91-08 32 Ave Unit E107 · New York, NY 11369

$218,000

1 bd · 1.0 ba · 700 sqft · Condo · 26 Days on market

Built 1952 Fair condition ↓ 3% since listing

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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 +20.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Introducing a charming one-bedroom cooperative unit situated within a well-maintained building, offering a perfect opportunity for first-time buyers. This property boasts a comprehensive maintenance package that includes coverage for electricity, gas, heating, water, and property taxes, ensuring a hassle-free living experience. Located in a Convenient area, this coop is conveniently close to public transportation, various shops, reputable schools, and major highways, providing easy access to the surrounding region. Please note that this cooperative does not allow rentals; it is intended solely as a primary residence for the buyer. The kitchen and bathroom have been thoughtfully updated, enh

Key facts

• Reputable schools
• Various shops
• Cooperative unit

Tags

• COOPERATIVE UNIT
• MAINTENANCE PACKAGE
• PUBLIC TRANSPORTATION
• VARIOUS SHOPS
• REPUTABLE SCHOOLS
• MAJOR HIGHWAYS

Property features AI

Finance

• Other: Living area recorded from public records
• HOA & community: Association offers trash removal and elevators; Association fee includes electricity, gas, grounds care, hot water, sewer, trash, water and heat

Exterior

• Parking: Waitlist for parking; Parking fee required
• Utilities: Public sewer; Trash collection (public)
• Home design: Stock cooperative; One level entry; Unit on entry level; Building has 6 stories
• Construction: Brick construction; Full basement
• Exterior features: Brick exterior; Near public transit; Near schools; Near shops; Not waterfront

Interior

• Kitchen: Dishwasher; Microwave
• Bedrooms: Master bedroom on main level
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating (hot water); No central cooling
• Interior features: Entrance foyer; Master bedroom on main level; Elevator access (building amenity)
• Laundry & utility: Common area laundry; Oil water heater

🏢 Co-op / cooperative unit. The $218,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $218k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $290 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $218k).
• Recommended offer: $215k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: 112 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 26 days — a 2% lower offer ($215k) is reasonable based on typical stale-listing flexibility.
• 3 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 $214,730 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.04% ✓
• Cap rate: 7.89%
• Cash-on-cash: 5.69%
• DSCR: 1.25
• GRM: 8.0

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: -7.5%
• Equity multiple: 0.72×
• Total profit: $-16,850
• Equity at exit: $32,505

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $9,212
• Equity at exit: $18,849

Cash invested: $61,040 (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: 112
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,274 high
• Mortgage (P&I): −$1,143
• Tax est. 1.5%: −$272 /mo · $3,270/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $290

Break-even live

Break-even rent $1,907

Max offer price $218,000

Occupancy floor 82%

Sensitivity live

Price	-10% $440	-5% $365	+0% $290	+5% $214	+10% $139
Rent	-10% $110	-5% $200	+0% $290	+5% $379	+10% $469
Rate	-1.0pp $399	-0.5pp $345	base $290	+0.5pp $233	+1.0pp $176

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: $54,500
• Closing costs: $6,540
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10006 32nd Ave East Elmhurst, NY	1.0	1.0	500	$2,500	$5.00	13d	1	0.45mi
31-47 102nd St Unit 2 fl Flushing, NY	2.0	1.0	650	$2,600	$4.00	26d	1	0.55mi
37-27 86th St Unit 6N Flushing, NY	—	1.0	650	$1,900	$2.92	26d	1	0.63mi
2724 Gillmore St Unit 2 East Elmhurst, NY	1.0	1.0	576	$2,300	$3.99	26d	1	0.66mi
3716 83rd St Jackson Heights, NY	1.0	1.0	700	$1,800	$2.57	21d	1	0.70mi
3260 106th St East Elmhurst, NY	1.0	1.0	600	$3,250	$5.42	1d	1	0.73mi
3730 103rd St Corona, NY	1.0	1.0	540	$1,800	$3.33	21d	1	0.78mi
40-38 82nd St Apt 3C Elmhurst, NY	—	1.0	350	$1,600	$4.57	26d	1	0.87mi

HOA detail condo

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

Listing history 22 events

1. 2026-06-21
   days on market $218,000 Active 26 DOM
2. 2026-06-18
   days on market $218,000 Active 23 DOM
3. 2026-06-17
   days on market $218,000 Active 22 DOM
4. 2026-06-16
   days on market $218,000 Active 21 DOM
5. 2026-06-15
   days on market $218,000 Active 20 DOM
6. 2026-06-13
   days on market $218,000 Active 18 DOM
7. 2026-06-10
   days on market $218,000 Active 14 DOM
8. 2026-06-08
   days on market $218,000 Active 13 DOM
9. 2026-06-08
   days on market $218,000 Active 12 DOM
10. 2026-06-04
    days on market $218,000 Active 9 DOM
11. 2026-06-03
    days on market $218,000 Active 8 DOM
12. 2026-06-02
    days on market $218,000 Active 7 DOM
13. 2026-06-01
    days on market $218,000 Active 6 DOM
14. 2026-05-31
    days on market $218,000 Active 5 DOM
15. 2026-05-26
    listed $218,000 Active
16. 2025-11-17
    status Pending
17. 2025-11-17
    historical
18. 2024-09-20
    price $209,000
19. 2024-05-13
    price $219,000
20. 2023-10-03
    status Active
21. 2023-08-09
    status Pending
22. 2023-07-12
    listed $225,000 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: $27,282
• − Mortgage interest: −$12,211
• − Property taxes: −$3,270
• − Insurance: −$1,090
• − Repairs & maintenance: −$2,183
• − Management: −$2,183
• − Depreciation: −$6,342
• Taxable income: $4
• Est. tax owed @ 24.0%: −$1
• After-tax cash flow: $3,474/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.

Condition & rehab AI · 3 photos

Fair 45/100 Cosmetic rehab

A charming one-bedroom condo with updated bathrooms and kitchens, but needs minor exterior and roof maintenance to enhance its resale value.

Repairs flagged

• Minor Exterior paint — Slight discoloration
• Minor Roof inspection — Aged appearance

Value-add opportunities

• Resale Paint exterior — Fresh paint enhances curb appeal
• Resale Roof inspection and repair — Aging roof may need repair

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior paint · Slight discoloration	Minor	$500–3,000
Roof inspection · Aged appearance	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale Paint exterior — Fresh paint enhances curb appeal ↑
• Resale Roof inspection and repair — Aging roof may need repair ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-3.1% since first listed

8 events — show timeline

• 2026-05-26 Listed $218,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-17 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-11-17 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-09-20 Price Changed $209,000 OneKey® MLS as Distributed by MLS Grid
• 2024-05-13 Price Changed $219,000 OneKey® MLS as Distributed by MLS Grid
• 2023-10-03 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2023-08-09 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-07-12 Listed $225,000 OneKey® MLS as Distributed by MLS Grid