138-25 31 Dr Unit 6L · New York, NY 11354

$298,000

1 bd · 1.0 ba · 748 sqft · Condo · 265 Days on market

Built 1957

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Why this score? — see what drove the F 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
• Schools +5.0/10.0
• Cash flow +4.5/30.0
• 1% rule +3.8/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Top-Floor 1 BR co-op in North Flushing. Bright and spacious located beautiful area, elevator building, laundry room, fitness center, conveniently close to shopping, schools, and transportation.

Key facts

• Fitness center
• Laundry room
• Elevator building

Tags

• TOP-FLOOR
• ELEVATOR BUILDING
• LAUNDRY ROOM
• FITNESS CENTER
• CONVENIENTLY CLOSE TO SHOPPING
• CONVENIENTLY CLOSE TO SCHOOLS

Property features AI

Exterior

• Parking: No carport; Other parking features
• Utilities: Sewer: Other; Utilities: See remarks
• Home design: Stock cooperative
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Cooktop; Refrigerator
• Bedrooms: 3 total rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; No central cooling
• Interior features: Other interior features

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $298k.

Deal economics

• At list price, monthly cash flow is $-769 ($-9k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $262k (12.1% below list).
• Recommended offer: $262k (12.1% below list) — sets the bar for 1% rule.
• Cap rate 3.2% vs local median 2.6% in New York — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 227 Louis Armstrong (math 52% / reading 69%, grade B+, #153 of 729 statewide, top 21%, 1,528 students, 68% FRL); Midwood High School (math 94% / reading 96%, grade A+, #83 of 1,100 statewide, top 8%, 4,062 students, 73% FRL).
• Market conditions: Rents rising (+2.8%/yr); 661 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $2,621/mo this rent would consume 48% of the median local household income ($66k/yr) (locally 4119% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 265 days — a 12% lower offer ($262k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent; 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 $262,088 (12.1% 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 265 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1957 — 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: 0.88% ✗
• Cap rate: 3.20%
• Cash-on-cash: -11.06%
• DSCR: 0.51
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.78% rent growth · sell at horizon

5-year hold

• IRR: -36.5%
• Equity multiple: -0.17×
• Total profit: $-97,321
• Equity at exit: $44,433

10-year hold

• IRR: -51.4%
• Equity multiple: -0.77×
• Total profit: $-148,063
• Equity at exit: $25,766

Cash invested: $83,440 (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 11354

• Home prices YoY: -33.9%
• Rents YoY: 2.8%
• Active inventory: 661
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,621 high
• Mortgage (P&I): −$1,563
• Tax est. 1.5%: −$372 /mo · $4,470/yr
• Insurance: −$124
• HOA est. from 2 same-building comps: −$780
• Vacancy / Maint / Mgmt: −$550
• Net cashflow: $-769

Break-even live

Break-even rent $3,594

Max offer price $186,737

Occupancy floor —

Sensitivity live

Price	-10% $-563	-5% $-666	+0% $-769	+5% $-872	+10% $-975
Rent	-10% $-976	-5% $-872	+0% $-769	+5% $-665	+10% $-562
Rate	-1.0pp $-619	-0.5pp $-693	base $-769	+0.5pp $-846	+1.0pp $-925

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: $74,500
• Closing costs: $8,940
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3132 Union St Unit 4G Flushing, NY	1.0	1.0	650	$2,400	$3.69	9d	1	0.13mi
3132 Union St Flushing, NY	1.0	1.0	625	$2,400	$3.84	20d	1	0.13mi
140-16 34th Ave Unit 308 Flushing, NY	—	1.0	600	$2,250	$3.75	26d	1	0.28mi
140-16 34th Ave Unit 412 Flushing, NY	—	1.0	600	$2,250	$3.75	8d	1	0.28mi
3532 Leavitt St Unit 11I Flushing, NY	—	1.0	422	$2,900	$6.87	6d	1	0.40mi
3371 Prince St Unit 13L Flushing, NY	1.0	1.0	452	$2,800	$6.19	26d	1	0.42mi
3371 Prince St Unit 8F Flushing, NY	2.0	2.0	716	$4,050	$5.66	17d	1	0.42mi
3371 Prince St Unit 8J Flushing, NY	2.0	2.0	741	$4,075	$5.50	17d	1	0.42mi
145-18 34th Ave Unit 8A Flushing, NY	1.0	2.0	700	$2,400	$3.43	3d	1	0.42mi
13812 Northern Blvd Unit 7F Flushing, NY	1.0	1.0	600	$2,500	$4.17	13d	1	0.43mi
13416 35th Ave Unit 7E Flushing, NY	2.0	2.0	681	$3,300	$4.85	26d	1	0.46mi
13675 37th Ave Unit 3H Flushing, NY	1.0	1.0	750	$3,500	$4.67	1d	1	0.53mi
14424 37th Ave Unit 5B Flushing, NY	2.0	1.0	560	$2,800	$5.00	26d	1	0.58mi
13336 37th Ave Unit 3K Flushing, NY	—	1.0	500	$3,200	$6.40	26d	1	0.73mi
14943 35th Ave Flushing, NY	1.0	1.0	775	$2,450	$3.16	4d	2	0.73mi
149-35 Northern Blvd Unit 4Z Flushing, NY	—	1.0	500	$1,800	$3.60	20d	1	0.74mi
14943 35th Ave Flushing, NY	1.0	1.0	750	$2,400	$3.20	3d	1	0.74mi
13327 39th Ave Unit 3N Flushing, NY	1.0	1.0	720	$3,600	$5.00	26d	1	0.76mi
3916 Prince St Flushing, NY	1.0	1.0	530	$2,900	$5.47	17d	2	0.76mi
13680 41st Ave Unit 7D Flushing, NY	—	1.0	428	$2,650	$6.19	6d	1	0.77mi
14427 Sanford Ave Unit 7G Flushing, NY	2.0	1.0	655	$3,500	$5.34	26d	1	0.87mi
149-08 41st Ave Unit 3rd Floor Flushing, NY	1.0	1.0	675	$1,850	$2.74	20d	1	0.91mi
25-05 124th St Fl 1 Flushing, NY	2.0	1.0	750	$2,300	$3.07	20d	1	0.91mi
133-08 41st Rd Flushing, NY	2.0	1.0	700	$2,300	$3.29	26d	1	0.94mi
4105 College Point Blvd Unit 5I Flushing, NY	2.0	2.0	600	$2,600	$4.33	6d	1	0.97mi
13105 40th Rd Flushing, NY	2.0	1.0–2.0	762	$3,675	$4.82	5d	3	1.05mi
13105 40th Rd Flushing, NY	1.0	1.0	626	$3,350	$5.35	20d	3	1.05mi
132-30 Sanford Ave Unit 4Af Queens, NY	1.0	1.0	470	$2,300	$4.89	26d	1	1.05mi
13203 Sanford Ave Unit 7E Flushing, NY	2.0	2.0	702	$2,800	$3.99	26d	1	1.05mi
14065 Beech Ave Unit 6J Flushing, NY	—	1.0	366	$2,000	$5.46	8d	1	1.06mi
13434 Franklin Ave Unit 4E Flushing, NY	1.0	1.0	477	$2,800	$5.87	3d	1	1.13mi
13239 Pople Ave Unit 6D Flushing, NY	1.0	1.0	750	$2,500	$3.33	6d	1	1.13mi
20-22 College Point Blvd Unit 3B Flushing, NY	2.0	1.0	700	$2,600	$3.71	26d	1	1.18mi
13208 Pople Ave Unit 4A Flushing, NY	1.0	1.0	650	$2,500	$3.85	26d	1	1.18mi
13226 Avery Ave Unit 8A Flushing, NY	2.0	2.0	725	$2,800	$3.86	5d	1	1.22mi

HOA detail condo

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

Listing history 11 events

1. 2026-06-21
   days on market $298,000 Active 265 DOM
2. 2026-06-18
   days on market $298,000 Active 262 DOM
3. 2026-06-17
   days on market $298,000 Active 261 DOM
4. 2026-06-15
   days on market $298,000 Active 259 DOM
5. 2026-06-13
   days on market $298,000 Active 257 DOM
6. 2026-06-10
   days on market $298,000 Active 253 DOM
7. 2026-06-08
   days on market $298,000 Active 252 DOM
8. 2026-06-03
   days on market $298,000 Active 247 DOM
9. 2026-06-01
   days on market $298,000 Active 245 DOM
10. 2026-05-31
    days on market $298,000 Active 244 DOM
11. 2025-09-29
    listed $298,000 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 (shaded) · 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 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,451
• − Mortgage interest: −$16,693
• − Property taxes: −$4,470
• − Insurance: −$1,490
• − Repairs & maintenance: −$2,516
• − Management: −$2,516
• − HOA: −$9,360
• − Depreciation: −$8,669
• Taxable loss: −$14,263
• Est. tax savings @ 24.0%: +$3,423
• After-tax cash flow: $-5,804/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): 53,028
• Household income: $66,010
• Rent vs Own: 57.6% rent · 42.4% own
• Severe rent burden: 4119.0

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: Majority Asian (64%)
• Race & ethnicity: Asian 64% White 15% Hispanic / Latino 14% Two or more races 6% Black 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Dominican 2%
• Common ancestry: Romanian 1% Italian 1%
• Foreign-born: 66% · China, Canada, South Korea
• Languages at home: 22% English-only · Chinese 43% Spanish 14% Korean 11%

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: ▼ -131.64%
• Current HPI: 257.0828
• Rent YoY: ▲ 2.78%
• 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

1 event — show timeline

• 2025-09-29 Listed $298,000 OneKey® MLS as Distributed by MLS Grid