4334 Union St Unit 5H · New York, NY 11355

$288,000

1 bd · 1.0 ba · 700 sqft · Condo · 155 Days on market

Built 1954

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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).

• ARV discount +7.5/15.0
• Appreciation +5.5/10.0
• Cash flow +5.2/30.0
• Schools +5.0/10.0
• 1% rule +4.0/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0

Listing remarks

Back on the market ! Welcome to this charming apartment located at 43-34 Union Street, #5H, Flushing, New York, 11355, a haven of comfort and convenience. Imagine yourself in a spacious living room, perfect for relaxing or entertaining. The layout includes a comfortable bedroom, a full bathroom, a practical eat-in-kitchen and generous dining space. There is a lovely courtyard in the development to meet up with friends right near the building. Kissena Co-op is a well maintained complex, with a new elevator, complete with a laundry room for your convenience and a live-in super, ensuring peace of mind. You'll be nestled in the heart of Flushing with access to public transportation, the #7 subw

Key facts

• New elevator
• Laundry room
• Dining options

Tags

• COURTYARD
• NEW ELEVATOR
• LAUNDRY ROOM
• LIVE-IN SUPER
• PUBLIC TRANSPORTATION
• DINING OPTIONS

Property features AI

Finance

• HOA & community: Association: First Service Residential; Association amenities include live-in superintendent, maintenance, and grounds maintenance; Monthly association fee; Association fee covers common area maintenance, electricity, exterior maintenance, gas, grounds care, heat, and hot water

Exterior

• Parking: No carport; Parking waitlist
• Utilities: Public sewer; Electricity connected; Natural gas connected; Trash collection (public); Water connected
• Home design: Stock cooperative; Fixer condition; 6 stories total
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Cooktop; Refrigerator
• Bedrooms: 3 rooms total
• Flooring: Combination flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Steam heating; No central cooling
• Interior features: First floor bedroom; 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 $288k.

Deal economics

• At list price, monthly cash flow is $-649 ($-8k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $259k (10.2% below list).
• Recommended offer: $253k (12.0% below list) — sets the bar for market timing.
• Cap rate 3.6% 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.
• Zoned schools: Ps 24 Andrew Jackson (math 81% / reading 66%, grade A, #371 of 2,108 statewide, top 18%, 1,111 students, 74% 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 (+3.9%/yr); 407 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 5,302 units permitted in Queens County in 2024 (4,918 in 5+ unit buildings).
• At $2,586/mo this rent would consume 56% of the median local household income ($55k/yr) (locally 6765% 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 $5k of equity ($2k loan paydown + $3k appreciation (1.1% local appreciation)).
• Queens County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($253k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: HOA is 27% of rent; built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $253,440 (12.0% 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 155 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
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. 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?
11. 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.
12. 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.
13. 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: 0.90% ✗
• Cap rate: 3.59%
• Cash-on-cash: -9.66%
• DSCR: 0.57
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.09% appreciation · 3.93% rent growth · sell at horizon

5-year hold

• IRR: -7.7%
• Equity multiple: 0.61×
• Total profit: $-31,798
• Equity at exit: $99,653

10-year hold

• IRR: -1.3%
• Equity multiple: 0.84×
• Total profit: $-13,178
• Equity at exit: $133,468

Cash invested: $80,640 (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 11355

• Home prices YoY: 0.4%
• Rents YoY: 3.9%
• Active inventory: 407
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,586 high
• Mortgage (P&I): −$1,510
• Tax est. 1.5%: −$360 /mo · $4,320/yr
• Insurance: −$120
• HOA est. from 1 same-building comp: −$702
• Vacancy / Maint / Mgmt: −$543
• Net cashflow: $-649

Break-even live

Break-even rent $3,408

Max offer price $194,052

Occupancy floor —

Sensitivity live

Price	-10% $-450	-5% $-550	+0% $-649	+5% $-749	+10% $-848
Rent	-10% $-854	-5% $-751	+0% $-649	+5% $-547	+10% $-445
Rate	-1.0pp $-504	-0.5pp $-576	base $-649	+0.5pp $-724	+1.0pp $-800

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: $72,000
• Closing costs: $8,640
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14065 Beech Ave Unit 6J Flushing, NY	—	1.0	366	$2,000	$5.46	7d	1	0.12mi
14427 Sanford Ave Unit 7G Flushing, NY	2.0	1.0	655	$3,500	$5.34	26d	1	0.38mi
13434 Franklin Ave Unit 4E Flushing, NY	1.0	1.0	477	$2,800	$5.87	2d	1	0.40mi
13680 41st Ave Unit 7D Flushing, NY	—	1.0	428	$2,650	$6.19	6d	1	0.46mi
13239 Pople Ave Unit 6D Flushing, NY	1.0	1.0	750	$2,500	$3.33	6d	1	0.54mi
133-08 41st Rd Flushing, NY	2.0	1.0	700	$2,300	$3.29	26d	1	0.55mi
13226 Avery Ave Unit 8A Flushing, NY	2.0	2.0	725	$2,800	$3.86	5d	1	0.56mi
132-30 Sanford Ave Unit 4Af Queens, NY	1.0	1.0	470	$2,300	$4.89	26d	1	0.58mi
13208 Pople Ave Unit 4A Flushing, NY	1.0	1.0	650	$2,500	$3.85	26d	1	0.59mi
149-08 41st Ave Unit 3rd Floor Flushing, NY	1.0	1.0	675	$1,850	$2.74	20d	1	0.62mi
13203 Sanford Ave Unit 7E Flushing, NY	2.0	2.0	702	$2,800	$3.99	26d	1	0.63mi
14424 37th Ave Unit 5B Flushing, NY	2.0	1.0	560	$2,800	$5.00	26d	1	0.66mi
3916 Prince St Flushing, NY	1.0	1.0	530	$2,900	$5.47	16d	2	0.67mi
4105 College Point Blvd Unit 5I Flushing, NY	2.0	2.0	600	$2,600	$4.33	5d	1	0.67mi
13675 37th Ave Unit 3H Flushing, NY	1.0	1.0	750	$3,500	$4.67	0d	1	0.69mi
13812 Northern Blvd Unit 7F Flushing, NY	1.0	1.0	600	$2,500	$4.17	13d	1	0.76mi
13327 39th Ave Unit 3N Flushing, NY	1.0	1.0	720	$3,600	$5.00	26d	1	0.77mi
13336 37th Ave Unit 3K Flushing, NY	—	1.0	500	$3,200	$6.40	26d	1	0.79mi
3532 Leavitt St Unit 11I Flushing, NY	—	1.0	422	$2,900	$6.87	6d	1	0.82mi
13105 40th Rd Flushing, NY	1.0	1.0	626	$3,350	$5.35	20d	3	0.83mi
13105 40th Rd Flushing, NY	2.0	1.0–2.0	762	$3,675	$4.82	4d	3	0.83mi
149-35 Northern Blvd Unit 4Z Flushing, NY	—	1.0	500	$1,800	$3.60	20d	1	0.83mi
145-18 34th Ave Unit 8A Flushing, NY	1.0	2.0	700	$2,400	$3.43	3d	1	0.90mi
140-16 34th Ave Unit 412 Flushing, NY	—	1.0	600	$2,250	$3.75	7d	1	0.90mi
140-16 34th Ave Unit 308 Flushing, NY	—	1.0	600	$2,250	$3.75	26d	1	0.90mi
14943 35th Ave Flushing, NY	1.0	1.0	775	$2,450	$3.16	4d	2	0.91mi
14943 35th Ave Flushing, NY	1.0	1.0	750	$2,400	$3.20	3d	1	0.92mi
13416 35th Ave Unit 7E Flushing, NY	2.0	2.0	681	$3,300	$4.85	26d	1	0.92mi
4531 163rd St Unit 1 Flushing, NY	1.0	1.0	600	$2,250	$3.75	9d	1	0.93mi
3371 Prince St Unit 8F Flushing, NY	2.0	2.0	716	$4,050	$5.66	16d	1	0.98mi
3371 Prince St Unit 13L Flushing, NY	1.0	1.0	452	$2,800	$6.19	26d	1	0.98mi
3371 Prince St Unit 8J Flushing, NY	2.0	2.0	741	$4,075	$5.50	16d	1	0.98mi
3132 Union St Unit 4G Flushing, NY	1.0	1.0	650	$2,400	$3.69	9d	1	1.09mi
3132 Union St Flushing, NY	1.0	1.0	625	$2,400	$3.84	20d	1	1.12mi
3620 168th St Flushing, NY	1.0	1.0	700	$2,350	$3.36	8d	2	1.35mi
168-10 Crocheron Ave Unit 1A Flushing, NY	1.0	1.0	750	$2,250	$3.00	20d	1	1.36mi

HOA detail condo

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

Listing history 14 events

1. 2026-06-21
   days on market $288,000 Active 155 DOM
2. 2026-06-18
   days on market $288,000 Active 152 DOM
3. 2026-06-17
   days on market $288,000 Active 151 DOM
4. 2026-06-15
   days on market $288,000 Active 149 DOM
5. 2026-06-13
   days on market $288,000 Active 147 DOM
6. 2026-06-10
   days on market $288,000 Active 143 DOM
7. 2026-06-08
   days on market $288,000 Active 142 DOM
8. 2026-06-04
   days on market $288,000 Active 138 DOM
9. 2026-06-03
   days on market $288,000 Active 137 DOM
10. 2026-06-01
    days on market $288,000 Active 135 DOM
11. 2026-05-31
    days on market $288,000 Active 134 DOM
12. 2026-04-11
    status Active
13. 2026-01-27
    status Pending
14. 2025-10-31
    listed $288,000 Active

ⓘ 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 · 14 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: $31,034
• − Mortgage interest: −$16,132
• − Property taxes: −$4,320
• − Insurance: −$1,440
• − Repairs & maintenance: −$2,483
• − Management: −$2,483
• − HOA: −$8,424
• − Depreciation: −$8,378
• Taxable loss: −$12,626
• Est. tax savings @ 24.0%: +$3,030
• After-tax cash flow: $-4,761/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): 80,801
• Household income: $55,326
• Rent vs Own: 66.6% rent · 33.4% own
• Severe rent burden: 6765.0

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: Predominantly Asian (75%)
• Race & ethnicity: Asian 75% Hispanic / Latino 14% White 7% Two or more races 4% Black 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Dominican 2%
• Common ancestry: Scotch-Irish 1%
• Foreign-born: 72% · China, Canada, South Korea
• Languages at home: 16% English-only · Chinese 58% Spanish 12% Other Indo-European 6%

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: ▲ 1.09%
• Current HPI: 253.1482
• Rent YoY: ▲ 3.93%
• 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

3 events — show timeline

• 2026-04-11 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-01-27 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-10-31 Listed $288,000 OneKey® MLS as Distributed by MLS Grid