21-85 34th Ave Unit 3B · New York, NY 11106

$360,000

1 bd · 1.0 ba · 700 sqft · Condo · 7 Days on market

Built 1950 Good condition

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Why this score? — see what drove the B+ 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Appreciation +6.0/10.0
• Schools +5.0/10.0
• Rent growth +4.3/5.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0

Listing remarks

Discover this bright, spacious 1-bedroom in the sought-after Queensview community, just off Crescent St and 34th Ave in Astoria! The newly renovated windowed kitchen has never been used and boasts brand-new stainless steel appliances, quartz-style countertops, and crisp white shaker cabinetry. The large living/dining area features classic parquet floors, and the king-sized bedroom offers ample storage. The building has updated elevators, an updated laundry room with key-fob access, and a modern video intercom system for added security. Enjoy unassigned outdoor parking, for an additional monthly fee. Just a short subway ride to Midtown Manhattan, you'll enjoy the convenience of city living w

Key facts

• Parking
• Built 1950
• Listed 7 days

Property features AI

Exterior

• Parking: One parking space (other/unspecified type)
• Utilities: Public sewer; Public trash collection
• Home design: Stock cooperative (co-op)
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Microwave; Stainless steel appliances
• Bedrooms: Total rooms: 4 (includes bedrooms and living space)
• Flooring: Hardwood floors
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Wall/window air conditioning units
• Interior features: Elevator; Building has eight stories; unit on entry level
• Laundry & utility: No basement; Basement details: See remarks

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $360k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $360k).
• Cap rate 11.2% 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 fast (+7.3%/yr); 109 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $4,994/mo this rent would consume 71% of the median local household income ($85k/yr) (locally 3679% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $10k of equity ($2k loan paydown + $7k appreciation (2.1% local appreciation)).
• Queens County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.1% appreciation + 7.3% rent growth), your $101k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 2y 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 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $360,000

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.39% ✓
• Cap rate: 11.15%
• Cash-on-cash: 17.35%
• DSCR: 1.77
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.06% appreciation · 7.28% rent growth · sell at horizon

5-year hold

• IRR: 25.0%
• Equity multiple: 2.40×
• Total profit: $141,184
• Equity at exit: $143,247

10-year hold

• IRR: 29.1%
• Equity multiple: 5.32×
• Total profit: $435,557
• Equity at exit: $207,244

Cash invested: $100,800 (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 11106

• Home prices YoY: 0.6%
• Rents YoY: 7.3%
• Active inventory: 109
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $4,994 high
• Mortgage (P&I): −$1,888
• Tax est. 1.5%: −$450 /mo · $5,400/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,049
• Net cashflow: $1,457

Break-even live

Break-even rent $3,149

Max offer price $360,000

Occupancy floor 66%

Sensitivity live

Price	-10% $1,706	-5% $1,582	+0% $1,457	+5% $1,333	+10% $1,209
Rent	-10% $1,063	-5% $1,260	+0% $1,457	+5% $1,655	+10% $1,852
Rate	-1.0pp $1,639	-0.5pp $1,549	base $1,457	+0.5pp $1,364	+1.0pp $1,269

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: $90,000
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3705 30th St Long Island City, NY	2.0	1.0–2.0	700	$4,840	$6.91	11d	3	0.49mi
1420 27th Ave Astoria, NY	1.0–2.0	1.0–2.0	887	$3,237	$3.65	4d	9	0.77mi
888 Main St New York, NY	3.0	1.0–2.0	908	$4,928	$5.43	0d	8	0.78mi
34-35 44th St Astoria, NY	1.0–2.0	1.0–2.0	613	$3,576	$5.83	0d	23	0.90mi
515 E 72nd St Unit 17D New York, NY	1.0	1.0	687	$5,500	$8.01	25d	1	1.14mi
2719 44th Dr Long Island City, NY	1.0	1.0	628	$4,945	$7.87	9d	2	1.17mi
501 1/2 E 83rd St #1998 New York, NY	2.0	1.0	525	$4,710	$8.97	25d	2	1.17mi
1567 York Ave Unit 1021866P New York, NY	2.0	1.0	742	$5,910	$7.96	23d	1	1.22mi
515 E 86th St Unit 1760 New York, NY	1.0	1.0	485	$5,360	$11.05	0d	1	1.22mi
515 E 86th St Unit 589 New York, NY	1.0	1.0	695	$6,070	$8.73	21d	1	1.22mi
420 E 80th St #198 New York, NY	1.0	1.0	623	$4,760	$7.64	20d	1	1.22mi
501 E 87th St #2094 New York, NY	1.0	1.0	618	$7,050	$11.41	0d	2	1.26mi
1373 1st Ave Unit 1952 New York, NY	2.0	2.0	650	$7,260	$11.17	25d	1	1.32mi
403 E 69th St #1518 New York, NY	1.0–3.0	1.0	745	$3,990	$5.36	25d	3	1.33mi
347 E 78th St Unit 1460467P New York, NY	2.0	1.0	645	$7,606	$11.79	25d	1	1.34mi
347 E 78th St Unit 1530420P New York, NY	2.0	1.0	645	$6,270	$9.72	23d	1	1.34mi
1290 1st Ave #1499 New York, NY	2.0	1.0	671	$6,100	$9.09	4d	2	1.35mi
315 E 78th St Unit 1021847P New York, NY	1.0	1.0	516	$4,880	$9.46	21d	1	1.39mi
315 E 78th St Unit 1021994P New York, NY	1.0	1.0	441	$5,037	$11.42	22d	1	1.39mi
315 E 78th St Unit 1021894P New York, NY	1.0	1.0	548	$5,643	$10.30	23d	1	1.39mi
315 E 78th St Unit 1021885P New York, NY	1.0	1.0	516	$6,242	$12.10	0d	1	1.39mi
308 E 78th St #2024 New York, NY	1.0–2.0	1.0	550	$4,610	$8.38	25d	2	1.40mi
400 E 66th St Unit 1016404P New York, NY	1.0–2.0	1.0–2.0	791	$10,597	$13.40	5d	2	1.40mi
301 E 79th St Unit 28P New York, NY	1.0	1.0	700	$5,500	$7.86	25d	1	1.41mi
403 E 62nd St Unit 14C New York, NY	1.0	1.0	650	$4,900	$7.54	23d	1	1.47mi
315 E 86th St Unit 1327 New York, NY	1.0	2.0	726	$6,460	$8.90	25d	1	1.48mi
240e E 75th St Unit 1021876P New York, NY	—	1.0	441	$5,981	$13.56	9d	1	1.48mi
240e E 75th St Unit 1021873P New York, NY	—	1.0	441	$5,227	$11.85	6d	1	1.48mi
231 E 76th St #1530 New York, NY	1.0	1.0	650	$6,470	$9.95	22d	1	1.48mi
1310 2nd Ave Unit 1224958P New York, NY	1.0–2.0	1.0	699	$5,450	$7.80	3d	2	1.48mi
354 E 91st St #648 New York, NY	1.0–2.0	1.0	692	$5,520	$7.97	0d	2	1.49mi

HOA detail condo

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

Listing history 12 events

1. 2026-04-29
   status Pending
2. 2026-04-07
   listed $360,000 Active
3. 2026-02-13
   historical
4. 2025-09-05
   price $355,000
5. 2025-08-12
   listed $350,000 Active
6. 2025-06-29
   historical
7. 2025-06-01
   price $335,000
8. 2025-04-19
   price $345,000
9. 2025-04-09
   status Active
10. 2025-04-04
    historical
11. 2024-10-14
    listed $355,000 Active
12. 2024-10-03
    historical

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $59,927
• − Mortgage interest: −$20,166
• − Property taxes: −$5,400
• − Insurance: −$1,800
• − Repairs & maintenance: −$4,794
• − Management: −$4,794
• − Depreciation: −$10,473
• Taxable income: $12,500
• Est. tax owed @ 24.0%: −$3,000
• After-tax cash flow: $14,488/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 · 6 photos

Good 80/100 Cosmetic rehab

This newly renovated 1-bedroom condo in Queensview is in good condition with fresh finishes and a spacious layout. It offers a good return on investment with minor updates that can further enhance its appeal.

Value-add opportunities

• Both Painting the interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics.
• Both Reorganizing the kitchen layout — A well-organized kitchen can increase functionality and appeal to potential buyers/renters.
• Both Adding a small rug or throw pillows to the living/dining area — These can add comfort and style to the space, making it more inviting and attractive to potential buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Reorganizing the kitchen layout — A well-organized kitchen can increase functionality and appeal to potential buyers/renters. ↑
• Both Adding a small rug or throw pillows to the living/dining area — These can add comfort and style to the space, making it more inviting and attractive to potential buyers/renters. ↑

ⓘ 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
• County: Queens County · 1,914,869 people
• City population: 7,731,280
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 40,930
• Household income: $84,867
• Rent vs Own: 83.4% rent · 16.6% own
• Severe rent burden: 3679.0

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 0.71)
• Race & ethnicity: White 42% Hispanic / Latino 27% Asian 19% Two or more races 12% Black 7% Native American 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 6% Dominican 4%
• Common ancestry: Scotch-Irish 3% Romanian 3% Estonian 2%
• Foreign-born: 39% · Canada, Jamaica, China
• Languages at home: 48% English-only · Spanish 22% Other Indo-European 13% 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: ▲ 2.06%
• Current HPI: 348.3009
• Rent YoY: ▲ 7.28%
• 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

+1.4% since first listed

12 events — show timeline

• 2026-04-29 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-07 Listed $360,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-13 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-09-05 Price Changed $355,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-12 Listed $350,000 OneKey® MLS as Distributed by MLS Grid
• 2025-06-29 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-06-01 Price Changed $335,000 OneKey® MLS as Distributed by MLS Grid
• 2025-04-19 Price Changed $345,000 OneKey® MLS as Distributed by MLS Grid
• 2025-04-09 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-04-04 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-10-14 Listed $355,000 OneKey® MLS as Distributed by MLS Grid
• 2024-10-03 Coming Soon — OneKey® MLS as Distributed by MLS Grid