34-36 110th St · New York, NY 11368

$1,699,000

66 bd · 36.0 ba · 4,880 sqft · MultiFamily public records · 407 Days on market

Built 2006 2,000 sqft lot

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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 +27.6/30.0
• DSCR +9.7/10.0
• Appreciation +8.7/10.0
• 1% rule +7.5/10.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 6 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Elmhurst Investment Opportunity - 6.5 Cap Rate! Built in 2008, this well-maintained 4-story, 6-unit multifamily building with 1 commercial space offers a high-yield 6.5 cap rate in the heart of Elmhurst, Queens. Spanning 4,880 SF, the building sits on a 20 ft x 100 ft lot and benefits from a 421a tax abatement. Mix of 1-2-3 bedrooms, fully occupied, the property features separately metered electric and gas. . The heating system is also separately metered, ensuring low operating costs. Strong rental income, and a prime location make this an exceptional turn-key investment opportunity. Don't miss out on this rare find-

Key facts

• 2,000 sq ft lot
• Built 2006
• Listed 407 days

Property features AI

Finance

• HOA & community: Pets allowed in building (restrictions apply)

Exterior

• Home design: 4-story building; Entry level at street level; Green building
• Exterior features: Private outdoor space (over 60 sqft); Lot roughly 100 x 20 ft

Interior

• Bedrooms: 6 units (total)
• Bathrooms: 6 full bathrooms
• Heating & cooling: Wall unit cooling
• Interior features: Smoke-free building; Basement (other)
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 6 × 11-bed/6.0-bath units multifamily listed at $1.70M.

Deal economics

• At list price, monthly cash flow is $5k ($61k/yr) — positive. Per door: $848/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($21k rent vs $1.70M).
• Recommended offer: $1.50M (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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; 5,302 units permitted in Queens County in 2024 (4,918 in 5+ unit buildings).
• At $21,303/mo this rent would consume 354% 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 $137k of equity ($12k loan paydown + $126k 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 $476k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$220k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 407 days — a 12% lower offer ($1.50M) 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.
• Current owner paid $750k; list at $1.70M implies a 127% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $1,495,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 407 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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: 1.25% ✓
• Cap rate: 9.89%
• Cash-on-cash: 12.83%
• DSCR: 1.57
• GRM: 6.6

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: 28.8%
• Equity multiple: 3.02×
• Total profit: $959,630
• Equity at exit: $1,222,012

10-year hold

• IRR: 26.1%
• Equity multiple: 6.35×
• Total profit: $2,544,329
• Equity at exit: $2,362,882

Cash invested: $475,720 (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: 39.9×

Monthly cashflow live

• Estimated rent: $21,303 medium
• Mortgage (P&I): −$8,910
• Tax est. 1.5%: −$2,124 /mo · $25,485/yr
• Insurance: −$708
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,474
• Net cashflow: $5,088

Break-even live

Break-even rent $14,863

Max offer price $1,699,000

Occupancy floor 71%

6-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 6× units	11	6	$21,306
Total (6 units)			$21,303

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: $424,750
• Closing costs: $50,970
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $1,699,000 Active 407 DOM
2. 2026-06-17
   days on market $1,699,000 Active 406 DOM
3. 2026-06-15
   days on market $1,699,000 Active 404 DOM
4. 2026-06-13
   days on market $1,699,000 Active 402 DOM
5. 2026-06-10
   days on market $1,699,000 Active 398 DOM
6. 2026-06-08
   days on market $1,699,000 Active 397 DOM
7. 2026-06-03
   days on market $1,699,000 Active 392 DOM
8. 2026-06-01
   days on market $1,699,000 Active 390 DOM
9. 2026-05-31
   days on market $1,699,000 Active 389 DOM
10. 2025-11-12
    price $1,699,000
11. 2025-08-29
    status Active
12. 2025-04-07
    listed $1,750,000 Active
13. 2005-05-18
    soldstatus $750,000
14. 1994-01-03
    soldstatus $130,000
15. 1993-09-24
    soldstatus $170,000
16. 1987-06-12
    soldstatus $125,000

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $255,636
• − Mortgage interest: −$95,170
• − Property taxes: −$25,485
• − Insurance: −$8,495
• − Repairs & maintenance: −$20,451
• − Management: −$20,451
• − Depreciation: −$49,425
• Taxable income: $36,158
• Est. tax owed @ 24.0%: −$8,678
• After-tax cash flow: $52,378/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

+1259.2% since first listed

7 events — show timeline

• 2025-11-12 Price Changed $1,699,000 RLS at REBNY
• 2025-08-29 Relisted — RLS at REBNY
• 2025-04-07 Listed $1,750,000 RLS at REBNY
• 2005-05-18 Sold (Public Records) $750,000 Public Records
• 1994-01-03 Sold (Public Records) $130,000 Public Records
• 1993-09-24 Sold (Public Records) $170,000 Public Records
• 1987-06-12 Sold (Public Records) $125,000 Public Records

Property tax history

-20.2%/yr

Latest (2025): $1,075 · -1.0% YoY. Source: county tax records.