5130 35th St · New York, NY 11101

$1,790,000

9 bd · 6.9 ba · 3,345 sqft · MultiFamily public records · 177 Days on market

Built 1880 2,521 sqft lot

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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 +26.5/30.0
• DSCR +9.0/10.0
• Appreciation +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

10 Bedrooms | 7 Bathrooms | Stunning Manhattan Views – Fully Renovated 3-Family Residence An exceptional opportunity to own * a fully renovated three-family home offering 10 bedrooms and 7 bathrooms, set on a 25' x 100.83' lot with a 25' x 50' building footprint in M1-1 zoning. This turn-key property is perfect for investors or end-users seeking space, style, and spectacular skyline views. * Positioned to impress, this residence boasts a fantastic, unobstructed view of the Manhattan skyline, adding a rare visual appeal to its already impressive features. Each unit is thoughtfully designed with modern finishes and functional layouts: First Floor: 3 bedrooms, 2 full bathrooms, a larg

Key facts

• Fully renovated
• Unobstructed view
• 2,521 sq ft lot

Tags

• FULLY RENOVATED
• UNOBSTRUCTED VIEW
• FULLY FINISHED BASEMENT
• EXCELLENT TRANSIT ACCESS
• MULTI-GENERATIONAL HOME
• HIGH-YIELD INVESTMENT

Property features AI

Exterior

• Parking: No carport
• Utilities: Public sewer; Natural gas connected; Water connected
• Home design: Triplex; Total building area approximately 3345
• Construction: Brick construction
• Exterior features: Brick exterior; Not waterfront

Interior

• Bedrooms: Two 2-bedroom units; Two 3-bedroom units
• Bathrooms: Seven full bathrooms total
• Heating & cooling: Baseboard heating (natural gas); Wall/window air conditioning units
• Interior features: First-floor bedroom; First-floor full bath

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/2.3-bath units multifamily listed at $1.79M.

Deal economics

• At list price, monthly cash flow is $5k ($57k/yr) — positive. Per door: $2k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($20k rent vs $1.79M).
• Recommended offer: $1.58M (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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 (+1.1%/yr); 259 active listings in the ZIP; high-income renter base; 5,302 units permitted in Queens County in 2024 (4,918 in 5+ unit buildings).
• At $19,729/mo this rent would consume 196% of the median local household income ($121k/yr) (locally 3440% 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 $113k of equity ($12k loan paydown + $101k appreciation (5.6% local appreciation)).
• Queens County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.6% appreciation + 1.1% rent growth), your $501k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$181k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 177 days — a 12% lower offer ($1.58M) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y 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 1880 — 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 $1,575,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 177 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.10% ✓
• Cap rate: 9.45%
• Cash-on-cash: 11.27%
• DSCR: 1.50
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.62% appreciation · 1.09% rent growth · sell at horizon

5-year hold

• IRR: 22.9%
• Equity multiple: 2.47×
• Total profit: $738,275
• Equity at exit: $1,082,065

10-year hold

• IRR: 21.2%
• Equity multiple: 4.75×
• Total profit: $1,877,331
• Equity at exit: $1,926,025

Cash invested: $501,200 (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 11101

• Home prices YoY: 1.1%
• Rents YoY: 1.1%
• Active inventory: 259
• Price-to-rent: 22.7×

Monthly cashflow live

• Estimated rent: $19,729 high
• Mortgage (P&I): −$9,387
• Tax from tax record: −$744 /mo · $8,933/yr
• Insurance: −$746
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,143
• Net cashflow: $4,709

Break-even live

Break-even rent $13,769

Max offer price $1,790,000

Occupancy floor 71%

Sensitivity live

Price	-10% $5,722	-5% $5,215	+0% $4,709	+5% $4,202	+10% $3,695
Rent	-10% $3,150	-5% $3,929	+0% $4,709	+5% $5,488	+10% $6,267
Rate	-1.0pp $5,610	-0.5pp $5,164	base $4,709	+0.5pp $4,245	+1.0pp $3,773

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	2.3	$19,728
Total (3 units)			$19,729

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: $447,500
• Closing costs: $53,700
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-13
   statusdays on market $1,790,000 Pending 177 DOM
2. 2026-06-10
   days on market $1,790,000 Active 175 DOM
3. 2026-06-08
   days on market $1,790,000 Active 174 DOM
4. 2026-06-04
   days on market $1,790,000 Active 170 DOM
5. 2026-06-03
   days on market $1,790,000 Active 169 DOM
6. 2026-06-01
   days on market $1,790,000 Active 167 DOM
7. 2026-05-31
   days on market $1,790,000 Active 166 DOM
8. 2026-05-11
   status Active
9. 2025-12-15
   status Pending
10. 2025-07-22
    listed $1,790,000 Active
11. 2025-07-17
    historical
12. 2025-05-28
    listed $1,999,000 Active
13. 2025-04-22
    historical
14. 2025-01-01
    historical
15. 2024-12-23
    listed $1,999,990 Active
16. 2024-10-21
    price $1,999,990
17. 2024-07-18
    price $2,150,000
18. 2024-06-14
    listed $2,250,000 Active
19. 2022-04-28
    historical
20. 2022-03-28
    price $2,200,000
21. 2022-03-16
    price $2,250,000
22. 2022-03-09
    listed $2,350,000 Active
23. 2022-03-04
    price $2,400

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

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $8,933 · $744/mo
• Projected year-2 tax: $19,592 · $1,633/mo
• Expected delta: +$10,659/yr (+$888/mo · 119.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 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 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $236,748
• − Mortgage interest: −$100,268
• − Property taxes: −$8,933
• − Insurance: −$8,950
• − Repairs & maintenance: −$18,940
• − Management: −$18,940
• − Depreciation: −$52,073
• Taxable income: $28,645
• Est. tax owed @ 24.0%: −$6,875
• After-tax cash flow: $49,630/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): 42,219
• Household income: $121,062
• Rent vs Own: 84.8% rent · 15.2% own
• Severe rent burden: 3440.0

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 0.74)
• Race & ethnicity: White 34% Asian 31% Hispanic / Latino 19% Two or more races 11% Black 10%
• Hispanic origin (detail): Mexican 5% Puerto Rican 3% Dominican 2%
• Common ancestry: Romanian 2% Lithuanian 1% Scotch-Irish 1%
• Foreign-born: 41% · Canada, China, South Korea
• Languages at home: 52% English-only · Spanish 15% Other Indo-European 11% Chinese 10%

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: ▲ 5.62%
• Current HPI: 500.0296
• Rent YoY: ▲ 1.09%
• 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

+74483.3% since first listed

16 events — show timeline

• 2026-05-11 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-12-15 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-07-22 Listed $1,790,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-17 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-05-28 Listed $1,999,000 OneKey® MLS as Distributed by MLS Grid
• 2025-04-22 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-01-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-12-23 Listed $1,999,990 OneKey® MLS as Distributed by MLS Grid
• 2024-10-21 Price Changed $1,999,990 OneKey® MLS as Distributed by MLS Grid
• 2024-07-18 Price Changed $2,150,000 OneKey® MLS as Distributed by MLS Grid
• 2024-06-14 Listed $2,250,000 OneKey® MLS as Distributed by MLS Grid
• 2022-04-28 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2022-03-28 Price Changed $2,200,000 OneKey® MLS as Distributed by MLS Grid
• 2022-03-16 Price Changed $2,250,000 OneKey® MLS as Distributed by MLS Grid
• 2022-03-09 Listed $2,350,000 OneKey® MLS as Distributed by MLS Grid
• 2022-03-04 Price Changed $2,400 RENT.

Property tax history

+5.8%/yr

Latest (2025): $8,933 · +3.4% YoY. Source: county tax records.