31-90 140th St Unit 1L · New York, NY 11354

$280,000

1 bd · 1.0 ba · 750 sqft · Condo · 43 Days on market

Built 1960

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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 +17.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• Schools +5.0/10.0
• 1% rule +4.8/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Occupied, No Subletting Spacious Bright 1 Bedroom 1 Bathroom Coop Unit on 2nd Floor. This Apartment Features Spacious Living Room, Formal Kitchen, Dining Area, parquet Flooring, Lots of Closets. Maintenance Includes All Utilities. Laundry Room is Available. Building Features Indoor / Outdoor Parking. Close to Transportation, City Buses. Easy Access to Highways, Short Distance to Shopping Center, Library, Post-Office, School, Supermarkets, Etc. Sale May Be Subject to Term & Conditions of an Offering Plan. All Information Deemed Accurate, However Should Be Independently Verified., Additional information: Appearance:Good,Interior Features:Lr/Dr

Key facts

• Wood flooring
• Formal kitchen
• Dining area

Tags

• FULLY RENOVATED KITCHEN
• UPDATED BATHROOM
• SPACIOUS LIVING ROOM
• FORMAL KITCHEN
• DINING AREA
• WOOD FLOORING

Property features AI

Finance

• HOA & community: Monthly association fee; Association fee covers common area maintenance and sewer

Exterior

• Parking: Assigned parking; Common parking; Garage access; Parking lot; 1 parking space
• Utilities: Public sewer; Electricity available; Natural gas available; Water available
• Home design: Stock cooperative; First floor entry
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Other appliances
• Bedrooms: 3 total rooms (includes bedrooms and living areas); Entry level: First floor
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Other heating; Wall/window air conditioning units
• Interior features: Other interior features; Unfinished basement; Basement present
• Laundry & utility: Washer/dryer details not specified

🏢 Co-op / cooperative unit. The $280,000 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 $280k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $273k (2.5% below list).
• Recommended offer: $272k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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: Rents rising (+2.8%/yr); 656 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $2,730/mo this rent would consume 50% 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 $2k of loan paydown is wiped out by about $8k 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 43 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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.
• Current owner paid $180k; list at $280k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $271,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. 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?
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: 0.98% ✗
• Cap rate: 7.24%
• Cash-on-cash: 3.39%
• DSCR: 1.15
• GRM: 8.5

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: -11.2%
• Equity multiple: 0.59×
• Total profit: $-31,814
• Equity at exit: $41,749

10-year hold

• IRR: -2.2%
• Equity multiple: 0.85×
• Total profit: $-11,817
• Equity at exit: $24,209

Cash invested: $78,400 (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: 656
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,730 high
• Mortgage (P&I): −$1,468
• Tax est. 1.5%: −$350 /mo · $4,200/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$573
• Net cashflow: $222

Break-even live

Break-even rent $2,449

Max offer price $280,000

Occupancy floor 87%

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3132 Union St Unit 4G Flushing, NY	1.0	1.0	650	$2,400	$3.69	7d	1	0.11mi
3132 Union St Flushing, NY	1.0	1.0	625	$2,400	$3.84	18d	1	0.13mi
139-31 34th Ave Unit 3rd fl Flushing, NY	2.0	1.0	900	$2,500	$2.78	24d	1	0.14mi
140-16 34th Ave Apt 1003 Flushing, NY	2.0	2.0	1100	$3,300	$3.00	24d	1	0.21mi
14016 34th Ave Unit 1210 Flushing, NY	2.0	1.0	900	$3,000	$3.33	6d	1	0.21mi
140-16 34th Ave Unit 412 Flushing, NY	—	1.0	600	$2,250	$3.75	6d	1	0.22mi
140-16 34th Ave Unit 308 Flushing, NY	—	1.0	600	$2,250	$3.75	24d	1	0.22mi
140-16 34th Ave Unit 1113 Flushing, NY	2.0	1.0	900	$3,000	$3.33	24d	1	0.22mi
13702 Northern Blvd Flushing, NY	1.0–2.0	1.0	850	$2,600	$3.06	7d	2	0.34mi
141-25 Northern Blvd Unit A14 Flushing, NY	1.0	1.0	880	$2,350	$2.67	10d	1	0.36mi
3371 Prince St Unit 7C Flushing, NY	2.0	2.0	773	$4,025	$5.21	15d	1	0.36mi
3371 Prince St Unit 6K Flushing, NY	2.0	2.0	768	$4,000	$5.21	15d	1	0.36mi
3371 Prince St Unit 8J Flushing, NY	2.0	2.0	741	$4,075	$5.50	15d	1	0.36mi
3371 Prince St Unit 8F Flushing, NY	2.0	2.0	716	$4,050	$5.66	15d	1	0.36mi
2621 Union St Flushing, NY	1.0	1.0	800	$1,800	$2.25	18d	1	0.36mi
13812 Northern Blvd Unit 7F Flushing, NY	1.0	1.0	600	$2,500	$4.17	11d	1	0.36mi
145-18 34th Ave Unit 8A Flushing, NY	1.0	2.0	700	$2,400	$3.43	1d	1	0.39mi
13416 35th Ave Unit 7E Flushing, NY	2.0	2.0	681	$3,300	$4.85	24d	1	0.40mi
3641 Union St Unit 2B Flushing, NY	2.0	1.0	968	$3,100	$3.20	24d	1	0.43mi
36-20 Parsons Blvd Unit 5D Flushing, NY	2.0	1.0	900	$2,600	$2.89	14d	1	0.45mi
137-02 Northern Blvd Unit 6K Flushing, NY	2.0	1.0	900	$2,850	$3.17	10d	1	0.45mi
14238 37th Ave Unit 4C Flushing, NY	2.0	2.0	820	$2,800	$3.41	24d	1	0.47mi
14424 37th Ave Unit 5B Flushing, NY	2.0	1.0	560	$2,800	$5.00	24d	1	0.53mi
13835 39th Ave Flushing, NY	2.0–3.0	2.0	1000	$4,500	$4.50	1d	2	0.54mi
13835 39th Ave Flushing, NY	2.0	2.0	1014	$4,350	$4.29	24d	2	0.54mi
14489 38th Ave Unit 4C Flushing, NY	1.0	1.0	790	$2,400	$3.04	24d	1	0.61mi
14809 Northern Blvd Flushing, NY	2.0–3.0	2.0	1056	$3,500	$3.31	14d	2	0.63mi
13327 39th Ave Unit 3N Flushing, NY	1.0	1.0	720	$3,600	$5.00	24d	1	0.69mi
3916 Prince St Flushing, NY	1.0	1.0	530	$2,900	$5.47	15d	2	0.70mi
14943 35th Ave Flushing, NY	1.0	1.0	775	$2,450	$3.16	2d	2	0.71mi
14943 35th Ave Flushing, NY	1.0	1.0	750	$2,400	$3.20	1d	1	0.72mi
150-01 Northern Blvd Flushing, NY	2.0	2.0	850	$2,800	$3.29	24d	1	0.77mi
40-10 149th St Fl 1 Flushing, NY	2.0	1.0	900	$2,200	$2.44	14d	1	0.79mi
14427 Sanford Ave Unit 7G Flushing, NY	2.0	1.0	655	$3,500	$5.34	24d	1	0.81mi
13101 40th Rd Unit 2P Flushing, NY	1.0	1.0	761	$3,300	$4.34	24d	1	0.82mi
4022 College Point Blvd Flushing, NY	1.0–2.0	1.0–2.0	983	$3,200	$3.25	24d	2	0.82mi
4028 College Point Blvd #912 Flushing, NY	2.0	2.0	1083	$4,200	$3.88	24d	1	0.83mi
14731 Barclay Ave Flushing, NY	2.0	1.0	900	$2,500	$2.78	24d	1	0.84mi
15019 26th Ave Flushing, NY	2.0	1.0	850	$2,800	$3.29	24d	1	0.86mi
149-08 41st Ave Unit 3rd Floor Flushing, NY	1.0	1.0	675	$1,850	$2.74	18d	1	0.87mi

HOA detail condo

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

Listing history 20 events

1. 2026-06-18
   days on market $280,000 Active 43 DOM
2. 2026-06-17
   days on market $280,000 Active 42 DOM
3. 2026-06-16
   days on market $280,000 Active 41 DOM
4. 2026-06-15
   days on market $280,000 Active 40 DOM
5. 2026-06-13
   days on market $280,000 Active 38 DOM
6. 2026-06-10
   days on market $280,000 Active 34 DOM
7. 2026-06-08
   days on market $280,000 Active 33 DOM
8. 2026-06-08
   days on market $280,000 Active 32 DOM
9. 2026-06-04
   days on market $280,000 Active 29 DOM
10. 2026-06-03
    days on market $280,000 Active 28 DOM
11. 2026-06-01
    days on market $280,000 Active 26 DOM
12. 2026-05-31
    days on market $280,000 Active 25 DOM
13. 2026-05-20
    price $280,000
14. 2026-05-06
    listed $289,000 Active
15. 2023-08-30
    soldstatus $180,000 Closed 654-char remark

    Show marketing remark (654 chars)

    Occupied, No Subletting Spacious Bright 1 Bedroom 1 Bathroom Coop Unit on 2nd Floor. This Apartment Features Spacious Living Room, Formal Kitchen, Dining Area, parquet Flooring, Lots of Closets. Maintenance Includes All Utilities. Laundry Room is Available. Building Features Indoor / Outdoor Parking. Close to Transportation, City Buses. Easy Access to Highways, Short Distance to Shopping Center, Library, Post-Office, School, Supermarkets, Etc. Sale May Be Subject to Term & Conditions of an Offering Plan. All Information Deemed Accurate, However Should Be Independently Verified., Additional information: Appearance:Good,Interior Features:Lr/Dr

16. 2023-06-09
    status Pending 654-char remark

    Show marketing remark (654 chars)

    Occupied, No Subletting Spacious Bright 1 Bedroom 1 Bathroom Coop Unit on 2nd Floor. This Apartment Features Spacious Living Room, Formal Kitchen, Dining Area, parquet Flooring, Lots of Closets. Maintenance Includes All Utilities. Laundry Room is Available. Building Features Indoor / Outdoor Parking. Close to Transportation, City Buses. Easy Access to Highways, Short Distance to Shopping Center, Library, Post-Office, School, Supermarkets, Etc. Sale May Be Subject to Term & Conditions of an Offering Plan. All Information Deemed Accurate, However Should Be Independently Verified., Additional information: Appearance:Good,Interior Features:Lr/Dr

17. 2023-03-31
    price $208,000 654-char remark

    Show marketing remark (654 chars)

    Occupied, No Subletting Spacious Bright 1 Bedroom 1 Bathroom Coop Unit on 2nd Floor. This Apartment Features Spacious Living Room, Formal Kitchen, Dining Area, parquet Flooring, Lots of Closets. Maintenance Includes All Utilities. Laundry Room is Available. Building Features Indoor / Outdoor Parking. Close to Transportation, City Buses. Easy Access to Highways, Short Distance to Shopping Center, Library, Post-Office, School, Supermarkets, Etc. Sale May Be Subject to Term & Conditions of an Offering Plan. All Information Deemed Accurate, However Should Be Independently Verified., Additional information: Appearance:Good,Interior Features:Lr/Dr

18. 2022-10-03
    listed $218,000 Active 654-char remark

    Show marketing remark (654 chars)

    Occupied, No Subletting Spacious Bright 1 Bedroom 1 Bathroom Coop Unit on 2nd Floor. This Apartment Features Spacious Living Room, Formal Kitchen, Dining Area, parquet Flooring, Lots of Closets. Maintenance Includes All Utilities. Laundry Room is Available. Building Features Indoor / Outdoor Parking. Close to Transportation, City Buses. Easy Access to Highways, Short Distance to Shopping Center, Library, Post-Office, School, Supermarkets, Etc. Sale May Be Subject to Term & Conditions of an Offering Plan. All Information Deemed Accurate, However Should Be Independently Verified., Additional information: Appearance:Good,Interior Features:Lr/Dr

19. 2014-02-18
    historical
20. 2013-02-19
    listed $159,000

ⓘ 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 (shaded) · 0% 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: $32,760
• − Mortgage interest: −$15,684
• − Property taxes: −$4,200
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,621
• − Management: −$2,621
• − Depreciation: −$8,145
• Taxable loss: −$1,911
• Est. tax savings @ 24.0%: +$459
• After-tax cash flow: $3,119/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

+76.1% since first listed

8 events — show timeline

• 2026-05-20 Price Changed $280,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-06 Listed $289,000 OneKey® MLS as Distributed by MLS Grid
• 2023-08-30 Sold (MLS) $180,000 OneKey® MLS as Distributed by MLS Grid
• 2023-06-09 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-03-31 Price Changed $208,000 OneKey® MLS as Distributed by MLS Grid
• 2022-10-03 Listed $218,000 OneKey® MLS as Distributed by MLS Grid
• 2014-02-18 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2013-02-19 Listed $159,000 OneKey® MLS as Distributed by MLS Grid