31-41 29th St Unit 3B · New York, NY 11106

$677,800

1 bd · 1.0 ba · 600 sqft · Condo public records · 81 Days on market

Built 2021 $445/mo HOA · 10% of rent ↓ 2% since listing

---

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).

• ARV discount +7.5/15.0
• Cash flow +6.9/30.0
• Appreciation +6.0/10.0
• Schools +5.0/10.0
• Rent growth +4.3/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.1/10.0

Listing remarks MLS

Introducing the Alta, Astoria's premier 10 unit boutique condo residence. Exquisite one bedroom featuring eastern exposure with morning sunlight. Located in rear for your privacy with balcony that affords you the opportunity to enjoy coffee in the mornings or a glass of wine in the evenings. Kitchen features quartz countertops in beautiful white marble aesthetic with waterfall end with overhang. Frigidaire stainless steel kitchen appliances, elegant grey tile backsplash, classic white cabinetry and beautiful grey wide plan hardwood floors throughout. Also has under the counter Washer/Dryer combo unit. Spacious living room with recessed lighting & room to entertain. The bedroom has a double window & large closet for plenty of storage space. Your own independent system for central heating, air conditioning & hot water. Bathroom is chic with classic finishes & shower door. The building rooftop deck has Manhattan views. Close proximity to the N and W subway line & neighborhood amenities.

Key facts

• $445 HOA
• Built 2021
• Listed 80 days

Property features AI

Finance

• HOA & community: Has association; Monthly association fee of $445.46; Association amenities include elevator(s) and a roof deck; Association fee includes sewer, snow removal, trash, and water

Exterior

• Parking: No carport; No designated parking
• Utilities: Public sewer; Electricity connected; Natural gas connected; Sewer connected; Water connected
• Home design: Condominium
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Dishwasher; Gas cooktop; Gas range; Microwave; Refrigerator; Stainless steel appliances; ENERGY STAR qualified appliances; Gas water heater
• Bedrooms: Entry level: 3
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; ENERGY STAR qualified heating equipment; Forced air heating
• Interior features: Breakfast bar; Chef's kitchen; No basement; Three total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $678k.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $496k (26.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $460k (32.1% below list).
• Recommended offer: $460k (32.1% below list) — sets the bar for 1% rule.
• Cap rate 4.5% 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); 106 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 5,302 units permitted in Queens County in 2024 (4,918 in 5+ unit buildings).
• At $4,600/mo this rent would consume 65% 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 $19k of equity ($5k loan paydown + $14k appreciation (2.1% 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 ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($637k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 6→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $459,957 (32.1% 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 81 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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. 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?
10. 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.
11. 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.
12. 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: 0.68% ✗
• Cap rate: 4.47%
• Cash-on-cash: -6.52%
• DSCR: 0.71
• GRM: 12.3

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: 0.4%
• Equity multiple: 1.02×
• Total profit: $3,727
• Equity at exit: $269,702

10-year hold

• IRR: 6.6%
• Equity multiple: 1.98×
• Total profit: $185,183
• Equity at exit: $390,195

Cash invested: $189,784 (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: 106
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $4,600 high
• Mortgage (P&I): −$3,554
• Tax from tax record: −$383 /mo · $4,596/yr
• Insurance: −$282
• HOA: −$445
• Vacancy / Maint / Mgmt: −$966
• Net cashflow: $-1,031

Break-even live

Break-even rent $5,905

Max offer price $495,631

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: $169,450
• Closing costs: $20,334
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1420 27th Ave Astoria, NY	1.0–2.0	1.0–2.0	887	$3,237	$3.65	3d	9	0.62mi
3705 30th St Long Island City, NY	2.0	1.0–2.0	700	$4,840	$6.91	10d	3	0.70mi
34-35 44th St Astoria, NY	1.0–2.0	1.0–2.0	613	$3,576	$5.83	2d	26	0.78mi
888 Main St New York, NY	1.0–3.0	1.0–2.0	963	$4,431	$4.60	6d	7	1.00mi
501 1/2 E 83rd St #1998 New York, NY	2.0	1.0	525	$4,710	$8.97	24d	2	1.34mi
515 E 86th St Unit 1760 New York, NY	1.0	1.0	485	$5,420	$11.18	3d	1	1.35mi
515 E 86th St Unit 589 New York, NY	1.0	1.0	695	$6,070	$8.73	20d	1	1.35mi
501 E 87th St #2094 New York, NY	1.0	1.0	618	$7,890	$12.77	2d	2	1.37mi
1567 York Ave Unit 1021866P New York, NY	2.0	1.0	742	$5,910	$7.96	22d	1	1.38mi
515 E 72nd St Unit 17D New York, NY	1.0	1.0	687	$5,500	$8.01	24d	1	1.42mi
420 E 80th St #198 New York, NY	1.0	1.0	623	$4,760	$7.64	19d	1	1.43mi
2719 44th Dr Long Island City, NY	1.0	1.0	628	$4,945	$7.87	8d	2	1.45mi

HOA detail condo

• Monthly dues: $445 · $5,340/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $677,800 Active 81 DOM
2. 2026-06-17
   days on market $677,800 Active 80 DOM
3. 2026-06-15
   days on market $677,800 Active 78 DOM
4. 2026-06-13
   days on market $677,800 Active 76 DOM
5. 2026-06-10
   days on market $677,800 Active 72 DOM
6. 2026-06-08
   days on market $677,800 Active 71 DOM
7. 2026-06-08
   days on market $677,800 Active 70 DOM
8. 2026-06-04
   days on market $677,800 Active 67 DOM
9. 2026-06-03
   days on market $677,800 Active 66 DOM
10. 2026-06-01
    days on market $677,800 Active 64 DOM
11. 2026-05-31
    pricedays on market $677,800 Active 63 DOM
12. 2026-04-14
    price $685,000
13. 2026-03-30
    listed $691,000 Active
14. 2026-03-28
    historical $691,000
15. 2022-02-08
    soldstatus $619,000 Closed 1018-char remark

    Show marketing remark (1018 chars)

    Introducing the Alta, Astoria's premier 10 unit boutique condo residence. Exquisite one bedroom featuring eastern exposure with morning sunlight. Located in rear for your privacy with balcony that affords you the opportunity to enjoy coffee in the mornings or a glass of wine in the evenings. Kitchen features quartz countertops in beautiful white marble aesthetic with waterfall end with overhang. Frigidaire stainless steel kitchen appliances, elegant grey tile backsplash, classic white cabinetry and beautiful grey wide plan hardwood floors throughout. Also has under the counter Washer/Dryer combo unit. Spacious living room with recessed lighting & room to entertain. The bedroom has a double window & large closet for plenty of storage space. Your own independent system for central heating, air conditioning & hot water. Bathroom is chic with classic finishes & shower door. The building rooftop deck has Manhattan views. Close proximity to the N and W subway line & neighborhood amenities.

16. 2021-11-30
    status Pending 1018-char remark

    Show marketing remark (1018 chars)

    Introducing the Alta, Astoria's premier 10 unit boutique condo residence. Exquisite one bedroom featuring eastern exposure with morning sunlight. Located in rear for your privacy with balcony that affords you the opportunity to enjoy coffee in the mornings or a glass of wine in the evenings. Kitchen features quartz countertops in beautiful white marble aesthetic with waterfall end with overhang. Frigidaire stainless steel kitchen appliances, elegant grey tile backsplash, classic white cabinetry and beautiful grey wide plan hardwood floors throughout. Also has under the counter Washer/Dryer combo unit. Spacious living room with recessed lighting & room to entertain. The bedroom has a double window & large closet for plenty of storage space. Your own independent system for central heating, air conditioning & hot water. Bathroom is chic with classic finishes & shower door. The building rooftop deck has Manhattan views. Close proximity to the N and W subway line & neighborhood amenities.

17. 2021-11-09
    price $619,000 1018-char remark

    Show marketing remark (1018 chars)

    Introducing the Alta, Astoria's premier 10 unit boutique condo residence. Exquisite one bedroom featuring eastern exposure with morning sunlight. Located in rear for your privacy with balcony that affords you the opportunity to enjoy coffee in the mornings or a glass of wine in the evenings. Kitchen features quartz countertops in beautiful white marble aesthetic with waterfall end with overhang. Frigidaire stainless steel kitchen appliances, elegant grey tile backsplash, classic white cabinetry and beautiful grey wide plan hardwood floors throughout. Also has under the counter Washer/Dryer combo unit. Spacious living room with recessed lighting & room to entertain. The bedroom has a double window & large closet for plenty of storage space. Your own independent system for central heating, air conditioning & hot water. Bathroom is chic with classic finishes & shower door. The building rooftop deck has Manhattan views. Close proximity to the N and W subway line & neighborhood amenities.

18. 2021-07-06
    price $645,000 1018-char remark

    Show marketing remark (1018 chars)

    Introducing the Alta, Astoria's premier 10 unit boutique condo residence. Exquisite one bedroom featuring eastern exposure with morning sunlight. Located in rear for your privacy with balcony that affords you the opportunity to enjoy coffee in the mornings or a glass of wine in the evenings. Kitchen features quartz countertops in beautiful white marble aesthetic with waterfall end with overhang. Frigidaire stainless steel kitchen appliances, elegant grey tile backsplash, classic white cabinetry and beautiful grey wide plan hardwood floors throughout. Also has under the counter Washer/Dryer combo unit. Spacious living room with recessed lighting & room to entertain. The bedroom has a double window & large closet for plenty of storage space. Your own independent system for central heating, air conditioning & hot water. Bathroom is chic with classic finishes & shower door. The building rooftop deck has Manhattan views. Close proximity to the N and W subway line & neighborhood amenities.

19. 2021-06-07
    listed $699,000 Active 1018-char remark

    Show marketing remark (1018 chars)

    Introducing the Alta, Astoria's premier 10 unit boutique condo residence. Exquisite one bedroom featuring eastern exposure with morning sunlight. Located in rear for your privacy with balcony that affords you the opportunity to enjoy coffee in the mornings or a glass of wine in the evenings. Kitchen features quartz countertops in beautiful white marble aesthetic with waterfall end with overhang. Frigidaire stainless steel kitchen appliances, elegant grey tile backsplash, classic white cabinetry and beautiful grey wide plan hardwood floors throughout. Also has under the counter Washer/Dryer combo unit. Spacious living room with recessed lighting & room to entertain. The bedroom has a double window & large closet for plenty of storage space. Your own independent system for central heating, air conditioning & hot water. Bathroom is chic with classic finishes & shower door. The building rooftop deck has Manhattan views. Close proximity to the N and W subway line & neighborhood amenities.

ⓘ 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: $4,596 · $383/mo
• Projected year-2 tax: $8,025 · $669/mo
• Expected delta: +$3,429/yr (+$286/mo · 74.6%)

ⓘ 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 6/10 Major 6 d/yr ≥99°F today · 13 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: $55,195
• − Mortgage interest: −$37,967
• − Property taxes: −$4,596
• − Insurance: −$3,389
• − Repairs & maintenance: −$4,416
• − Management: −$4,416
• − HOA: −$5,340
• − Depreciation: −$19,718
• Taxable loss: −$24,647
• Est. tax savings @ 24.0%: +$5,915
• After-tax cash flow: $-6,459/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): 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

-2.0% since first listed

8 events — show timeline

• 2026-04-14 Price Changed $685,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-30 Listed $691,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-28 Coming Soon $691,000 OneKey® MLS as Distributed by MLS Grid
• 2022-02-08 Sold (MLS) $619,000 OneKey® MLS as Distributed by MLS Grid
• 2021-11-30 Pending — OneKey® MLS as Distributed by MLS Grid
• 2021-11-09 Price Changed $619,000 OneKey® MLS as Distributed by MLS Grid
• 2021-07-06 Price Changed $645,000 OneKey® MLS as Distributed by MLS Grid
• 2021-06-07 Listed $699,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+36.8%/yr

Latest (2025): $4,596 · +6.9% YoY. Source: county tax records.