21-28 35 St Unit 1G · New York, NY 11105

$238,000

1 bd · 1.0 ba · 485 sqft · Condo · 78 Days on market

Built 1923

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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
• 1% rule +6.7/10.0
• Cash flow +6.2/30.0
• Schools +5.0/10.0
• Rent growth +4.2/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• DSCR +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* SWEET SERENE ASTORIA GEM * This delightful one bedroom is the perfect oasis to escape the frenzy of the day. Oversized windows to the north and south invite calming cross breeze and beautiful light into this lovingly renovated home. The large eat-in kitchen boasts Silestone counters and Maple Shaker-style cabinetry providing tremendous storage. The kitchen flows nicely into the living room through a generous archway; both rooms anchored by warm cherry wood floors and soaring ceilings. The bedroom accommodates a Queen-sized bed plus dressers, while the bathroom has been newly gut renovated in a crisp white palette with new vanity and medicine cabinet for all your storage needs. In addition to the 2 closets, you have an overhead storage area perfect for luggage. This treasure is discretely situated in Acropolis Gardens in the heart of thriving Astoria. Built Circa 1923, this prewar complex encompasses 16 buildings connected by private pathways of lush gardens and fountains. This is where you will enjoy a peaceful walk to the nearby shops, markets, restaurants and an easy Q/N train ride into midtown Manhattan. The building offers two laundry rooms, bike storage (outdoor), and a large attentive building staff. The Acropolis is also pet friendly and investor friendly! All this plus a super low maintenance make this a must see. Your new home awaits!

Key facts

• Windowed kitchen
• Natural light
• Windowed bathroom

Tags

• NATURAL LIGHT
• WINDOWED KITCHEN
• BUILT-IN CLOSET
• WINDOWED BATHROOM
• LANDSCAPED PRIVATE GARDENS
• MULTIPLE LAUNDRY FACILITIES

Property features AI

Finance

• HOA & community: Association: The Acropolis; Monthly additional assessment fee of $409 (assessment until June 2026)

Exterior

• Parking: No carport; No designated parking
• Utilities: Con Edison electric service; Public sewer; Water available; Electricity available; Cable available; Sewer connected
• Home design: Stock cooperative; One-level entry; 5-story building
• Construction: Brick construction
• Exterior features: Brick exterior; Not waterfront

Interior

• Kitchen: Refrigerator included
• Bedrooms: 3 rooms total (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Steam heating; No air conditioning
• Interior features: Eat-in kitchen; Primary bathroom; Walk-up building; Outdoor space (building)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $238k.

Deal economics

• At list price, monthly cash flow is $-438 ($-5k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $238k).
• Recommended offer: $224k (6.0% below list) — sets the bar for market timing.
• Cap rate 4.1% 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: Rents rising fast (+6.7%/yr); 112 active listings in the ZIP; solid renter incomes; 5,302 units permitted in Queens County in 2024 (4,918 in 5+ unit buildings).
• This rent runs 33% of the median local income ($102k/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 $7k 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 78 days — a 6% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y 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: HOA is 36% of rent; built in 1923 — 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 $223,720 (6.0% 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 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1923 — 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: 1.17% ✓
• Cap rate: 4.08%
• Cash-on-cash: -7.89%
• DSCR: 0.65
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.66% rent growth · sell at horizon

5-year hold

• IRR: -22.9%
• Equity multiple: 0.17×
• Total profit: $-55,234
• Equity at exit: $35,487

10-year hold

• IRR: -6.4%
• Equity multiple: 0.48×
• Total profit: $-34,535
• Equity at exit: $20,578

Cash invested: $66,640 (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 11105

• Home prices YoY: -11.2%
• Rents YoY: 6.7%
• Active inventory: 112
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,774 medium
• Mortgage (P&I): −$1,248
• Tax est. 1.5%: −$298 /mo · $3,570/yr
• Insurance: −$99
• HOA est. from 1 same-building comp: −$985
• Vacancy / Maint / Mgmt: −$583
• Net cashflow: $-438

Break-even live

Break-even rent $3,329

Max offer price $174,600

Occupancy floor —

Sensitivity live

Price	-10% $-274	-5% $-356	+0% $-438	+5% $-520	+10% $-603
Rent	-10% $-657	-5% $-548	+0% $-438	+5% $-329	+10% $-219
Rate	-1.0pp $-318	-0.5pp $-378	base $-438	+0.5pp $-500	+1.0pp $-563

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: $59,500
• Closing costs: $7,140
• Reserves months: —
• Total cash needed: —

HOA detail condo

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

Listing history 8 events

1. 2026-05-20
   status Pending
2. 2026-02-25
   listed $238,000 Active
3. 2024-02-02
   price $220,000 1368-char remark

   Show marketing remark (1368 chars)

   * SWEET SERENE ASTORIA GEM * This delightful one bedroom is the perfect oasis to escape the frenzy of the day. Oversized windows to the north and south invite calming cross breeze and beautiful light into this lovingly renovated home. The large eat-in kitchen boasts Silestone counters and Maple Shaker-style cabinetry providing tremendous storage. The kitchen flows nicely into the living room through a generous archway; both rooms anchored by warm cherry wood floors and soaring ceilings. The bedroom accommodates a Queen-sized bed plus dressers, while the bathroom has been newly gut renovated in a crisp white palette with new vanity and medicine cabinet for all your storage needs. In addition to the 2 closets, you have an overhead storage area perfect for luggage. This treasure is discretely situated in Acropolis Gardens in the heart of thriving Astoria. Built Circa 1923, this prewar complex encompasses 16 buildings connected by private pathways of lush gardens and fountains. This is where you will enjoy a peaceful walk to the nearby shops, markets, restaurants and an easy Q/N train ride into midtown Manhattan. The building offers two laundry rooms, bike storage (outdoor), and a large attentive building staff. The Acropolis is also pet friendly and investor friendly! All this plus a super low maintenance make this a must see. Your new home awaits!

4. 2016-09-15
   soldstatus $220,000 1368-char remark

   Show marketing remark (1368 chars)

   * SWEET SERENE ASTORIA GEM * This delightful one bedroom is the perfect oasis to escape the frenzy of the day. Oversized windows to the north and south invite calming cross breeze and beautiful light into this lovingly renovated home. The large eat-in kitchen boasts Silestone counters and Maple Shaker-style cabinetry providing tremendous storage. The kitchen flows nicely into the living room through a generous archway; both rooms anchored by warm cherry wood floors and soaring ceilings. The bedroom accommodates a Queen-sized bed plus dressers, while the bathroom has been newly gut renovated in a crisp white palette with new vanity and medicine cabinet for all your storage needs. In addition to the 2 closets, you have an overhead storage area perfect for luggage. This treasure is discretely situated in Acropolis Gardens in the heart of thriving Astoria. Built Circa 1923, this prewar complex encompasses 16 buildings connected by private pathways of lush gardens and fountains. This is where you will enjoy a peaceful walk to the nearby shops, markets, restaurants and an easy Q/N train ride into midtown Manhattan. The building offers two laundry rooms, bike storage (outdoor), and a large attentive building staff. The Acropolis is also pet friendly and investor friendly! All this plus a super low maintenance make this a must see. Your new home awaits!

5. 2015-05-27
   listed $290,000 1368-char remark

   Show marketing remark (1368 chars)

   * SWEET SERENE ASTORIA GEM * This delightful one bedroom is the perfect oasis to escape the frenzy of the day. Oversized windows to the north and south invite calming cross breeze and beautiful light into this lovingly renovated home. The large eat-in kitchen boasts Silestone counters and Maple Shaker-style cabinetry providing tremendous storage. The kitchen flows nicely into the living room through a generous archway; both rooms anchored by warm cherry wood floors and soaring ceilings. The bedroom accommodates a Queen-sized bed plus dressers, while the bathroom has been newly gut renovated in a crisp white palette with new vanity and medicine cabinet for all your storage needs. In addition to the 2 closets, you have an overhead storage area perfect for luggage. This treasure is discretely situated in Acropolis Gardens in the heart of thriving Astoria. Built Circa 1923, this prewar complex encompasses 16 buildings connected by private pathways of lush gardens and fountains. This is where you will enjoy a peaceful walk to the nearby shops, markets, restaurants and an easy Q/N train ride into midtown Manhattan. The building offers two laundry rooms, bike storage (outdoor), and a large attentive building staff. The Acropolis is also pet friendly and investor friendly! All this plus a super low maintenance make this a must see. Your new home awaits!

6. 2015-05-27
   listed $220,000 1368-char remark

   Show marketing remark (1368 chars)

   * SWEET SERENE ASTORIA GEM * This delightful one bedroom is the perfect oasis to escape the frenzy of the day. Oversized windows to the north and south invite calming cross breeze and beautiful light into this lovingly renovated home. The large eat-in kitchen boasts Silestone counters and Maple Shaker-style cabinetry providing tremendous storage. The kitchen flows nicely into the living room through a generous archway; both rooms anchored by warm cherry wood floors and soaring ceilings. The bedroom accommodates a Queen-sized bed plus dressers, while the bathroom has been newly gut renovated in a crisp white palette with new vanity and medicine cabinet for all your storage needs. In addition to the 2 closets, you have an overhead storage area perfect for luggage. This treasure is discretely situated in Acropolis Gardens in the heart of thriving Astoria. Built Circa 1923, this prewar complex encompasses 16 buildings connected by private pathways of lush gardens and fountains. This is where you will enjoy a peaceful walk to the nearby shops, markets, restaurants and an easy Q/N train ride into midtown Manhattan. The building offers two laundry rooms, bike storage (outdoor), and a large attentive building staff. The Acropolis is also pet friendly and investor friendly! All this plus a super low maintenance make this a must see. Your new home awaits!

7. 2004-03-04
   historical
8. 2004-01-29
   listed $109,000

ⓘ 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: $33,290
• − Mortgage interest: −$13,332
• − Property taxes: −$3,570
• − Insurance: −$1,190
• − Repairs & maintenance: −$2,663
• − Management: −$2,663
• − HOA: −$11,820
• − Depreciation: −$6,924
• Taxable loss: −$8,871
• Est. tax savings @ 24.0%: +$2,129
• After-tax cash flow: $-3,129/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): 37,936
• Household income: $102,012
• Rent vs Own: 74.5% rent · 25.5% own
• Severe rent burden: 2291.0

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 0.58)
• Race & ethnicity: White 60% Hispanic / Latino 22% Two or more races 11% Asian 10% Black 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 5% Dominican 2%
• Common ancestry: Romanian 3% Italian 1% Scotch-Irish 1%
• Foreign-born: 32% · Canada, Jamaica, Vietnam
• Languages at home: 53% English-only · Other Indo-European 17% Spanish 16% Arabic 6%

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: ▼ -62.96%
• Current HPI: 501.1392
• Rent YoY: ▲ 6.66%
• 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

+118.3% since first listed

8 events — show timeline

• 2026-05-20 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-02-25 Listed $238,000 OneKey® MLS as Distributed by MLS Grid
• 2024-02-02 Price Changed $220,000 RLS at REBNY
• 2016-09-15 Sold (MLS) $220,000 RLS at REBNY
• 2015-05-27 Listed $220,000 RLS at REBNY
• 2015-05-27 Listed $290,000 RLS at REBNY
• 2004-03-04 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2004-01-29 Listed $109,000 OneKey® MLS as Distributed by MLS Grid