33-04 91st St Unit 5L · New York, NY 11372

$290,000

2 bd · 1.0 ba · 900 sqft · SingleFamily · 254 Days on market

Built 1957

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Why this score? — see what drove the C- 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 +19.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +5.1/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Appreciation +3.2/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Listing remarks MLS

This two-bedroom co-op is located in a quiet part of Jackson Heights. Since renovations are needed, you can add your personal touches to make this home uniquely yours. The unit has a functional layout, with every room having a window, including the kitchen and bathroom, allowing natural light to fill the space. Upon entering, you'll find a spacious area with a double closet. This versatile space can serve as a dining area, reading nook, or office. Both bedrooms feature large closets, and there are two additional closets between the hallway and foyer. This well-maintained co-op has a monthly maintenance fee of $850, covering electricity, gas, taxes, heat, and hot water. Southridge Section Three offers several amenities such as an indoor bike rack, laundry facilities, and rentable storage. The property boasts a beautifully maintained lobby, courtyards, and a playground. Please note that parking has a waitlist. A 20% down payment and board approval are required. Subletting and dogs are not allowed, but cats are welcome. Conveniently, there are nearby restaurants, shopping, parks, and cafes.

Key facts

• Versatile space
• Large closets
• Functional layout

Tags

• FUNCTIONAL LAYOUT
• EVERY ROOM HAVING A WINDOW
• VERSATILE SPACE
• LARGE CLOSETS
• TWO ADDITIONAL CLOSETS
• WELL-MAINTAINED CO-OP

Property features AI

Finance

• HOA & community: Cooperative ownership

Exterior

• Parking: No carport; No designated parking
• Security: Fire escape; Smoke detector(s)
• Utilities: Electricity connected; Water connected; Public sewer; Trash collection (public)
• Home design: Stock cooperative; Six-story building; One level unit; Unit faces east (directions: heading east on 34th Avenue, then left onto 91st Street)
• Construction: Brick construction
• Exterior features: Courtyard; Fire escape; Smoke detector(s)

Interior

• Kitchen: Refrigerator
• Bedrooms: Located between 3rd and 5th floors
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Wall/window AC unit(s)
• Interior features: Eat-in kitchen; Bicycle room; Courtyard
• Laundry & utility: Common area laundry

🏢 Co-op / cooperative unit. The $290,000 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 single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $290k).
• Recommended offer: $255k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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.
• Market conditions: Rents soft (-0.6%/yr); 303 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• This rent runs 45% of the median local income ($79k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Queens County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 254 days — a 12% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1957 — 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 $255,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 254 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 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.01% ✓
• Cap rate: 7.61%
• Cash-on-cash: 4.71%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $854,100
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25-48 89th St	0.46mi	2/2.0	827 (-8%)	2mo	$785,000	$949	59

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -12.4%
• Equity multiple: 0.57×
• Total profit: $-35,285
• Equity at exit: $43,240

10-year hold

• IRR: -8.6%
• Equity multiple: 0.54×
• Total profit: $-37,730
• Equity at exit: $25,074

Cash invested: $81,200 (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 11372

• Home prices YoY: -1.5%
• Rents YoY: -0.6%
• Active inventory: 303
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,940 high
• Mortgage (P&I): −$1,521
• Tax est. 1.5%: −$362 /mo · $4,350/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$617
• Net cashflow: $318

Break-even live

Break-even rent $2,537

Max offer price $290,000

Occupancy floor 84%

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8910 35th Ave Unit E1L Jackson Heights, NY	2.0	1.0	850	$3,050	$3.59	24d	1	0.26mi
31-40 98th St Unit 2 Flushing, NY	1.0	1.0	800	$2,100	$2.62	7d	1	0.40mi
30-13 85th St Unit 2 Flushing, NY	3.0	1.0	1100	$3,800	$3.45	21d	1	0.48mi
98-07 37th Ave Flushing, NY	3.0	1.0	750	$3,350	$4.47	24d	1	0.50mi
3716 83rd St Jackson Heights, NY	1.0	1.0	700	$1,800	$2.57	18d	1	0.58mi
4050 Case St Elmhurst, NY	3.0	2.0	988	$3,900	$3.95	7d	1	0.59mi
31-47 102nd St Unit 2 fl Flushing, NY	2.0	1.0	650	$2,600	$4.00	24d	1	0.60mi
25-61 99th St Unit 2nd Fl Flushing, NY	2.0	1.0	780	$3,200	$4.10	24d	1	0.60mi
40-85 Denman St Unit 2 Elmhurst, NY	3.0	1.5	1100	$3,200	$2.91	19d	1	0.63mi
3730 103rd St Corona, NY	1.0	1.0	540	$1,800	$3.33	18d	1	0.72mi
2724 Gillmore St Unit 2 East Elmhurst, NY	1.0	1.0	576	$2,300	$3.99	24d	1	0.74mi
3260 106th St East Elmhurst, NY	1.0	1.0	600	$3,750	$6.25	7d	1	0.74mi
9707 24th Ave East Elmhurst, NY	3.0	1.5	1100	$4,500	$4.09	24d	1	0.76mi
9209 43rd Ave Unit 2 Elmhurst, NY	3.0	1.5	1100	$3,200	$2.91	24d	1	0.86mi
8360 Vietor Ave Unit 6P Elmhurst, NY	2.0	1.0	850	$2,650	$3.12	15d	1	0.87mi
91-04 43rd Ave Unit 2ND Elmhurst, NY	3.0	1.0	1100	$3,600	$3.27	24d	1	0.89mi
10302 42nd Ave Unit 4D Corona, NY	2.0	1.5	761	$3,400	$4.47	18d	1	0.96mi
4911 108th St Unit 4A Corona, NY	3.0	2.0	1027	$3,600	$3.51	17d	1	1.36mi
10869 50th Ave Corona, NY	3.0	1.0	912	$3,300	$3.62	24d	1	1.44mi

Listing history 11 events

1. 2026-06-18
   days on market $290,000 Active 254 DOM
2. 2026-06-17
   days on market $290,000 Active 253 DOM
3. 2026-06-15
   days on market $290,000 Active 251 DOM
4. 2026-06-13
   days on market $290,000 Active 249 DOM
5. 2026-06-10
   days on market $290,000 Active 245 DOM
6. 2026-06-08
   days on market $290,000 Active 244 DOM
7. 2026-06-03
   days on market $290,000 Active 239 DOM
8. 2026-06-01
   days on market $290,000 Active 237 DOM
9. 2026-05-31
   days on market $290,000 Active 236 DOM
10. 2025-10-07
    listed $290,000 Active

    Show marketing remark (1104 chars)

    This two-bedroom co-op is located in a quiet part of Jackson Heights. Since renovations are needed, you can add your personal touches to make this home uniquely yours. The unit has a functional layout, with every room having a window, including the kitchen and bathroom, allowing natural light to fill the space. Upon entering, you'll find a spacious area with a double closet. This versatile space can serve as a dining area, reading nook, or office. Both bedrooms feature large closets, and there are two additional closets between the hallway and foyer. This well-maintained co-op has a monthly maintenance fee of $850, covering electricity, gas, taxes, heat, and hot water. Southridge Section Three offers several amenities such as an indoor bike rack, laundry facilities, and rentable storage. The property boasts a beautifully maintained lobby, courtyards, and a playground. Please note that parking has a waitlist. A 20% down payment and board approval are required. Subletting and dogs are not allowed, but cats are welcome. Conveniently, there are nearby restaurants, shopping, parks, and cafes.

11. 2025-10-07
    listed $290,000 Active 1104-char remark

    Show marketing remark (1104 chars)

    This two-bedroom co-op is located in a quiet part of Jackson Heights. Since renovations are needed, you can add your personal touches to make this home uniquely yours. The unit has a functional layout, with every room having a window, including the kitchen and bathroom, allowing natural light to fill the space. Upon entering, you'll find a spacious area with a double closet. This versatile space can serve as a dining area, reading nook, or office. Both bedrooms feature large closets, and there are two additional closets between the hallway and foyer. This well-maintained co-op has a monthly maintenance fee of $850, covering electricity, gas, taxes, heat, and hot water. Southridge Section Three offers several amenities such as an indoor bike rack, laundry facilities, and rentable storage. The property boasts a beautifully maintained lobby, courtyards, and a playground. Please note that parking has a waitlist. A 20% down payment and board approval are required. Subletting and dogs are not allowed, but cats are welcome. Conveniently, there are nearby restaurants, shopping, parks, and cafes.

ⓘ 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: $35,279
• − Mortgage interest: −$16,245
• − Property taxes: −$4,350
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,822
• − Management: −$2,822
• − Depreciation: −$8,436
• Taxable loss: −$847
• Est. tax savings @ 24.0%: +$203
• After-tax cash flow: $4,024/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): 64,756
• Household income: $78,606
• Rent vs Own: 63.3% rent · 36.7% own
• Severe rent burden: 4836.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: Hispanic / Latino 55% Asian 21% Two or more races 21% White 18% Black 1%
• Hispanic origin (detail): Mexican 11% Puerto Rican 3% Dominican 5%
• Common ancestry: Romanian 1% Scotch-Irish 1% Lithuanian 1%
• Foreign-born: 60% · Canada, Jamaica, China
• Languages at home: 24% English-only · Spanish 51% Other Indo-European 11% 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: ▼ -3.57%
• Current HPI: 239.6404
• Rent YoY: ▼ -0.59%
• 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

+0.0% since first listed

2 events — show timeline

• 2025-10-07 Listed $290,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-07 Listed $290,000 RLS at REBNY