112-25 34th Ave Unit 6H · New York, NY 11368

$299,000

2 bd · 1.0 ba · 950 sqft · Condo · 45 Days on market

Built 1950 Good condition

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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).

• Appreciation +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Cash flow +1.1/30.0
• DSCR +0.0/10.0

Listing remarks

TOP FLOOR APARTMENT LOCATED AT 112-25 34TH AVENUE, APT 6H, CORONA, NY 11368. THIS UNIT SITS DIRECTLY ACROSS FROM A CITY PARK, PROVIDING A UNIQUE BALANCE OF TRANQUILITY AND DAILY ACTIVITY, INCLUDING SOCCER GAMES AND COMMUNITY CLASSES. SITUATED ON THE DESIRABLE H LINE, THIS APARTMENT FEATURES A WELL THOUGHT OUT LAYOUT. THE ENTRYWAY OPENS INTO A SPACIOUS DINING AREA WITH A COAT CLOSET, SEAMLESSLY CONNECTING TO THE LIVING ROOM. THE LIVING ROOM IS FILLED WITH NATURAL LIGHT FROM DOUBLE PANEL WINDOWS AND ENJOYS UNOBSTRUCTED TOP FLOOR VIEWS. THE KITCHEN IS COMPACT YET FUNCTIONAL, FEATURING A LARGE WINDOW AND ORIGINAL WOOD CABINETRY THAT HAS BEEN REFINISHED, BLENDING CHARACTER WITH PRACTICALITY. TH

Key facts

• Top floor unit
• Garage
• Built 1950

Tags

• TOP FLOOR UNIT

Property features AI

Finance

• HOA & community: Association: Dorie Miller; Additional assessment of $56 monthly through June 2026; Community clubhouse

Exterior

• Parking: Has garage; Parking total listed as 100 (waiting list)
• Utilities: Public sewer; Natural gas available
• Home design: Stock cooperative
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Gas Range
• Bedrooms: Total of 5 rooms (configuration not specified)
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Steam heating; No cooling
• Interior features: Elevator; Basement is common and full; 6 total stories; unit entry level on 6
• Laundry & utility: Laundry room in basement (common area)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $299k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $299k).
• Recommended offer: $290k (3.0% below list) — sets the bar for market timing.
• Cap rate 1.4% vs local median 2.6% in New York — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $3,140/mo this rent would consume 52% 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 $24k of equity ($2k loan paydown + $22k appreciation (7.4% local appreciation)).
• Queens County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($290k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 52% of rent; built in 1950 — 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 $290,030 (3.0% 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 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
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: 1.05% ✓
• Cap rate: 1.41%
• Cash-on-cash: -17.43%
• DSCR: 0.22
• GRM: 7.9

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: 5.7%
• Equity multiple: 1.42×
• Total profit: $35,390
• Equity at exit: $215,057

10-year hold

• IRR: 8.1%
• Equity multiple: 2.94×
• Total profit: $162,386
• Equity at exit: $415,834

Cash invested: $83,720 (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: 7.9×

Monthly cashflow live

• Estimated rent: $3,140 high
• Mortgage (P&I): −$1,568
• Tax est. 1.5%: −$374 /mo · $4,485/yr
• Insurance: −$125
• HOA est. from 1 same-building comp: −$1,630
• Vacancy / Maint / Mgmt: −$659
• Net cashflow: $-1,216

Break-even live

Break-even rent $4,679

Max offer price $123,026

Occupancy floor —

Sensitivity live

Price	-10% $-1,009	-5% $-1,113	+0% $-1,216	+5% $-1,319	+10% $-1,423
Rent	-10% $-1,464	-5% $-1,340	+0% $-1,216	+5% $-1,092	+10% $-968
Rate	-1.0pp $-1,066	-0.5pp $-1,140	base $-1,216	+0.5pp $-1,294	+1.0pp $-1,372

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3260 106th St East Elmhurst, NY	1.0	1.0	600	$3,750	$6.25	8d	1	0.37mi
3730 103rd St Corona, NY	1.0	1.0	540	$1,800	$3.33	19d	1	0.54mi
31-47 102nd St Unit 2 fl Flushing, NY	2.0	1.0	650	$2,600	$4.00	25d	1	0.60mi
2724 Gillmore St Unit 2 East Elmhurst, NY	1.0	1.0	576	$2,300	$3.99	25d	1	0.71mi
10302 42nd Ave Unit 4D Corona, NY	2.0	1.5	761	$3,400	$4.47	19d	1	0.71mi
98-07 37th Ave Flushing, NY	3.0	1.0	750	$3,350	$4.47	25d	1	0.75mi
10869 50th Ave Corona, NY	3.0	1.0	912	$3,300	$3.62	25d	1	0.81mi
31-40 98th St Unit 2 Flushing, NY	1.0	1.0	800	$2,100	$2.62	8d	1	0.81mi
4911 108th St Unit 4A Corona, NY	3.0	2.0	1027	$3,600	$3.51	17d	1	0.83mi
25-61 99th St Unit 2nd Fl Flushing, NY	2.0	1.0	780	$3,200	$4.10	25d	1	0.86mi
13105 40th Rd Flushing, NY	1.0	1.0	626	$3,350	$5.35	19d	3	1.02mi
13105 40th Rd Flushing, NY	2.0	1.0–2.0	762	$4,500	$5.90	3d	3	1.02mi
54-01 108th St Unit 2R Flushing, NY	2.0	1.0	1000	$3,050	$3.05	25d	1	1.03mi
9707 24th Ave East Elmhurst, NY	3.0	1.5	1100	$4,500	$4.09	25d	1	1.10mi
4028 College Point Blvd #912 Flushing, NY	2.0	2.0	1083	$4,200	$3.88	25d	1	1.12mi
13101 40th Rd Unit 2P Flushing, NY	1.0	1.0	761	$3,300	$4.34	25d	1	1.13mi
4022 College Point Blvd Flushing, NY	1.0–2.0	1.0–2.0	983	$4,000	$4.07	25d	2	1.13mi
4105 College Point Blvd Unit 5I Flushing, NY	2.0	2.0	600	$2,600	$4.33	4d	1	1.19mi
4142 College Point Blvd Unit 6A Flushing, NY	2.0	2.0	868	$3,000	$3.46	2d	1	1.19mi
13119 Fowler Ave Unit 7C Flushing, NY	2.0	2.0	810	$3,300	$4.07	19d	1	1.19mi
13327 39th Ave Unit 3N Flushing, NY	1.0	1.0	720	$3,600	$5.00	25d	1	1.19mi
8910 35th Ave Unit E1L Jackson Heights, NY	2.0	1.0	850	$3,050	$3.59	25d	1	1.19mi
4050 Case St Elmhurst, NY	3.0	2.0	988	$3,900	$3.95	8d	1	1.21mi
13203 Sanford Ave Unit 7E Flushing, NY	2.0	2.0	702	$2,800	$3.99	25d	1	1.22mi
40-85 Denman St Unit 2 Elmhurst, NY	3.0	1.5	1100	$3,200	$2.91	20d	1	1.22mi
13222 41st Rd #501 Flushing, NY	2.0	2.0	843	$3,400	$4.03	25d	1	1.23mi
3916 Prince St Flushing, NY	1.0	1.0	530	$2,900	$5.47	15d	2	1.28mi
9209 43rd Ave Unit 2 Elmhurst, NY	3.0	1.5	1100	$3,200	$2.91	25d	1	1.28mi
13208 Pople Ave Unit 4A Flushing, NY	1.0	1.0	650	$2,500	$3.85	25d	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	25d	1	1.32mi
133-08 41st Rd Flushing, NY	2.0	1.0	700	$2,300	$3.29	25d	1	1.32mi
3371 Prince St Unit 8F Flushing, NY	2.0	2.0	716	$4,050	$5.66	15d	1	1.32mi
3371 Prince St Unit 7C Flushing, NY	2.0	2.0	773	$4,025	$5.21	15d	1	1.32mi
3371 Prince St Unit 6K Flushing, NY	2.0	2.0	768	$4,000	$5.21	15d	1	1.32mi
3371 Prince St Unit 8J Flushing, NY	2.0	2.0	741	$4,075	$5.50	15d	1	1.32mi
13226 Avery Ave Unit 8A Flushing, NY	2.0	2.0	725	$2,800	$3.86	4d	1	1.33mi
91-04 43rd Ave Unit 2ND Elmhurst, NY	3.0	1.0	1100	$3,600	$3.27	25d	1	1.35mi
133-38 Avery Ave Unit 3F-B Flushing, NY	2.0	2.0	884	$2,600	$2.94	24d	1	1.38mi
137-02 Northern Blvd Unit 6K Flushing, NY	2.0	1.0	900	$2,850	$3.17	11d	1	1.39mi

HOA detail condo

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

Listing history 6 events

1. 2026-06-08
   statusdays on market $299,000 Pending 45 DOM
2. 2026-06-04
   days on market $299,000 Active 44 DOM
3. 2026-06-03
   days on market $299,000 Active 43 DOM
4. 2026-06-01
   days on market $299,000 Active 41 DOM
5. 2026-05-31
   days on market $299,000 Active 40 DOM
6. 2026-04-20
   listed $299,000 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 (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: $37,674
• − Mortgage interest: −$16,749
• − Property taxes: −$4,485
• − Insurance: −$1,495
• − Repairs & maintenance: −$3,014
• − Management: −$3,014
• − HOA: −$19,560
• − Depreciation: −$8,698
• Taxable loss: −$19,341
• Est. tax savings @ 24.0%: +$4,642
• After-tax cash flow: $-9,952/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This top-floor apartment in a desirable location offers a good condition with minimal repairs needed. A fresh coat of paint on the exterior and interior could significantly boost its value.

Value-add opportunities

• Both Paint the exterior brick — Enhances curb appeal and resale value
• Both Replace the ceiling fans with modern ones — Improves aesthetics and energy efficiency
• Both Install new kitchen appliances — Modernizes the kitchen and attracts more buyers
• Both Refinish the hardwood floors — Enhances the overall look and value of the home

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior brick — Enhances curb appeal and resale value ↑
• Both Replace the ceiling fans with modern ones — Improves aesthetics and energy efficiency ↑
• Both Install new kitchen appliances — Modernizes the kitchen and attracts more buyers ↑
• Both Refinish the hardwood floors — Enhances the overall look and value of the home ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-04-20 Listed $299,000 OneKey® MLS as Distributed by MLS Grid