11230 Northern Blvd Unit 4G · New York, NY 11368

$283,000

2 bd · 1.0 ba · 950 sqft · Condo · 21 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 +6.1/10.0
• Schools +5.0/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Cash flow +2.2/30.0
• DSCR +0.0/10.0

Listing remarks

WELCOME TO THIS TWO BEDROOM CO-OP ON THE 4TH FLOOR THAT COMBINES COMFORT, FUNCTIONALITY, AND SCENIC VIEWS. FROM THE LIVING ROOM ENJOY IMPRESSIVE VISTAS STRETCHING TOWARD FLUSHING BAY AND LAGUARDIA AIRPORT, ADDING A UNIQUE TOUCH TO EVERYDAY LIVING. UPON ENTRY, A SPACIOUS FOYER WELCOMES YOU WITH A LARGE COAT CLOSET AND AN ADDITIONAL CLOSET, PROVIDING EXCELLENT STORAGE. THE FULLY RENOVATED KITCHEN FEATURES GRANITE COUNTERTOPS, A TILED BACKSPLASH, TILE FLOORING, MODERN CABINETRY, RECESSED LIGHTING, AND STAINLESS STEEL APPLIANCES. A WINDOW BRINGS IN NATURAL LIGHT, AND THE LAYOUT ALLOWS FOR A CONVENIENT FLOW DIRECTLY INTO THE LIVING ROOM. THE LIVING ROOM IS GENEROUSLY SIZED, HIGHLIGHTED BY DOUBLE

Key facts

• Tiled backsplash
• Spacious foyer
• Excellent storage

Tags

• SPACIOUS FOYER
• LARGE COAT CLOSET
• EXCELLENT STORAGE
• FULLY RENOVATED KITCHEN
• GRANITE COUNTERTOPS
• TILED BACKSPLASH

Property features AI

Finance

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

Exterior

• Parking: Garage; On-site parking lot; Parking fee applies (monthly)
• Utilities: Public sewer; Cable available; Natural gas connected; Public trash collection
• Home design: Stock cooperative; Six-story building; One-level unit; Unit located between 3rd and 5th floors
• Construction: Brick exterior
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Gas range; Refrigerator; Stainless steel appliances
• Bedrooms: Located on entry level 4
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Steam heating; Wall/window air conditioning units
• Interior features: Elevator; Granite counters; Recessed lighting; Walk-through kitchen; Common finished basement with walk-out access
• Laundry & utility: Common area laundry; Laundry room in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $283k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $283k).
• Recommended offer: $279k (1.5% below list) — sets the bar for market timing.
• Cap rate 2.0% 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 $3,141/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 $23k of equity ($2k loan paydown + $21k 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 ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($279k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y 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 $150k; list at $283k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 49% 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 $278,755 (1.5% 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. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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. 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?
9. 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.
10. 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.
11. 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: 1.11% ✓
• Cap rate: 1.95%
• Cash-on-cash: -15.50%
• DSCR: 0.31
• GRM: 7.5

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: 7.1%
• Equity multiple: 1.53×
• Total profit: $41,644
• Equity at exit: $203,549

10-year hold

• IRR: 9.1%
• Equity multiple: 3.16×
• Total profit: $171,302
• Equity at exit: $393,582

Cash invested: $79,240 (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: 7.5×

Monthly cashflow live

• Estimated rent: $3,141 high
• Mortgage (P&I): −$1,484
• Tax est. 1.5%: −$354 /mo · $4,245/yr
• Insurance: −$118
• HOA est. from 1 same-building comp: −$1,549
• Vacancy / Maint / Mgmt: −$660
• Net cashflow: $-1,023

Break-even live

Break-even rent $4,436

Max offer price $134,941

Occupancy floor —

Sensitivity live

Price	-10% $-828	-5% $-925	+0% $-1,023	+5% $-1,121	+10% $-1,219
Rent	-10% $-1,271	-5% $-1,147	+0% $-1,023	+5% $-899	+10% $-775
Rate	-1.0pp $-881	-0.5pp $-951	base $-1,023	+0.5pp $-1,097	+1.0pp $-1,171

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: $70,750
• Closing costs: $8,490
• 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
31-47 102nd St Unit 2 fl Flushing, NY	2.0	1.0	650	$2,600	$4.00	25d	1	0.58mi
3730 103rd St Corona, NY	1.0	1.0	540	$1,800	$3.33	19d	1	0.58mi
2724 Gillmore St Unit 2 East Elmhurst, NY	1.0	1.0	576	$2,300	$3.99	25d	1	0.67mi
10302 42nd Ave Unit 4D Corona, NY	2.0	1.5	761	$3,400	$4.47	19d	1	0.78mi
98-07 37th Ave Flushing, NY	3.0	1.0	750	$3,350	$4.47	25d	1	0.78mi
31-40 98th St Unit 2 Flushing, NY	1.0	1.0	800	$2,100	$2.62	8d	1	0.80mi
25-61 99th St Unit 2nd Fl Flushing, NY	2.0	1.0	780	$3,200	$4.10	25d	1	0.83mi
10869 50th Ave Corona, NY	3.0	1.0	912	$3,300	$3.62	25d	1	0.87mi
4911 108th St Unit 4A Corona, NY	3.0	2.0	1027	$3,600	$3.51	17d	1	0.90mi
13105 40th Rd Flushing, NY	2.0	1.0–2.0	762	$4,500	$5.90	3d	3	1.03mi
13105 40th Rd Flushing, NY	1.0	1.0	626	$3,350	$5.35	19d	3	1.03mi
9707 24th Ave East Elmhurst, NY	3.0	1.5	1100	$4,500	$4.09	25d	1	1.06mi
54-01 108th St Unit 2R Flushing, NY	2.0	1.0	1000	$3,050	$3.05	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
13327 39th Ave Unit 3N Flushing, NY	1.0	1.0	720	$3,600	$5.00	25d	1	1.18mi
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	1.20mi
13119 Fowler Ave Unit 7C Flushing, NY	2.0	2.0	810	$3,300	$4.07	19d	1	1.21mi
8910 35th Ave Unit E1L Jackson Heights, NY	2.0	1.0	850	$3,050	$3.59	25d	1	1.21mi
13203 Sanford Ave Unit 7E Flushing, NY	2.0	2.0	702	$2,800	$3.99	25d	1	1.23mi
13222 41st Rd #501 Flushing, NY	2.0	2.0	843	$3,400	$4.03	25d	1	1.24mi
4050 Case St Elmhurst, NY	3.0	2.0	988	$3,900	$3.95	8d	1	1.25mi
40-85 Denman St Unit 2 Elmhurst, NY	3.0	1.5	1100	$3,200	$2.91	20d	1	1.26mi
3916 Prince St Flushing, NY	1.0	1.0	530	$2,900	$5.47	15d	2	1.27mi
13416 35th Ave Unit 7E Flushing, NY	2.0	2.0	681	$3,300	$4.85	25d	1	1.29mi
3371 Prince St Unit 6K Flushing, NY	2.0	2.0	768	$4,000	$5.21	15d	1	1.29mi
3371 Prince St Unit 8J Flushing, NY	2.0	2.0	741	$4,075	$5.50	15d	1	1.29mi
3371 Prince St Unit 8F Flushing, NY	2.0	2.0	716	$4,050	$5.66	15d	1	1.29mi
3371 Prince St Unit 7C Flushing, NY	2.0	2.0	773	$4,025	$5.21	15d	1	1.29mi
13208 Pople Ave Unit 4A Flushing, NY	1.0	1.0	650	$2,500	$3.85	25d	1	1.30mi
133-08 41st Rd Flushing, NY	2.0	1.0	700	$2,300	$3.29	25d	1	1.32mi
9209 43rd Ave Unit 2 Elmhurst, NY	3.0	1.5	1100	$3,200	$2.91	25d	1	1.33mi
13239 Pople Ave Unit 6D Flushing, NY	1.0	1.0	750	$2,500	$3.33	5d	1	1.33mi
13226 Avery Ave Unit 8A Flushing, NY	2.0	2.0	725	$2,800	$3.86	4d	1	1.34mi
137-02 Northern Blvd Unit 6K Flushing, NY	2.0	1.0	900	$2,850	$3.17	11d	1	1.37mi
133-38 Avery Ave Unit 3F-B Flushing, NY	2.0	2.0	884	$2,600	$2.94	24d	1	1.39mi
91-04 43rd Ave Unit 2ND Elmhurst, NY	3.0	1.0	1100	$3,600	$3.27	25d	1	1.40mi

HOA detail condo

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

Listing history 18 events

1. 2026-04-22
   status Pending
2. 2026-03-31
   listed $283,000 Active
3. 2026-03-03
   historical
4. 2025-09-08
   listed $260,000 Active
5. 2025-08-09
   historical
6. 2025-07-09
   price $260,000
7. 2025-04-08
   listed $270,000 Active
8. 2024-03-05
   soldstatus $150,000 Closed
9. 2024-01-08
   status Pending
10. 2023-06-14
    historical
11. 2023-05-02
    price $169,999
12. 2023-05-01
    price $169,999
13. 2023-05-01
    price $170,000
14. 2023-04-03
    listed $195,000 Active
15. 2023-03-31
    status Active
16. 2023-03-15
    historical
17. 2022-06-14
    listed $195,000 Active
18. 2022-06-14
    listed $195,000 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: $37,694
• − Mortgage interest: −$15,852
• − Property taxes: −$4,245
• − Insurance: −$1,415
• − Repairs & maintenance: −$3,016
• − Management: −$3,016
• − HOA: −$18,588
• − Depreciation: −$8,233
• Taxable loss: −$16,670
• Est. tax savings @ 24.0%: +$4,001
• After-tax cash flow: $-8,278/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 · 13 photos

Good 80/100 Cosmetic rehab

This two-bedroom condo is in good condition with modern updates and a well-maintained exterior. It offers a good investment opportunity with potential for value increase through exterior painting and window cleaning.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Clean windows — Improves natural light and overall appearance

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Clean windows — Improves natural light and overall appearance ↑

ⓘ 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

+45.1% since first listed

18 events — show timeline

• 2026-04-22 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-31 Listed $283,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-03 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-09-08 Listed $260,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-09 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-07-09 Price Changed $260,000 OneKey® MLS as Distributed by MLS Grid
• 2025-04-08 Listed $270,000 OneKey® MLS as Distributed by MLS Grid
• 2024-03-05 Sold (MLS) $150,000 OneKey® MLS as Distributed by MLS Grid
• 2024-01-08 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-06-14 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2023-05-02 Price Changed $169,999 OneKey® MLS as Distributed by MLS Grid
• 2023-05-01 Price Changed $169,999 OneKey® MLS as Distributed by MLS Grid
• 2023-05-01 Price Changed $170,000 OneKey® MLS as Distributed by MLS Grid
• 2023-04-03 Listed $195,000 OneKey® MLS as Distributed by MLS Grid
• 2023-03-31 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2023-03-15 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2022-06-14 Listed $195,000 OneKey® MLS as Distributed by MLS Grid
• 2022-06-14 Listed $195,000 OneKey® MLS as Distributed by MLS Grid