85% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.67%
• DSCR: 0.97
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.78% rent growth · sell at horizon

5-year hold

• IRR: -17.6%
• Equity multiple: 0.38×
• Total profit: $-519,676
• Equity at exit: $445,819

10-year hold

• IRR: -10.1%
• Equity multiple: 0.39×
• Total profit: $-512,649
• Equity at exit: $258,521

Cash invested: $837,200 (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 11354

• Home prices YoY: -33.9%
• Rents YoY: 2.8%
• Active inventory: 661
• Price-to-rent: 68.6×

Monthly cashflow live

• Estimated rent: $25,413 medium
• Mortgage (P&I): −$15,680
• Tax from tax record: −$3,619 /mo · $43,434/yr
• Insurance: −$1,246
• HOA: −$0
• Vacancy / Maint / Mgmt: −$5,337
• Net cashflow: $-469

Break-even live

Break-even rent $26,007

Max offer price $2,907,165

Occupancy floor 97%

Sensitivity live

Price	-10% $1,224	-5% $377	+0% $-469	+5% $-1,315	+10% $-2,161
Rent	-10% $-2,477	-5% $-1,473	+0% $-469	+5% $535	+10% $1,539
Rate	-1.0pp $1,037	-0.5pp $292	base $-469	+0.5pp $-1,244	+1.0pp $-2,032

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

Units	Beds	Baths	Est. rent
▸ 7× units	8	8	$25,410
Total (7 units)			$25,413

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: $747,500
• Closing costs: $89,700
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-21
   days on market $2,990,000 Active 124 DOM
2. 2026-06-18
   days on market $2,990,000 Active 121 DOM
3. 2026-06-17
   days on market $2,990,000 Active 120 DOM
4. 2026-06-15
   days on market $2,990,000 Active 118 DOM
5. 2026-06-13
   days on market $2,990,000 Active 116 DOM
6. 2026-06-10
   days on market $2,990,000 Active 112 DOM
7. 2026-06-08
   days on market $2,990,000 Active 111 DOM
8. 2026-06-04
   days on market $2,990,000 Active 107 DOM
9. 2026-06-03
   days on market $2,990,000 Active 106 DOM
10. 2026-06-01
    days on market $2,990,000 Active 104 DOM
11. 2026-05-31
    days on market $2,990,000 Active 103 DOM
12. 2026-03-05
    price $2,990,000
13. 2026-02-17
    listed $3,280,000 Active

ⓘ 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: $43,434 · $3,619/mo
• Projected year-2 tax: $46,982 · $3,915/mo
• Expected delta: +$3,549/yr (+$296/mo · 8.2%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% 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 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: $304,956
• − Mortgage interest: −$167,486
• − Property taxes: −$43,434
• − Insurance: −$14,950
• − Repairs & maintenance: −$24,396
• − Management: −$24,396
• − Depreciation: −$86,982
• Taxable loss: −$56,689
• Est. tax savings @ 24.0%: +$13,605
• After-tax cash flow: $7,978/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): 53,028
• Household income: $66,010
• Rent vs Own: 57.6% rent · 42.4% own
• Severe rent burden: 4119.0

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: Majority Asian (64%)
• Race & ethnicity: Asian 64% White 15% Hispanic / Latino 14% Two or more races 6% Black 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Dominican 2%
• Common ancestry: Romanian 1% Italian 1%
• Foreign-born: 66% · China, Canada, South Korea
• Languages at home: 22% English-only · Chinese 43% Spanish 14% Korean 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: ▼ -131.64%
• Current HPI: 257.0828
• Rent YoY: ▲ 2.78%
• 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

-8.8% since first listed

2 events — show timeline

• 2026-03-05 Price Changed $2,990,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-17 Listed $3,280,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+34.2%/yr

Latest (2025): $43,434 · +33.1% YoY. Source: county tax records.