113-15 34 Unit 5C · New York, NY 11368

$245,000

2 bd · 1.0 ba · 850 sqft · Condo · 135 Days on market

Built 1953

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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 +28.2/30.0
• DSCR +10.0/10.0
• Appreciation +8.7/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great opportunity to own a decent 2 bedrooms apartment in booming Corona area, close to Northern Blvd and Grand central Pkwy, steps from Citi Field Mets stadium, walkable distance from 7 train station, This co-op apartment will provide a super comfortable living experience and great city view from your living room, all rooms with nice size windows and access of plenty of freshy air and Sunlight, hardwood floor throughout and a lot of storage spaces and closets, it definitely a rare opportunity for starter home.

Key facts

• Unobstructed views
• Updated kitchen
• Parking

Tags

• UPDATED KITCHEN
• UNOBSTRUCTED VIEWS
• AMENITY-RICH NEIGHBORHOOD

Property features AI

Finance

• Other: Living area reported from other source
• HOA & community: Additional monthly fee of $56.09; Community includes parks and sidewalks

Exterior

• Parking: One parking space (waitlist)
• Utilities: Electric service by Con-Edison; Public sewer; Natural gas available; Electricity available
• Home design: Stock cooperative; One level; Entry level: 3
• Construction: Brick construction; Brick/mortar foundation; Built as part of a 6-story building
• Exterior features: Outdoor space

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: Unit includes bedroom on the first floor
• Flooring: Wood flooring
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; No central cooling
• Interior features: First-floor bedroom; First-floor full bath; Common basement; Common outdoor space; Pets allowed — contact for details
• Laundry & utility: Common area laundry

🏢 Co-op / cooperative unit. The $245,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $245k.

Deal economics

• At list price, monthly cash flow is $776 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $245k).
• Recommended offer: $216k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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: 243 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $3,125/mo this rent would consume 52% 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 $20k of equity ($2k loan paydown + $18k appreciation (7.4% local appreciation)).
• Queens County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (7.4% appreciation + 3.0% rent growth), your $69k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 13y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $215,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.28% ✓
• Cap rate: 10.09%
• Cash-on-cash: 13.57%
• DSCR: 1.60
• GRM: 6.5

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: 29.4%
• Equity multiple: 3.06×
• Total profit: $141,066
• Equity at exit: $176,217

10-year hold

• IRR: 26.6%
• Equity multiple: 6.43×
• Total profit: $372,696
• Equity at exit: $340,733

Cash invested: $68,600 (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: 243
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $3,125 high
• Mortgage (P&I): −$1,285
• Tax est. 1.5%: −$306 /mo · $3,675/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$656
• Net cashflow: $776

Break-even live

Break-even rent $2,143

Max offer price $245,000

Occupancy floor 70%

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: $61,250
• Closing costs: $7,350
• 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	$3,750	$6.25	7d	1	0.37mi
31-47 102nd St Unit 2 fl Flushing, NY	2.0	1.0	650	$2,600	$4.00	24d	1	0.58mi
3730 103rd St Corona, NY	1.0	1.0	540	$1,800	$3.33	19d	1	0.58mi
2724 Gillmore St Unit 2 East Elmhurst, NY	1.0	1.0	576	$2,300	$3.99	24d	1	0.67mi
10302 42nd Ave Unit 4D Corona, NY	2.0	1.5	761	$3,400	$4.47	19d	1	0.78mi
98-07 37th Ave Flushing, NY	3.0	1.0	750	$3,350	$4.47	24d	1	0.78mi
31-40 98th St Unit 2 Flushing, NY	1.0	1.0	800	$2,100	$2.62	7d	1	0.80mi
25-61 99th St Unit 2nd Fl Flushing, NY	2.0	1.0	780	$3,200	$4.10	24d	1	0.83mi
10869 50th Ave Corona, NY	3.0	1.0	912	$3,300	$3.62	24d	1	0.87mi
4911 108th St Unit 4A Corona, NY	3.0	2.0	1027	$3,600	$3.51	17d	1	0.90mi
13105 40th Rd Flushing, NY	2.0	1.0–2.0	762	$4,500	$5.90	3d	3	1.03mi
13105 40th Rd Flushing, NY	1.0	1.0	626	$3,350	$5.35	19d	3	1.03mi
9707 24th Ave East Elmhurst, NY	3.0	1.5	1100	$4,500	$4.09	24d	1	1.06mi
54-01 108th St Unit 2R Flushing, NY	2.0	1.0	1000	$3,050	$3.05	24d	1	1.10mi
4028 College Point Blvd #912 Flushing, NY	2.0	2.0	1083	$4,200	$3.88	24d	1	1.12mi
13101 40th Rd Unit 2P Flushing, NY	1.0	1.0	761	$3,300	$4.34	24d	1	1.13mi
4022 College Point Blvd Flushing, NY	1.0–2.0	1.0–2.0	983	$4,000	$4.07	24d	2	1.13mi
13327 39th Ave Unit 3N Flushing, NY	1.0	1.0	720	$3,600	$5.00	24d	1	1.18mi
4105 College Point Blvd Unit 5I Flushing, NY	2.0	2.0	600	$2,600	$4.33	4d	1	1.19mi
4142 College Point Blvd Unit 6A Flushing, NY	2.0	2.0	868	$3,000	$3.46	2d	1	1.20mi
13119 Fowler Ave Unit 7C Flushing, NY	2.0	2.0	810	$3,300	$4.07	19d	1	1.21mi
8910 35th Ave Unit E1L Jackson Heights, NY	2.0	1.0	850	$3,050	$3.59	24d	1	1.21mi
13203 Sanford Ave Unit 7E Flushing, NY	2.0	2.0	702	$2,800	$3.99	24d	1	1.23mi
13222 41st Rd #501 Flushing, NY	2.0	2.0	843	$3,400	$4.03	24d	1	1.24mi
4050 Case St Elmhurst, NY	3.0	2.0	988	$3,900	$3.95	7d	1	1.25mi
40-85 Denman St Unit 2 Elmhurst, NY	3.0	1.5	1100	$3,200	$2.91	20d	1	1.26mi
3916 Prince St Flushing, NY	1.0	1.0	530	$2,900	$5.47	15d	2	1.27mi
13416 35th Ave Unit 7E Flushing, NY	2.0	2.0	681	$3,300	$4.85	24d	1	1.29mi
3371 Prince St Unit 6K Flushing, NY	2.0	2.0	768	$4,000	$5.21	15d	1	1.29mi
3371 Prince St Unit 8J Flushing, NY	2.0	2.0	741	$4,075	$5.50	15d	1	1.29mi
3371 Prince St Unit 8F Flushing, NY	2.0	2.0	716	$4,050	$5.66	15d	1	1.29mi
3371 Prince St Unit 7C Flushing, NY	2.0	2.0	773	$4,025	$5.21	15d	1	1.29mi
13208 Pople Ave Unit 4A Flushing, NY	1.0	1.0	650	$2,500	$3.85	24d	1	1.30mi
133-08 41st Rd Flushing, NY	2.0	1.0	700	$2,300	$3.29	24d	1	1.32mi
9209 43rd Ave Unit 2 Elmhurst, NY	3.0	1.5	1100	$3,200	$2.91	24d	1	1.33mi
13239 Pople Ave Unit 6D Flushing, NY	1.0	1.0	750	$2,500	$3.33	4d	1	1.33mi
13226 Avery Ave Unit 8A Flushing, NY	2.0	2.0	725	$2,800	$3.86	4d	1	1.34mi
137-02 Northern Blvd Unit 6K Flushing, NY	2.0	1.0	900	$2,850	$3.17	11d	1	1.37mi
133-38 Avery Ave Unit 3F-B Flushing, NY	2.0	2.0	884	$2,600	$2.94	24d	1	1.39mi
91-04 43rd Ave Unit 2ND Elmhurst, NY	3.0	1.0	1100	$3,600	$3.27	24d	1	1.40mi

HOA detail condo

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

Listing history 28 events

1. 2026-06-18
   days on market $245,000 Active 135 DOM
2. 2026-06-17
   days on market $245,000 Active 134 DOM
3. 2026-06-15
   days on market $245,000 Active 132 DOM
4. 2026-06-13
   days on market $245,000 Active 130 DOM
5. 2026-06-10
   days on market $245,000 Active 126 DOM
6. 2026-06-08
   days on market $245,000 Active 125 DOM
7. 2026-06-04
   days on market $245,000 Active 121 DOM
8. 2026-06-03
   days on market $245,000 Active 120 DOM
9. 2026-06-01
   days on market $245,000 Active 118 DOM
10. 2026-05-31
    days on market $245,000 Active 117 DOM
11. 2026-04-27
    price $245,000
12. 2026-02-03
    listed $259,999 Active
13. 2025-09-08
    soldstatus $215,000 Closed 516-char remark

    Show marketing remark (516 chars)

    Great opportunity to own a decent 2 bedrooms apartment in booming Corona area, close to Northern Blvd and Grand central Pkwy, steps from Citi Field Mets stadium, walkable distance from 7 train station, This co-op apartment will provide a super comfortable living experience and great city view from your living room, all rooms with nice size windows and access of plenty of freshy air and Sunlight, hardwood floor throughout and a lot of storage spaces and closets, it definitely a rare opportunity for starter home.

14. 2025-06-19
    status Pending 516-char remark

    Show marketing remark (516 chars)

    Great opportunity to own a decent 2 bedrooms apartment in booming Corona area, close to Northern Blvd and Grand central Pkwy, steps from Citi Field Mets stadium, walkable distance from 7 train station, This co-op apartment will provide a super comfortable living experience and great city view from your living room, all rooms with nice size windows and access of plenty of freshy air and Sunlight, hardwood floor throughout and a lot of storage spaces and closets, it definitely a rare opportunity for starter home.

15. 2025-04-25
    listed $235,000 Active 516-char remark

    Show marketing remark (516 chars)

    Great opportunity to own a decent 2 bedrooms apartment in booming Corona area, close to Northern Blvd and Grand central Pkwy, steps from Citi Field Mets stadium, walkable distance from 7 train station, This co-op apartment will provide a super comfortable living experience and great city view from your living room, all rooms with nice size windows and access of plenty of freshy air and Sunlight, hardwood floor throughout and a lot of storage spaces and closets, it definitely a rare opportunity for starter home.

16. 2025-04-23
    historical $235,000 516-char remark

    Show marketing remark (516 chars)

    Great opportunity to own a decent 2 bedrooms apartment in booming Corona area, close to Northern Blvd and Grand central Pkwy, steps from Citi Field Mets stadium, walkable distance from 7 train station, This co-op apartment will provide a super comfortable living experience and great city view from your living room, all rooms with nice size windows and access of plenty of freshy air and Sunlight, hardwood floor throughout and a lot of storage spaces and closets, it definitely a rare opportunity for starter home.

17. 2025-03-22
    historical
18. 2024-09-26
    listed $215,000 Active
19. 2021-06-18
    soldstatus $178,000 Closed
20. 2021-03-11
    status Pending
21. 2020-10-12
    listed $186,000 Active
22. 2020-09-30
    historical
23. 2020-01-01
    listed $185,000 New
24. 2014-10-19
    soldstatus $123,000
25. 2014-10-19
    soldstatus $123,000 Closed
26. 2013-12-30
    status Under Contract
27. 2013-08-30
    listed $129,721 New
28. 2013-08-29
    listed $129,721

ⓘ 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: $37,503
• − Mortgage interest: −$13,724
• − Property taxes: −$3,675
• − Insurance: −$1,225
• − Repairs & maintenance: −$3,000
• − Management: −$3,000
• − Depreciation: −$7,127
• Taxable income: $5,752
• Est. tax owed @ 24.0%: −$1,380
• After-tax cash flow: $7,930/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

+88.9% since first listed

18 events — show timeline

• 2026-04-27 Price Changed $245,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-03 Listed $259,999 OneKey® MLS as Distributed by MLS Grid
• 2025-09-08 Sold (MLS) $215,000 OneKey® MLS as Distributed by MLS Grid
• 2025-06-19 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-04-25 Listed $235,000 OneKey® MLS as Distributed by MLS Grid
• 2025-04-23 Coming Soon $235,000 OneKey® MLS as Distributed by MLS Grid
• 2025-03-22 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-09-26 Listed $215,000 OneKey® MLS as Distributed by MLS Grid
• 2021-06-18 Sold (MLS) $178,000 OneKey® MLS as Distributed by MLS Grid
• 2021-03-11 Pending — OneKey® MLS as Distributed by MLS Grid
• 2020-10-12 Listed $186,000 OneKey® MLS as Distributed by MLS Grid
• 2020-09-30 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-01-01 Listed $185,000 OneKey® MLS as Distributed by MLS Grid
• 2014-10-19 Sold (MLS) $123,000 MLSLI
• 2014-10-19 Sold (MLS) $123,000 OneKey® MLS as Distributed by MLS Grid
• 2013-12-30 Pending — MLSLI
• 2013-08-30 Listed $129,721 MLSLI
• 2013-08-29 Listed $129,721 OneKey® MLS as Distributed by MLS Grid