11225 34th Ave Unit 3e · New York, NY 11368

$175,500

1 bd · 1.0 ba · 550 sqft · Condo · 112 Days on market

Built 1960

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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 +11.8/30.0
• 1% rule +10.0/10.0
• Appreciation +8.7/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• DSCR +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

WELCOME TO THIS FANTASTIC ONE BEDROOM CO-OP, LOCATED ON THE THIRD FLOOR OF A SIX-STORY BUILDING, THIS BRIGHT CORNER APARTMENT COMBINES CLASSIC CHARACTER WITH THOUGHTFUL UPDATES. THE HOME FEATURES HARDWOOD FLOORS THROUGHOUT AND A FUNCTIONAL LAYOUT WITH EXCELLENT NATURAL LIGHT. UPON ENTRY, A COAT CLOSET AND DINING AREA LEAD TO THE RENOVATED KITCHEN, WHICH INCLUDES CHERRY STAINED CABINETS, GRANITE COUNTERTOPS, A TILED BACKSPLASH, A TILED FLOOR, AND STAINLESS STEEL APPLIANCES. THE KITCHENS LARGE WINDOW ENHANCES BOTH LIGHT AND VENTILATION. THE SPACIOUS LIVING ROOM FEATURES A DOUBLE WINDOW AND HARDWOOD FLOORS. A HALLWAY WITH A LINEN CLOSET CONNECTS TO THE BEDROOM AND BATHROOM. THE BEDROOM SITS IN

Key facts

• Tiled backsplash
• Renovated kitchen
• Tiled floor

Tags

• HARDWOOD FLOORS
• RENOVATED KITCHEN
• CHERRY STAINED CABINETS
• GRANITE COUNTERTOPS
• TILED BACKSPLASH
• TILED FLOOR

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $176k.

Deal economics

• At list price, monthly cash flow is $-47 ($-560/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $176k).
• Recommended offer: $160k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.0% 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; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 5,302 units permitted in Queens County in 2024 (4,918 in 5+ unit buildings).
• This rent runs 44% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $14k of equity ($1k loan paydown + $13k 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 $49k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y 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.
• Current owner paid $126k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.
• 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 $159,705 (9.0% 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 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — 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. 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: 1.52% ✓
• Cap rate: 5.97%
• Cash-on-cash: -1.14%
• DSCR: 0.95
• GRM: 5.5

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: 17.9%
• Equity multiple: 2.29×
• Total profit: $63,265
• Equity at exit: $126,229

10-year hold

• IRR: 17.2%
• Equity multiple: 4.81×
• Total profit: $187,045
• Equity at exit: $244,076

Cash invested: $49,140 (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: 5.5×

Monthly cashflow live

• Estimated rent: $2,671 high
• Mortgage (P&I): −$920
• Tax est. 1.5%: −$219 /mo · $2,632/yr
• Insurance: −$73
• HOA est. from 1 same-building comp: −$944
• Vacancy / Maint / Mgmt: −$561
• Net cashflow: $-47

Break-even live

Break-even rent $2,730

Max offer price $168,742

Occupancy floor 97%

Sensitivity live

Price	-10% $75	-5% $14	+0% $-47	+5% $-107	+10% $-168
Rent	-10% $-258	-5% $-152	+0% $-47	+5% $59	+10% $164
Rate	-1.0pp $42	-0.5pp $-2	base $-47	+0.5pp $-92	+1.0pp $-138

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: $43,875
• Closing costs: $5,265
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3260 106th St East Elmhurst, NY	1.0	1.0	600	$3,250	$5.42	0d	1	0.37mi
3730 103rd St Corona, NY	1.0	1.0	540	$1,800	$3.33	20d	1	0.54mi
31-47 102nd St Unit 2 fl Flushing, NY	2.0	1.0	650	$2,600	$4.00	26d	1	0.60mi
10006 32nd Ave East Elmhurst, NY	1.0	1.0	500	$2,500	$5.00	12d	1	0.67mi
2724 Gillmore St Unit 2 East Elmhurst, NY	1.0	1.0	576	$2,300	$3.99	26d	1	0.71mi
13105 40th Rd Flushing, NY	2.0	1.0–2.0	762	$3,675	$4.82	4d	3	1.02mi
13105 40th Rd Flushing, NY	1.0	1.0	626	$3,350	$5.35	20d	3	1.02mi
4105 College Point Blvd Unit 5I Flushing, NY	2.0	2.0	600	$2,600	$4.33	5d	1	1.19mi
13336 37th Ave Unit 3K Flushing, NY	—	1.0	500	$3,200	$6.40	26d	1	1.19mi
13327 39th Ave Unit 3N Flushing, NY	1.0	1.0	720	$3,600	$5.00	26d	1	1.19mi
13203 Sanford Ave Unit 7E Flushing, NY	2.0	2.0	702	$2,800	$3.99	26d	1	1.22mi
132-30 Sanford Ave Unit 4Af Queens, NY	1.0	1.0	470	$2,300	$4.89	26d	1	1.27mi
3916 Prince St Flushing, NY	1.0	1.0	530	$2,900	$5.47	16d	2	1.28mi
13208 Pople Ave Unit 4A Flushing, NY	1.0	1.0	650	$2,500	$3.85	26d	1	1.28mi
13239 Pople Ave Unit 6D Flushing, NY	1.0	1.0	750	$2,500	$3.33	5d	1	1.32mi
13416 35th Ave Unit 7E Flushing, NY	2.0	2.0	681	$3,300	$4.85	26d	1	1.32mi
133-08 41st Rd Flushing, NY	2.0	1.0	700	$2,300	$3.29	26d	1	1.32mi
3371 Prince St Unit 8J Flushing, NY	2.0	2.0	741	$4,075	$5.50	16d	1	1.32mi
3371 Prince St Unit 8F Flushing, NY	2.0	2.0	716	$4,050	$5.66	16d	1	1.32mi
3371 Prince St Unit 13L Flushing, NY	1.0	1.0	452	$2,800	$6.19	26d	1	1.32mi
13226 Avery Ave Unit 8A Flushing, NY	2.0	2.0	725	$2,800	$3.86	5d	1	1.33mi
37-27 86th St Unit 6N Flushing, NY	—	1.0	650	$1,900	$2.92	26d	1	1.38mi
13434 Franklin Ave Unit 4E Flushing, NY	1.0	1.0	477	$2,800	$5.87	2d	1	1.45mi
25-05 124th St Fl 1 Flushing, NY	2.0	1.0	750	$2,300	$3.07	20d	1	1.47mi

HOA detail condo

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

Listing history 24 events

1. 2026-06-21
   days on market $175,500 Active 112 DOM
2. 2026-06-18
   days on market $175,500 Active 109 DOM
3. 2026-06-17
   days on market $175,500 Active 108 DOM
4. 2026-06-15
   days on market $175,500 Active 106 DOM
5. 2026-06-13
   days on market $175,500 Active 104 DOM
6. 2026-06-10
   days on market $175,500 Active 100 DOM
7. 2026-06-08
   days on market $175,500 Active 99 DOM
8. 2026-06-03
   days on market $175,500 Active 94 DOM
9. 2026-06-01
   days on market $175,500 Active 92 DOM
10. 2026-05-31
    days on market $175,500 Active 91 DOM
11. 2026-02-25
    listed $175,500 Active
12. 2026-02-18
    historical
13. 2026-01-05
    price $195,000
14. 2025-10-17
    listed $199,000 Active
15. 2025-08-01
    historical
16. 2025-05-09
    price $189,999
17. 2025-04-25
    listed $198,000 Active
18. 2025-04-09
    historical
19. 2024-11-20
    listed $235,000 Active
20. 2017-10-02
    soldstatus $126,000 Closed
21. 2017-02-17
    status Under Contract
22. 2017-01-26
    listed $120,999 New
23. 2016-11-01
    historical
24. 2016-04-22
    listed $110,000 New

ⓘ 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: $32,053
• − Mortgage interest: −$9,831
• − Property taxes: −$2,632
• − Insurance: −$878
• − Repairs & maintenance: −$2,564
• − Management: −$2,564
• − HOA: −$11,328
• − Depreciation: −$5,105
• Taxable loss: −$2,850
• Est. tax savings @ 24.0%: +$684
• After-tax cash flow: $124/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

+59.5% since first listed

14 events — show timeline

• 2026-02-25 Listed $175,500 Fizber.com
• 2026-02-18 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-01-05 Price Changed $195,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-17 Listed $199,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-05-09 Price Changed $189,999 OneKey® MLS as Distributed by MLS Grid
• 2025-04-25 Listed $198,000 OneKey® MLS as Distributed by MLS Grid
• 2025-04-09 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-11-20 Listed $235,000 OneKey® MLS as Distributed by MLS Grid
• 2017-10-02 Sold (MLS) $126,000 OneKey® MLS as Distributed by MLS Grid
• 2017-02-17 Pending — OneKey® MLS as Distributed by MLS Grid
• 2017-01-26 Listed $120,999 OneKey® MLS as Distributed by MLS Grid
• 2016-11-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2016-04-22 Listed $110,000 OneKey® MLS as Distributed by MLS Grid