71-11 Yellowstone Blvd Unit 5K · New York, NY 11375

$269,999

1 bd · 1.0 ba · 800 sqft · Condo · 249 Days on market

Built 1952

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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
• 1% rule +5.5/10.0
• Schools +5.0/10.0
• Cash flow +4.7/30.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Bright Corner One-Bedroom in Forest Hills Sun-filled corner one-bedroom with flexible dining foyer, open living room, and windowed eat-in kitchen with stainless steel appliances and a vented exhaust that removes cooking waste to the outside—perfect for those who love to cook. Oversized king bedroom with dual exposures and generous closets. This home can easily be converted into a two-bedroom. Hardwood floors, abundant storage. Building offers laundry, bike room, new elevators, live-in super. Steps to Trader Joe’s, restaurants, theaters, banks, supermarket(Great Wall Supermarket, Costco), schools, trains(E, F, M, R), LIRR, and express bus to Manhattan. Monthly Maintenance: $977.0

Key facts

• Generous closets
• Corner one-bedroom
• Vented exhaust

Tags

• CORNER ONE-BEDROOM
• WINDOWED EAT-IN KITCHEN
• STAINLESS STEEL APPLIANCES
• VENTED EXHAUST
• OVERSIZED KING BEDROOM
• GENEROUS CLOSETS

Property features AI

Finance

• HOA & community: Live-in superintendent; Maintenance provided; Trash service; Association fees include air conditioning, utilities (electricity, gas), heat, hot water, and trash

Exterior

• Parking: No carport
• Utilities: Public sewer; Electricity available
• Home design: Stock cooperative
• Construction: Brick construction
• Exterior features: Brick exterior; Not waterfront

Interior

• Kitchen: Cooktop; Refrigerator; Stainless steel appliances
• Bedrooms: Total of 4 rooms (bedrooms/other rooms)
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall/window air conditioning units; Other type of heating
• Interior features: Eat-in kitchen; Elevator; Formal dining area
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $270k.

Deal economics

• At list price, monthly cash flow is $-737 ($-9k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $270k).
• Recommended offer: $238k (12.0% below list) — sets the bar for market timing.
• Cap rate 3.3% vs local median 2.6% in New York — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 fast (+5.3%/yr); 612 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); solid renter incomes; 5,302 units permitted in Queens County in 2024 (4,918 in 5+ unit buildings).
• This rent runs 32% of the median local income ($106k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 249 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 14y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 37% of rent; built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; major wind risk, 51% 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 $237,599 (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 249 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 1952 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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?
11. 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?
12. 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.
13. 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.
14. 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: 1.05% ✓
• Cap rate: 3.31%
• Cash-on-cash: -10.65%
• DSCR: 0.53
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.3% rent growth · sell at horizon

5-year hold

• IRR: -32.7%
• Equity multiple: -0.10×
• Total profit: $-83,301
• Equity at exit: $40,258

10-year hold

• IRR: -22.4%
• Equity multiple: -0.34×
• Total profit: $-101,338
• Equity at exit: $23,345

Cash invested: $75,600 (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 11375

• Rents YoY: 5.3%
• Active inventory: 612
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,822 high
• Mortgage (P&I): −$1,416
• Tax est. 1.5%: −$337 /mo · $4,050/yr
• Insurance: −$112
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA est. from 1 same-building comp: −$1,034
• Vacancy / Maint / Mgmt: −$593
• Net cashflow: $-737

Break-even live

Break-even rent $3,755

Max offer price $163,334

Occupancy floor —

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6739 Clyde St Ph -H Forest Hills, NY	2.0	2.0	1100	$4,100	$3.73	24d	1	0.06mi
6725 Dartmouth St Unit 3L Forest Hills, NY	2.0	1.0	800	$2,700	$3.38	24d	1	0.09mi
67-19 Austin St Unit 4C Flushing, NY	2.0	1.0	800	$3,500	$4.38	14d	1	0.15mi
67-13 Austin St Unit 2A Flushing, NY	1.0	1.0	600	$2,595	$4.33	17d	1	0.15mi
6750 Thornton Pl Unit 2U Forest Hills, NY	—	1.0	550	$1,900	$3.45	8d	1	0.20mi
6615 Thornton Pl Rego Park, NY	1.0	1.0	700	$2,672	$3.82	5d	3	0.21mi
10010 67th Rd Unit 6L Forest Hills, NY	1.0	1.0	845	$2,700	$3.20	22d	1	0.25mi
10460 Queens Blvd Forest Hills, NY	1.0–2.0	1.0	916	$3,350	$3.66	5d	2	0.26mi
6620 Wetherole St Rego Park, NY	1.0–2.0	1.0–2.0	700	$2,400	$3.43	24d	2	0.26mi
66-01 Burns St Apt 3v Rego Park, NY	1.0	1.0	820	$2,300	$2.80	20d	1	0.26mi
10025 Queens Blvd Unit 3M Forest Hills, NY	2.0	1.0	925	$2,900	$3.14	24d	1	0.37mi
9876 Queens Blvd Unit 3A Rego Park, NY	1.0	1.0	820	$2,900	$3.54	24d	1	0.38mi
10240 67th Dr Unit 1C Forest Hills, NY	1.0	1.5	780	$2,500	$3.21	24d	1	0.39mi
10620 70th Ave Unit 6B Forest Hills, NY	1.0	1.0	765	$3,600	$4.71	24d	1	0.40mi
98-81 Queens Blvd Unit 14K Rego Park, NY	2.0	2.0	950	$4,490	$4.73	13d	1	0.41mi
98-81 Queens Blvd Unit 15E Rego Park, NY	1.0	1.0	700	$3,335	$4.76	5d	1	0.41mi
102-45 67th Rd Forest Hills, NY	1.0	1.0	700	$2,350	$3.36	19d	1	0.42mi
6771 Yellowstone Blvd Unit 2R Forest Hills, NY	1.0	1.0	700	$2,550	$3.64	24d	1	0.45mi
102-55 67th Rd Unit 2V Forest Hills, NY	1.0	1.0	633	$2,350	$3.71	19d	1	0.45mi
97-12 65th Rd Apt 5D Rego Park, NY	1.0	1.0	800	$3,395	$4.24	5d	1	0.45mi
10740 70th Rd Unit 7F Forest Hills, NY	1.0	1.0	750	$2,650	$3.53	24d	1	0.46mi
97-12 65th Rd Unit 4-C Rego Park, NY	1.0	1.0	650	$3,350	$5.15	5d	1	0.48mi
6945 108th St Unit 3F Forest Hills, NY	2.0	1.0	900	$3,600	$4.00	6d	1	0.50mi
105-25 67th Rd Forest Hills, NY	1.0	1.0	750	$1,800	$2.40	19d	1	0.53mi
102-39 66th Ave Unit 1 Flushing, NY	2.0	1.0	981	$3,000	$3.06	1d	1	0.57mi
9825 64th Rd Unit 8F Rego Park, NY	2.0	1.0	850	$2,400	$2.82	1d	1	0.58mi
63-127 Fitchett St Unit 1FL Rego Park, NY	2.0	1.0	1100	$3,800	$3.45	2d	1	0.60mi
63127 Fitchett St Rego Park, NY	1.0	1.0	900	$2,800	$3.11	2d	1	0.60mi
10530 66th Ave Unit 3F Forest Hills, NY	1.0	1.0	800	$2,200	$2.75	24d	1	0.61mi
9810 64th Ave Unit 3A Rego Park, NY	1.0	1.0	850	$2,450	$2.88	2d	1	0.61mi
9810 64th Ave Rego Park, NY	1.0	1.0	825	$2,125	$2.58	17d	2	0.61mi
10533 66th Ave Unit 3F Forest Hills, NY	1.0	1.0	775	$2,200	$2.84	5d	1	0.62mi
10825 72nd Ave Forest Hills, NY	1.0–2.0	1.0	700	$3,500	$5.00	5d	2	0.62mi
9725 64th Ave Rego Park, NY	1.0	1.0	760	$1,800	$2.37	19d	1	0.64mi
10523 65th Rd Forest Hills, NY	2.0	2.0	760	$3,200	$4.21	24d	1	0.64mi
9941 64th Ave Rego Park, NY	1.0–2.0	1.0	975	$2,400	$2.46	19d	2	0.66mi
150 Greenway Ter Forest Hills, NY	1.0–2.0	1.0	937	$3,825	$4.08	21d	2	0.67mi
10525 65th Ave Unit 4F Forest Hills, NY	2.0	1.0	980	$3,998	$4.08	15d	1	0.67mi
10919 72nd Rd Unit 6F Forest Hills, NY	1.0	1.0	696	$3,485	$5.01	11d	1	0.67mi
6435 Yellowstone Blvd Unit 6G Forest Hills, NY	—	1.0	575	$1,900	$3.30	19d	1	0.69mi

HOA detail condo

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

Listing history 31 events

1. 2026-04-17
   status Pending
2. 2025-10-31
   price $269,999
3. 2025-09-12
   price $274,999
4. 2025-09-05
   price $279,999
5. 2025-09-03
   price $285,000
6. 2025-08-12
   historical
7. 2025-08-09
   listed $290,000 Active
8. 2025-08-04
   historical
9. 2025-07-21
   price $293,000
10. 2025-05-13
    listed $295,000 Active
11. 2024-11-20
    price $299,000
12. 2024-10-10
    price $315,000
13. 2024-09-19
    listed $319,000 Active
14. 2017-02-15
    soldstatus $260,000
15. 2017-02-15
    soldstatus $260,000 Closed
16. 2016-11-22
    status Under Contract
17. 2016-11-01
    listed $268,888 New
18. 2016-11-01
    listed $268,888
19. 2016-05-31
    historical
20. 2015-12-18
    listed $229,888
21. 2015-12-07
    historical
22. 2015-05-19
    listed $229,888
23. 2014-06-30
    historical
24. 2014-05-22
    listed $195,499
25. 2013-07-29
    soldstatus $160,000
26. 2013-07-29
    soldstatus $160,000 Closed
27. 2013-06-07
    status Under Contract
28. 2013-04-01
    status Back On Market
29. 2013-01-10
    status Under Contract
30. 2012-12-01
    listed $169,000 New
31. 2012-12-01
    listed $169,000

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 79% 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 51% 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: $33,862
• − Mortgage interest: −$15,124
• − Property taxes: −$4,050
• − Insurance: −$2,147
• − Repairs & maintenance: −$2,709
• − Management: −$2,709
• − HOA: −$12,408
• − Depreciation: −$7,855
• Taxable loss: −$13,140
• Est. tax savings @ 24.0%: +$3,154
• After-tax cash flow: $-5,692/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): 76,839
• Household income: $105,904
• Rent vs Own: 49.5% rent · 50.5% own
• Severe rent burden: 4101.0

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 47% Asian 28% Hispanic / Latino 16% Two or more races 11% Black 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Dominican 1%
• Common ancestry: Scotch-Irish 8% Romanian 4% Italian 2%
• Foreign-born: 43% · China, Canada, Jamaica
• Languages at home: 46% English-only · Chinese 12% Spanish 12% Russian/Polish/Slavic 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: ▼ -155.54%
• Current HPI: 224.4903
• Rent YoY: ▲ 5.30%
• 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

+59.8% since first listed

31 events — show timeline

• 2026-04-17 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-10-31 Price Changed $269,999 OneKey® MLS as Distributed by MLS Grid
• 2025-09-12 Price Changed $274,999 OneKey® MLS as Distributed by MLS Grid
• 2025-09-05 Price Changed $279,999 OneKey® MLS as Distributed by MLS Grid
• 2025-09-03 Price Changed $285,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-12 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-08-09 Listed $290,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-04 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-07-21 Price Changed $293,000 OneKey® MLS as Distributed by MLS Grid
• 2025-05-13 Listed $295,000 OneKey® MLS as Distributed by MLS Grid
• 2024-11-20 Price Changed $299,000 OneKey® MLS as Distributed by MLS Grid
• 2024-10-10 Price Changed $315,000 OneKey® MLS as Distributed by MLS Grid
• 2024-09-19 Listed $319,000 OneKey® MLS as Distributed by MLS Grid
• 2017-02-15 Sold (MLS) $260,000 OneKey® MLS as Distributed by MLS Grid
• 2017-02-15 Sold (MLS) $260,000 MLSLI
• 2016-11-22 Pending — MLSLI
• 2016-11-01 Listed $268,888 MLSLI
• 2016-11-01 Listed $268,888 OneKey® MLS as Distributed by MLS Grid
• 2016-05-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2015-12-18 Listed $229,888 OneKey® MLS as Distributed by MLS Grid
• 2015-12-07 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2015-05-19 Listed $229,888 OneKey® MLS as Distributed by MLS Grid
• 2014-06-30 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2014-05-22 Listed $195,499 OneKey® MLS as Distributed by MLS Grid
• 2013-07-29 Sold (MLS) $160,000 MLSLI
• 2013-07-29 Sold (MLS) $160,000 OneKey® MLS as Distributed by MLS Grid
• 2013-06-07 Pending — MLSLI
• 2013-04-01 Relisted — MLSLI
• 2013-01-10 Pending — MLSLI
• 2012-12-01 Listed $169,000 MLSLI
• 2012-12-01 Listed $169,000 OneKey® MLS as Distributed by MLS Grid