90-11 35 Ave Unit 1D · New York, NY 11372

$259,999

1 bd · 1.0 ba · 700 sqft · Condo · 175 Days on market

Built 1956

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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
• Livability +3.8/5.0
• Appreciation +3.2/10.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Cash flow +1.3/30.0
• DSCR +0.0/10.0

Listing remarks

Welcome to your new home in the heart of Jackson Heights! This beautifully renovated one-bedroom co-op offers a blend of modern amenities and classic charm, perfectly situated in one of Queens' most vibrant neighborhoods. Step into a spacious open floor plan with sleek finishes. This generous space is perfect for both relaxing and entertaining. Complete with a well sized bedroom and renovated kitchen, it has everything you need to make yourself at home. The Magnolia building includes a secure entry system and on-site laundry for your safety and convenience. Close to public transportation, stores and schools.

Key facts

• Renovated kitchen
• Secure entry system
• On-site laundry

Tags

• RENOVATED KITCHEN
• SECURE ENTRY SYSTEM
• ON-SITE LAUNDRY
• PUBLIC TRANSPORTATION
• VIBRANT NEIGHBORHOODS

Property features AI

Finance

• HOA & community: Building amenities include elevator(s) and a park; Association fees cover sewer, snow removal, and trash

Exterior

• Parking: No carport; Parking waitlist
• Utilities: Public sewer; Trash collection (public)
• Home design: Townhouse (stock cooperative); One story
• Construction: Brick construction
• Exterior features: Brick construction; Near public transit; Near schools; Near shops; Not waterfront

Interior

• Kitchen: Gas water heater
• Bedrooms: Includes a bedroom on the first floor
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating (hot water); Wall/window air conditioning unit(s)
• Interior features: First-floor bedroom; First-floor full bath; Elevator access; Open floor plan; One level; Common basement
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $260k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (8.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (20.3% below list).
• Recommended offer: $207k (20.3% below list) — sets the bar for 1% rule.
• Cap rate 1.5% 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 soft (-0.6%/yr); 303 active listings in the ZIP; 9 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).
• This rent runs 32% of the median local income ($79k/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 175 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 10y ago; this cycle's ask has dropped $50k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $184k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 43% of rent; built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $207,327 (20.3% 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 175 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.80% ✗
• Cap rate: 1.47%
• Cash-on-cash: -17.22%
• DSCR: 0.23
• GRM: 10.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -56.4%
• Equity multiple: -0.57×
• Total profit: $-114,182
• Equity at exit: $38,767

10-year hold

• IRR: —
• Equity multiple: -1.83×
• Total profit: $-206,265
• Equity at exit: $22,480

Cash invested: $72,800 (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 11372

• Home prices YoY: -1.5%
• Rents YoY: -0.6%
• Active inventory: 303
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,073 high
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,900/yr
• Insurance: −$108
• HOA est. from 2 same-building comps: −$886
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $-1,045

Break-even live

Break-even rent $3,396

Max offer price $108,799

Occupancy floor —

Sensitivity live

Price	-10% $-865	-5% $-955	+0% $-1,045	+5% $-1,135	+10% $-1,225
Rent	-10% $-1,209	-5% $-1,127	+0% $-1,045	+5% $-963	+10% $-881
Rate	-1.0pp $-914	-0.5pp $-979	base $-1,045	+0.5pp $-1,112	+1.0pp $-1,181

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37-27 86th St Unit 6N Flushing, NY	—	1.0	650	$1,900	$2.92	25d	1	0.31mi
3716 83rd St Jackson Heights, NY	1.0	1.0	700	$1,800	$2.57	19d	1	0.43mi
40-38 82nd St Apt 3C Elmhurst, NY	—	1.0	350	$1,600	$4.57	24d	1	0.57mi
10006 32nd Ave East Elmhurst, NY	1.0	1.0	500	$2,500	$5.00	11d	1	0.61mi
3730 103rd St Corona, NY	1.0	1.0	540	$1,800	$3.33	19d	1	0.67mi
31-47 102nd St Unit 2 fl Flushing, NY	2.0	1.0	650	$2,600	$4.00	25d	1	0.71mi
3260 106th St East Elmhurst, NY	1.0	1.0	600	$3,250	$5.42	0d	1	0.81mi
2724 Gillmore St Unit 2 East Elmhurst, NY	1.0	1.0	576	$2,300	$3.99	25d	1	0.90mi
9430 58th Ave Unit 3A Elmhurst, NY	—	1.0	530	$1,800	$3.40	11d	1	1.33mi

HOA detail condo

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

Listing history 19 events

1. 2026-05-01
   status Pending
2. 2026-03-02
   price $259,999
3. 2026-01-30
   price $280,000
4. 2025-12-16
   price $299,999
5. 2025-11-08
   historical
6. 2025-11-07
   status Active
7. 2025-11-07
   listed $310,000 Active
8. 2025-01-03
   status Pending
9. 2024-09-05
   listed $279,000 Active
10. 2024-08-30
    historical
11. 2024-04-26
    price $288,888
12. 2024-02-16
    listed $319,888 Active
13. 2017-03-23
    soldstatus $184,000
14. 2017-03-23
    soldstatus $184,000 Closed
15. 2016-12-28
    status Under Contract
16. 2016-12-08
    status Back On Market
17. 2016-08-31
    status Under Contract
18. 2016-08-10
    listed $210,000 New
19. 2016-08-09
    listed $210,000

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 57% 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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,879
• − Mortgage interest: −$14,564
• − Property taxes: −$3,900
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,990
• − Management: −$1,990
• − HOA: −$10,632
• − Depreciation: −$7,564
• Taxable loss: −$17,061
• Est. tax savings @ 24.0%: +$4,095
• After-tax cash flow: $-8,444/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): 64,756
• Household income: $78,606
• Rent vs Own: 63.3% rent · 36.7% own
• Severe rent burden: 4836.0

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 0.62)
• Race & ethnicity: Hispanic / Latino 55% Asian 21% Two or more races 21% White 18% Black 1%
• Hispanic origin (detail): Mexican 11% Puerto Rican 3% Dominican 5%
• Common ancestry: Romanian 1% Scotch-Irish 1% Lithuanian 1%
• Foreign-born: 60% · Canada, Jamaica, China
• Languages at home: 24% English-only · Spanish 51% Other Indo-European 11% Russian/Polish/Slavic 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: ▼ -3.57%
• Current HPI: 239.6404
• Rent YoY: ▼ -0.59%
• 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

+23.8% since first listed

19 events — show timeline

• 2026-05-01 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-02 Price Changed $259,999 OneKey® MLS as Distributed by MLS Grid
• 2026-01-30 Price Changed $280,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-16 Price Changed $299,999 OneKey® MLS as Distributed by MLS Grid
• 2025-11-08 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-11-07 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-11-07 Listed $310,000 OneKey® MLS as Distributed by MLS Grid
• 2025-01-03 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-09-05 Listed $279,000 OneKey® MLS as Distributed by MLS Grid
• 2024-08-30 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-04-26 Price Changed $288,888 OneKey® MLS as Distributed by MLS Grid
• 2024-02-16 Listed $319,888 OneKey® MLS as Distributed by MLS Grid
• 2017-03-23 Sold (MLS) $184,000 OneKey® MLS as Distributed by MLS Grid
• 2017-03-23 Sold (MLS) $184,000 MLSLI
• 2016-12-28 Pending — MLSLI
• 2016-12-08 Relisted — MLSLI
• 2016-08-31 Pending — MLSLI
• 2016-08-10 Listed $210,000 MLSLI
• 2016-08-09 Listed $210,000 OneKey® MLS as Distributed by MLS Grid