74-45 Yellowstone Blvd Unit 5G · New York, NY 11374

$399,999

2 bd · 1.5 ba · 1,200 sqft · Condo · 37 Days on market

Built 1955

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Why this score? — see what drove the F 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
• Schools +5.0/10.0
• 1% rule +3.9/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Cash flow +1.1/30.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover the perfect blend of comfort and convenience at 74-45 Yellowstone Boulevard, Unit #5G. This sun-drenched 2-bedroom, 1.5-bathroom residence is situated in a premier Rego Park elevator building, offering a generous layout and incredible potential to create your dream home. An oversized living and dining area featuring classic hardwood floors and large windows that invite natural light. A large eat-in kitchen equipped with a breakfast bar, ample cabinetry, and essential appliances, including a dishwasher and microwave. Two well-proportioned bedrooms with excellent closet space. Features 1.5 baths, including a primary half-bath for added privacy and convenience. Monthly maintenance inc

Key facts

• Ample cabinetry
• Eat-in kitchen
• Essential appliances

Tags

• ELEVATOR BUILDING
• EAT-IN KITCHEN
• BREAKFAST BAR
• AMPLE CABINETRY
• ESSENTIAL APPLIANCES
• EXCELLENT CLOSET SPACE

Property features AI

Finance

• HOA & community: Association fees include air conditioning, electricity, heat, snow removal and trash

Exterior

• Parking: On-street parking; Includes garage
• Utilities: Public sewer; Utilities details: see remarks
• Home design: Stock cooperative; Entry on level 5; Actual property condition
• Construction: Brick construction; Brick/mortar foundation
• Exterior features: Private property; Near public transit; Near schools; Near shops

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: Includes first-floor bedroom
• Flooring: Hardwood floors
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Hot water heating; Natural gas heating; Wall/window air conditioning units
• Interior features: First-floor bedroom; First-floor full bath; Eat-in kitchen; Open kitchen; Elevator access; Private entrance
• Laundry & utility: Washer; Dryer; Laundry located in common area and in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $400k.

Deal economics

• At list price, monthly cash flow is $-2k ($-21k/yr) — negative.
• To cash-flow at today's rent, offer at most $395k (1.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $354k (11.4% below list).
• Recommended offer: $354k (11.4% below list) — sets the bar for 1% rule.
• Cap rate 1.4% vs local median 2.6% in New York — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 (+1.7%/yr); 346 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).
• At $3,543/mo this rent would consume 47% of the median local household income ($91k/yr) (locally 3149% 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 $3k of loan paydown is wiped out by about $12k 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 37 days — a 3% lower offer ($388k) is reasonable based on typical stale-listing flexibility.
• 5 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: flood insurance adds $66/mo; HOA is 47% of rent; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; major wind risk, 52% chance of damaging wind over 30y; extreme-heat days projected 7→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $354,298 (11.4% 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 37 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
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: 0.89% ✗
• Cap rate: 1.36%
• Cash-on-cash: -17.61%
• DSCR: 0.22
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.74% rent growth · sell at horizon

5-year hold

• IRR: -55.6%
• Equity multiple: -0.58×
• Total profit: $-177,026
• Equity at exit: $59,641

10-year hold

• IRR: —
• Equity multiple: -1.75×
• Total profit: $-307,551
• Equity at exit: $34,585

Cash invested: $112,000 (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 11374

• Rents YoY: 1.7%
• Active inventory: 346
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $3,543 high
• Mortgage (P&I): −$2,098
• Tax est. 1.5%: −$500 /mo · $6,000/yr
• Insurance: −$167
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA est. from 1 same-building comp: −$1,678
• Vacancy / Maint / Mgmt: −$744
• Net cashflow: $-1,710

Break-even live

Break-even rent $5,707

Max offer price $152,587

Occupancy floor —

Sensitivity live

Price	-10% $-1,433	-5% $-1,572	+0% $-1,710	+5% $-1,848	+10% $-1,986
Rent	-10% $-1,990	-5% $-1,850	+0% $-1,710	+5% $-1,570	+10% $-1,430
Rate	-1.0pp $-1,508	-0.5pp $-1,608	base $-1,710	+0.5pp $-1,813	+1.0pp $-1,919

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
67-12 Juno St Unit Duplex Flushing, NY	3.0	2.0	1400	$4,500	$3.21	25d	1	0.13mi
67-49 Juno St Unit 1 Flushing, NY	3.0	2.0	1400	$4,500	$3.21	6d	1	0.17mi
65-68 Ellwell Cres Unit 2 Flushing, NY	3.0	1.0	900	$3,800	$4.22	25d	1	0.35mi
6725 Dartmouth St Unit 3L Forest Hills, NY	2.0	1.0	800	$2,700	$3.38	25d	1	0.46mi
6739 Clyde St Ph -H Forest Hills, NY	2.0	2.0	1100	$4,100	$3.73	25d	1	0.51mi
68-36 Burns St Unit B4 Flushing, NY	2.0	1.0	1250	$3,800	$3.04	25d	1	0.55mi
6615 Thornton Pl Rego Park, NY	1.0	1.0	700	$2,672	$3.82	6d	3	0.57mi
66-01 Burns St Apt 3v Rego Park, NY	1.0	1.0	820	$2,300	$2.80	21d	1	0.63mi
63127 Fitchett St Rego Park, NY	1.0	1.0	900	$2,800	$3.11	3d	1	0.64mi
631-27 Fitchett St Unit 1 Flushing, NY	2.0	1.0	1100	$3,800	$3.45	0d	1	0.64mi
67-19 Austin St Unit 4C Flushing, NY	2.0	1.0	800	$3,500	$4.38	15d	1	0.64mi
6620 Wetherole St Rego Park, NY	1.0–2.0	1.0–2.0	700	$3,300	$4.71	25d	2	0.71mi
10460 Queens Blvd Forest Hills, NY	1.0–2.0	1.0	916	$4,695	$5.12	6d	2	0.72mi
10620 70th Ave Unit 6B Forest Hills, NY	1.0	1.0	765	$3,600	$4.71	25d	1	0.75mi
150 Greenway Ter Forest Hills, NY	1.0–2.0	1.0	937	$4,300	$4.59	22d	2	0.76mi
150 Greenway Ter Forest Hills, NY	1.0–2.0	1.0	937	$4,300	$4.59	0d	2	0.76mi
10010 67th Rd Unit 6L Forest Hills, NY	1.0	1.0	845	$2,700	$3.20	23d	1	0.77mi
88-39 82nd Ave Unit 1 Flushing, NY	3.0	1.0	1150	$3,850	$3.35	25d	1	0.78mi
10740 70th Rd Unit 7F Forest Hills, NY	1.0	1.0	750	$2,650	$3.53	25d	1	0.82mi
9876 Queens Blvd Unit 3A Rego Park, NY	1.0	1.0	820	$2,900	$3.54	25d	1	0.85mi
78-68 84th St Unit 2 Flushing, NY	2.0	1.0	800	$3,500	$4.38	25d	1	0.86mi
108-25 72nd Ave Unit 6B Flushing, NY	2.0	1.0	800	$3,900	$4.88	0d	1	0.89mi
10025 Queens Blvd Unit 3M Forest Hills, NY	2.0	1.0	925	$2,900	$3.14	25d	1	0.89mi
97-12 65th Rd Apt 5D Rego Park, NY	1.0	1.0	800	$3,395	$4.24	6d	1	0.89mi
97-12 65th Rd Apt 23D Rego Park, NY	2.0	2.0	1400	$6,750	$4.82	0d	1	0.89mi
10825 72nd Ave Forest Hills, NY	1.0–2.0	1.0	700	$3,900	$5.57	6d	2	0.89mi
98-81 Queens Blvd Unit 15E Rego Park, NY	1.0	1.0	700	$3,335	$4.76	6d	1	0.90mi
98-81 Queens Blvd Unit 14K Rego Park, NY	2.0	2.0	950	$4,490	$4.73	14d	1	0.90mi
10240 67th Dr Unit 1C Forest Hills, NY	1.0	1.5	780	$2,500	$3.21	25d	1	0.91mi
6945 108th St Unit 3F Forest Hills, NY	2.0	1.0	900	$3,600	$4.00	7d	1	0.93mi
102-45 67th Rd Forest Hills, NY	1.0	1.0	700	$2,350	$3.36	20d	1	0.95mi
6771 Yellowstone Blvd Unit 2R Forest Hills, NY	1.0	1.0	700	$2,550	$3.64	25d	1	0.96mi
11007 73rd Rd Forest Hills, NY	1.0	1.0	950	$1,800	$1.89	20d	1	0.98mi
10210 66th Rd Unit 17B Forest Hills, NY	2.0	1.0	1175	$3,350	$2.85	5d	1	0.99mi
6347 Booth St Unit 3C Rego Park, NY	1.0	1.0	700	$3,400	$4.86	25d	1	1.01mi
11019 72nd Rd Unit 1B Forest Hills, NY	1.0	1.0	750	$3,200	$4.27	15d	1	1.02mi
65-08 77th St Unit 2 Flushing, NY	3.0	1.0	900	$3,200	$3.56	23d	1	1.03mi
9825 64th Rd Unit 8F Rego Park, NY	2.0	1.0	850	$2,400	$2.82	2d	1	1.04mi
9725 64th Ave Rego Park, NY	1.0	1.0	760	$1,800	$2.37	20d	1	1.05mi
105-25 67th Rd Forest Hills, NY	1.0	1.0	750	$1,800	$2.40	20d	1	1.05mi

HOA detail condo

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

Listing history 30 events

1. 2026-06-21
   days on market $399,999 Active 37 DOM
2. 2026-06-18
   days on market $399,999 Active 34 DOM
3. 2026-06-17
   days on market $399,999 Active 33 DOM
4. 2026-06-16
   days on market $399,999 Active 32 DOM
5. 2026-06-15
   days on market $399,999 Active 31 DOM
6. 2026-06-13
   days on market $399,999 Active 29 DOM
7. 2026-06-10
   days on market $399,999 Active 25 DOM
8. 2026-06-08
   days on market $399,999 Active 24 DOM
9. 2026-06-08
   days on market $399,999 Active 23 DOM
10. 2026-06-04
    days on market $399,999 Active 20 DOM
11. 2026-06-03
    days on market $399,999 Active 19 DOM
12. 2026-06-02
    days on market $399,999 Active 18 DOM
13. 2026-06-01
    days on market $399,999 Active 17 DOM
14. 2026-05-31
    days on market $399,999 Active 16 DOM
15. 2026-05-15
    listed $399,999 Active
16. 2026-05-14
    historical
17. 2026-04-22
    price $430,000
18. 2026-04-17
    listed $448,888 Active
19. 2026-03-17
    historical
20. 2026-02-26
    price $450,000
21. 2026-02-26
    price $455,000
22. 2025-10-13
    price $469,000
23. 2025-09-24
    listed $479,000 Active
24. 2025-09-17
    historical
25. 2025-09-10
    historical
26. 2025-07-15
    price $479,000
27. 2025-05-07
    listed $499,000 Active
28. 2016-05-18
    historical
29. 2016-02-15
    price $374,000
30. 2015-12-14
    listed $379,000 New

ⓘ 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 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 13 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 52% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,516
• − Mortgage interest: −$22,406
• − Property taxes: −$6,000
• − Insurance: −$2,797
• − Repairs & maintenance: −$3,401
• − Management: −$3,401
• − HOA: −$20,136
• − Depreciation: −$11,636
• Taxable loss: −$27,263
• Est. tax savings @ 24.0%: +$6,543
• After-tax cash flow: $-13,975/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): 46,989
• Household income: $90,631
• Rent vs Own: 58.2% rent · 41.8% own
• Severe rent burden: 3149.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: White 38% Asian 29% Hispanic / Latino 22% Two or more races 13% Black 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Dominican 3%
• Common ancestry: Scotch-Irish 6% Romanian 2% Subsaharan African 1%
• Foreign-born: 54% · Canada, China, Jamaica
• Languages at home: 28% English-only · Spanish 18% Russian/Polish/Slavic 15% Chinese 13%

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: ▼ -163.20%
• Current HPI: 207.1869
• Rent YoY: ▲ 1.74%
• 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

+5.5% since first listed

16 events — show timeline

• 2026-05-15 Listed $399,999 OneKey® MLS as Distributed by MLS Grid
• 2026-05-14 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-04-22 Price Changed $430,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-17 Listed $448,888 OneKey® MLS as Distributed by MLS Grid
• 2026-03-17 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-02-26 Price Changed $450,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-26 Price Changed $455,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-13 Price Changed $469,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-24 Listed $479,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-17 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 2025-09-10 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-07-15 Price Changed $479,000 OneKey® MLS as Distributed by MLS Grid
• 2025-05-07 Listed $499,000 OneKey® MLS as Distributed by MLS Grid
• 2016-05-18 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2016-02-15 Price Changed $374,000 OneKey® MLS as Distributed by MLS Grid
• 2015-12-14 Listed $379,000 OneKey® MLS as Distributed by MLS Grid