Queens County • 1 ZIP Code
College Point is a predominantly residential enclave on Long Island’s south shore, with a 2025 population of 12,500 that has grown 1.2% annually over the past five years. The demographic mix is 60% white, 20% Hispanic, 10% African American, and 10% Asian, with a median household income of $78,000 and a renter penetration rate of 58%. Key employment sectors include healthcare, retail, and logistics, driven by the nearby Seaside Mall and the Long Island Rail Road commuter hub. Vacancy rates hover around 9%, slightly above the Nassau County average, reflecting a modest supply of available units. Year‑over‑year rent growth is steady at 3%, with the 1‑bedroom segment outperforming the 2‑bedroom market by 0.5 percentage points. The market remains stable, supported by strong demand for Section 8 units and a consistent influx of lower‑income families. Overall, College Point offers a secure investment climate with predictable cash flow and moderate appreciation potential.
Single‑family homes priced between $350,000 and $500,000 yield an average gross return of 6–6.5% when leased at the FY 2026 FMR rates (Studio $2,820, 1BR $2,960, 2BR $3,250). Multifamily properties (2–4 units) in the $600,000–$900,000 range typically generate 7–7.5% gross yield, with cash flow remaining positive after accounting for operating expenses (≈35% of revenue). The ZIP code 11356, encompassing the main commercial corridor and the waterfront, ranks highest in rent growth and occupancy stability. Target property types include 2‑ and 3‑bedroom duplexes and small multifamily buildings, as these units command the highest FMR rates ($3,250–$4,070). Turnkey rentals are recommended for immediate cash flow, while rehab projects can capture a 2–3% appreciation in property value over 12–18 months. A balanced portfolio of turnkey and rehab properties will optimize both cash flow and long‑term appreciation.
Neighborhood variations exist: the waterfront district offers higher rent potential but faces elevated flood risk, whereas the inland residential zones provide steadier occupancy but lower rates. Tenant screening should emphasize Section 8 verification, credit history, and prior rental references to mitigate default risk. Property management costs average 8–10% of gross rent, and owners should budget an additional 1.5% of the property’s market value annually for maintenance and capital reserves. Risk factors include susceptibility to nor'easters, rising sea‑level concerns, and potential regulatory changes in Section 8 funding. Long‑term appreciation in College Point is projected at 2–3% annually, driven by infrastructure improvements and continued demand for affordable housing.