91-10 32 Ave Unit E102 · New York, NY 11369

$225,000

1 bd · 1.0 ba · 760 sqft · Condo · 187 Days on market

Built 1952 ↓ 4% since listing

---

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 +24.8/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this beautifully maintained one-bedroom apartment in the highly desirable Northridge I Cooperative. Perfectly positioned one floor above the lobby, this residence is exempt from the building’s carpeting requirements, allowing for sleek, easy-care flooring throughout. The apartment is in excellent condition and offers generous closet space, creating a comfortable and functional living environment. Northridge I is a well-run, elevator cooperative known for its exceptional upkeep and resident amenities. Enjoy expansive laundry facilities, a live-in superintendent, garage parking (subject to availability), private storage units, bike storage, and three landscaped communal

Key facts

• Easy care flooring
• Built 1952
• Listed 186 days

Tags

• ONE BEDROOM APARTMENT
• EASY CARE FLOORING
• GENEROUS CLOSET SPACE
• EXPANSIVE LAUNDRY FACILITIES
• LIVE IN SUPERINTENDENT
• PRIVATE STORAGE UNITS

Property features AI

Finance

• Other: Living area reported from public records
• HOA & community: Building amenities include elevator(s); Association fees billed monthly; Association covers exterior maintenance, sewer, snow removal and trash

Exterior

• Parking: No carport; Parking waitlist
• Utilities: Public sewer; Trash collection (public)
• Home design: Stock cooperative
• Construction: Brick construction; Full basement
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Oil water heater
• Bedrooms: Rooms total: 5 (includes bedrooms and living spaces)
• Bathrooms: One full bathroom
• Heating & cooling: Oil heating; Steam heating; No central cooling
• Interior features: Master bedroom on the main level; Six stories in the building; One-level unit; Entry at first level; No pets allowed
• Laundry & utility: Oil water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $225k.

Deal economics

• At list price, monthly cash flow is $475 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $198k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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: 111 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 5,302 units permitted in Queens County in 2024 (4,918 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 187 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 1952 — 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 $198,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 187 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.14% ✓
• Cap rate: 8.82%
• Cash-on-cash: 9.04%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -2.6%
• Equity multiple: 0.90×
• Total profit: $-6,189
• Equity at exit: $33,548

10-year hold

• IRR: 7.1%
• Equity multiple: 1.53×
• Total profit: $33,696
• Equity at exit: $19,454

Cash invested: $63,000 (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 11369

• Home prices YoY: -26.6%
• Active inventory: 111
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,569 high
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $475

Break-even live

Break-even rent $1,968

Max offer price $225,000

Occupancy floor 77%

Sensitivity live

Price	-10% $630	-5% $552	+0% $475	+5% $397	+10% $319
Rent	-10% $272	-5% $373	+0% $475	+5% $576	+10% $678
Rate	-1.0pp $588	-0.5pp $532	base $475	+0.5pp $416	+1.0pp $357

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
31-40 98th St Unit 2 Flushing, NY	1.0	1.0	800	$2,100	$2.62	8d	1	0.31mi
25-61 99th St Unit 2nd Fl Flushing, NY	2.0	1.0	780	$3,200	$4.10	25d	1	0.45mi
8910 35th Ave Unit E1L Jackson Heights, NY	2.0	1.0	850	$3,050	$3.59	25d	1	0.47mi
31-47 102nd St Unit 2 fl Flushing, NY	2.0	1.0	650	$2,600	$4.00	25d	1	0.54mi
2724 Gillmore St Unit 2 East Elmhurst, NY	1.0	1.0	576	$2,300	$3.99	25d	1	0.62mi
37-27 86th St Unit 6N Flushing, NY	—	1.0	650	$1,900	$2.92	25d	1	0.70mi
3260 106th St East Elmhurst, NY	1.0	1.0	600	$3,250	$5.42	0d	1	0.74mi
3716 83rd St Jackson Heights, NY	1.0	1.0	700	$1,800	$2.57	20d	1	0.76mi
40-24 Aske St Unit 1FL Flushing, NY	1.0	1.0	800	$2,800	$3.50	0d	1	0.77mi
3730 103rd St Corona, NY	1.0	1.0	540	$1,800	$3.33	20d	1	0.82mi
8360 Vietor Ave Unit 6P Elmhurst, NY	2.0	1.0	850	$2,650	$3.12	16d	1	1.08mi
10302 42nd Ave Unit 4D Corona, NY	2.0	1.5	761	$3,400	$4.47	20d	1	1.10mi

HOA detail condo

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

Listing history 21 events

1. 2026-06-21
   days on market $225,000 Active 187 DOM
2. 2026-06-18
   days on market $225,000 Active 184 DOM
3. 2026-06-17
   days on market $225,000 Active 183 DOM
4. 2026-06-15
   days on market $225,000 Active 181 DOM
5. 2026-06-13
   days on market $225,000 Active 179 DOM
6. 2026-06-10
   days on market $225,000 Active 175 DOM
7. 2026-06-08
   days on market $225,000 Active 174 DOM
8. 2026-06-04
   days on market $225,000 Active 170 DOM
9. 2026-06-03
   days on market $225,000 Active 169 DOM
10. 2026-06-01
    days on market $225,000 Active 167 DOM
11. 2026-05-31
    days on market $225,000 Active 166 DOM
12. 2025-12-16
    listed $225,000 Active
13. 2025-10-08
    status Pending
14. 2025-10-08
    historical
15. 2025-03-03
    price $225,000
16. 2025-01-07
    status Active
17. 2024-10-31
    status Pending
18. 2024-05-29
    status Active
19. 2024-05-08
    historical
20. 2023-10-19
    price $230,000
21. 2023-05-08
    listed $235,000 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 4/10 Moderate FEMA zone X (unshaded) · 13% 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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,829
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,466
• − Management: −$2,466
• − Depreciation: −$6,545
• Taxable income: $2,248
• Est. tax owed @ 24.0%: −$539
• After-tax cash flow: $5,157/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
• City population: 7,731,280
• Population (ZIP): 33,354

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: Hispanic / Latino 59% Black 17% Two or more races 14% Asian 14% White 7%
• Hispanic origin (detail): Mexican 11% Puerto Rican 4% Dominican 12%
• Common ancestry: Hispanic 1% Lithuanian 1% Estonian 1%
• Foreign-born: 53% · Canada, Jamaica, China
• Languages at home: 28% English-only · Spanish 56% Other Indo-European 6% Chinese 4%

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: ▼ -134.70%
• Current HPI: 371.5179
• Rent YoY: —
• Metro: —
• 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

-4.3% since first listed

10 events — show timeline

• 2025-12-16 Listed $225,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-08 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-10-08 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-03-03 Price Changed $225,000 OneKey® MLS as Distributed by MLS Grid
• 2025-01-07 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2024-10-31 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-05-29 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2024-05-08 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2023-10-19 Price Changed $230,000 OneKey® MLS as Distributed by MLS Grid
• 2023-05-08 Listed $235,000 OneKey® MLS as Distributed by MLS Grid