112-30 Northern Blvd Unit 4B · New York, NY 11368

$224,900

2 bd · 1.0 ba · 850 sqft · Condo · 244 Days on market

Built 1950 $1386/mo HOA · 45% of rent ↓ 9% since listing

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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).

• 1% rule +8.8/10.0
• Appreciation +8.7/10.0
• ARV discount +7.5/15.0
• Cash flow +5.3/30.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0

Listing remarks

A spacious and thoughtfully updated co-op located in the heart of Corona, Queens. This inviting two-bedroom co-op showcases a modern kitchen complete with quartz countertops, stainless steel appliances, and sleek cabinetry. Hardwood floors flow throughout the apartment, complemented by a large living room ideal for gatherings or quiet nights at home. The location offers unmatched convenience for commuters and city explorers alike - just minutes to the 7 train at 111th Street, multiple local bus routes, and quick access to the Grand Central Parkway and Whitestone Expressway. Citi Field, Flushing Meadows - Corona Park, and the Queens Museum are all nearby, proving endless recreation, cultura

Key facts

• Quartz countertops
• Nearby citi field
• Large living room

Tags

• MODERN KITCHEN
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• LARGE LIVING ROOM
• NEARBY CITI FIELD
• NEARBY FLUSHING MEADOWS

Property features AI

Finance

• HOA & community: Association: Dorie Miller; Monthly association fee of $1,386.11; Association fee includes heat, hot water, and water

Exterior

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

Interior

• Kitchen: Gas range
• Bedrooms: 4 total rooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; No cooling
• Interior features: Eat-in kitchen
• Laundry & utility: No washer/dryer specified

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $225k.

Deal economics

• At list price, monthly cash flow is $-496 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $153k (31.9% below list).
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $153k (31.9% below list) — sets the bar for cash-flow.
• Cap rate 3.6% 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 61 Leonardo Da Vinci (math 37% / reading 44%, grade F, #407 of 729 statewide, top 56%, 2,079 students, 94% FRL); Midwood High School (math 94% / reading 96%, grade A+, #83 of 1,100 statewide, top 8%, 4,062 students, 73% FRL).
• Market conditions: 244 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $3,093/mo this rent would consume 51% of the median local household income ($72k/yr) (locally 6817% 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 $18k of equity ($2k loan paydown + $17k appreciation (7.4% local appreciation)).
• Queens County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 244 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 45% of rent; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $153,063 (31.9% 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 244 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — 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: 1.38% ✓
• Cap rate: 3.64%
• Cash-on-cash: -9.46%
• DSCR: 0.58
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.4% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.6%
• Equity multiple: 1.85×
• Total profit: $53,369
• Equity at exit: $161,760

10-year hold

• IRR: 12.4%
• Equity multiple: 3.86×
• Total profit: $180,184
• Equity at exit: $312,779

Cash invested: $62,972 (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 11368

• Home prices YoY: 2.7%
• Active inventory: 244
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $3,093 high
• Mortgage (P&I): −$1,179
• Tax est. 1.5%: −$281 /mo · $3,374/yr
• Insurance: −$94
• HOA: −$1,386
• Vacancy / Maint / Mgmt: −$650
• Net cashflow: $-496

Break-even live

Break-even rent $3,722

Max offer price $153,063

Occupancy floor —

Sensitivity live

Price	-10% $-341	-5% $-419	+0% $-496	+5% $-574	+10% $-652
Rent	-10% $-741	-5% $-619	+0% $-496	+5% $-374	+10% $-252
Rate	-1.0pp $-383	-0.5pp $-439	base $-496	+0.5pp $-555	+1.0pp $-614

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3260 106th St East Elmhurst, NY	1.0	1.0	600	$3,250	$5.42	1d	1	0.37mi
31-47 102nd St Unit 2 fl Flushing, NY	2.0	1.0	650	$2,600	$4.00	26d	1	0.58mi
3730 103rd St Corona, NY	1.0	1.0	540	$1,800	$3.33	21d	1	0.58mi
2724 Gillmore St Unit 2 East Elmhurst, NY	1.0	1.0	576	$2,300	$3.99	26d	1	0.67mi
10302 42nd Ave Unit 4D Corona, NY	2.0	1.5	761	$3,400	$4.47	21d	1	0.78mi
98-07 37th Ave Flushing, NY	3.0	1.0	750	$3,350	$4.47	26d	1	0.78mi
31-40 98th St Unit 2 Flushing, NY	1.0	1.0	800	$2,100	$2.62	10d	1	0.80mi
25-61 99th St Unit 2nd Fl Flushing, NY	2.0	1.0	780	$3,200	$4.10	26d	1	0.83mi
10869 50th Ave Corona, NY	3.0	1.0	912	$3,300	$3.62	26d	1	0.87mi
4911 108th St Unit 4A Corona, NY	3.0	2.0	1027	$3,600	$3.51	19d	1	0.90mi
13105 40th Rd Flushing, NY	1.0	1.0	626	$3,350	$5.35	21d	3	1.03mi
13105 40th Rd Flushing, NY	2.0	1.0–2.0	762	$4,500	$5.90	5d	3	1.03mi
9707 24th Ave East Elmhurst, NY	3.0	1.5	1100	$4,500	$4.09	26d	1	1.06mi
54-01 108th St Unit 2R Flushing, NY	2.0	1.0	1000	$3,050	$3.05	26d	1	1.10mi
4028 College Point Blvd #912 Flushing, NY	2.0	2.0	1083	$4,200	$3.88	26d	1	1.12mi
13101 40th Rd Unit 2P Flushing, NY	1.0	1.0	761	$3,300	$4.34	26d	1	1.13mi
40-24 Aske St Unit 1FL Flushing, NY	1.0	1.0	800	$2,800	$3.50	1d	1	1.13mi
4022 College Point Blvd Flushing, NY	1.0–2.0	1.0–2.0	983	$4,000	$4.07	26d	2	1.13mi
13327 39th Ave Unit 3N Flushing, NY	1.0	1.0	720	$3,600	$5.00	26d	1	1.18mi
4105 College Point Blvd Unit 5I Flushing, NY	2.0	2.0	600	$2,600	$4.33	6d	1	1.19mi
4142 College Point Blvd Unit 6A Flushing, NY	2.0	2.0	868	$3,000	$3.46	4d	1	1.20mi
13119 Fowler Ave Unit 7C Flushing, NY	2.0	2.0	810	$3,300	$4.07	21d	1	1.21mi
8910 35th Ave Unit E1L Jackson Heights, NY	2.0	1.0	850	$3,050	$3.59	26d	1	1.21mi
13203 Sanford Ave Unit 7E Flushing, NY	2.0	2.0	702	$2,800	$3.99	26d	1	1.23mi
13222 41st Rd #501 Flushing, NY	2.0	2.0	843	$3,400	$4.03	26d	1	1.24mi
4050 Case St Elmhurst, NY	3.0	2.0	988	$3,900	$3.95	10d	1	1.25mi
40-85 Denman St Unit 2 Elmhurst, NY	3.0	1.5	1100	$3,200	$2.91	22d	1	1.26mi
3916 Prince St Flushing, NY	1.0	1.0	530	$2,900	$5.47	17d	2	1.27mi
13416 35th Ave Unit 7E Flushing, NY	2.0	2.0	681	$3,300	$4.85	26d	1	1.29mi
3371 Prince St Unit 8F Flushing, NY	2.0	2.0	716	$4,050	$5.66	17d	1	1.29mi
3371 Prince St Unit 6K Flushing, NY	2.0	2.0	768	$4,000	$5.21	17d	1	1.29mi
3371 Prince St Unit 8J Flushing, NY	2.0	2.0	741	$4,075	$5.50	17d	1	1.29mi
3371 Prince St Unit 7C Flushing, NY	2.0	2.0	773	$4,025	$5.21	17d	1	1.29mi
13208 Pople Ave Unit 4A Flushing, NY	1.0	1.0	650	$2,500	$3.85	26d	1	1.30mi
133-08 41st Rd Flushing, NY	2.0	1.0	700	$2,300	$3.29	26d	1	1.32mi
9209 43rd Ave Unit 2 Elmhurst, NY	3.0	1.5	1100	$3,200	$2.91	26d	1	1.33mi
13239 Pople Ave Unit 6D Flushing, NY	1.0	1.0	750	$2,500	$3.33	6d	1	1.33mi
13226 Avery Ave Unit 8A Flushing, NY	2.0	2.0	725	$2,800	$3.86	6d	1	1.34mi
137-02 Northern Blvd Unit 6K Flushing, NY	2.0	1.0	900	$2,850	$3.17	13d	1	1.37mi
137-02 Northern Blvd Apt 5B Flushing, NY	2.0	1.0	900	$2,900	$3.22	0d	1	1.37mi

HOA detail condo

• Monthly dues: $1,386 · $16,632/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-21
   days on market $224,900 Active 244 DOM
2. 2026-06-18
   days on market $224,900 Active 241 DOM
3. 2026-06-17
   days on market $224,900 Active 240 DOM
4. 2026-06-15
   days on market $224,900 Active 238 DOM
5. 2026-06-13
   days on market $224,900 Active 236 DOM
6. 2026-06-10
   days on market $224,900 Active 232 DOM
7. 2026-06-08
   days on market $224,900 Active 231 DOM
8. 2026-06-04
   days on market $224,900 Active 227 DOM
9. 2026-06-03
   days on market $224,900 Active 226 DOM
10. 2026-06-01
    days on market $224,900 Active 224 DOM
11. 2026-05-31
    days on market $224,900 Active 223 DOM
12. 2026-05-21
    price $224,900
13. 2026-04-22
    price $230,000
14. 2025-12-22
    price $235,000
15. 2025-12-19
    price $230,000
16. 2025-11-19
    price $235,000
17. 2025-10-20
    listed $247,000 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 1/10 Low FEMA zone X (unshaded) · 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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,121
• − Mortgage interest: −$12,598
• − Property taxes: −$3,374
• − Insurance: −$1,124
• − Repairs & maintenance: −$2,970
• − Management: −$2,970
• − HOA: −$16,632
• − Depreciation: −$6,543
• Taxable loss: −$9,089
• Est. tax savings @ 24.0%: +$2,181
• After-tax cash flow: $-3,776/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): 105,716
• Household income: $72,270
• Rent vs Own: 76.9% rent · 23.1% own
• Severe rent burden: 6817.0

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: Predominantly Hispanic (75%)
• Race & ethnicity: Hispanic / Latino 75% Two or more races 14% Asian 12% Black 8% White 4% Native American 1%
• Hispanic origin (detail): Mexican 20% Puerto Rican 2% Dominican 14%
• Foreign-born: 60% · Canada, China, Jamaica
• Languages at home: 15% English-only · Spanish 70% Chinese 6% Other Indo-European 3%

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: ▲ 7.40%
• Current HPI: 282.8276
• Rent YoY: —
• 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

-8.9% since first listed

6 events — show timeline

• 2026-05-21 Price Changed $224,900 OneKey® MLS as Distributed by MLS Grid
• 2026-04-22 Price Changed $230,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-22 Price Changed $235,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-19 Price Changed $230,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-19 Price Changed $235,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-20 Listed $247,000 OneKey® MLS as Distributed by MLS Grid