Queens County • 1 ZIP Code
Sunnyside is a densely populated, family‑friendly borough of Brooklyn with a 2024 population of 44,200, up 1.8% from the previous year. The median household income is $68,400, and 58% of renters qualify for Section 8, making it a prime market for subsidized housing. Key employment sectors include finance, tech, and health services, anchored by major employers such as JPMorgan Chase, Google, and Montefiore Medical Center. Vacancy rates in 2026 are projected at 4.2%, below the citywide average of 5.6%, reflecting strong demand. Year‑over‑year rent growth has averaged 4.7% for all FMR categories, with 2‑bedroom units up 5.1% and 3‑bedroom units up 4.9%. The market remains stable; rent‑controlled properties coexist with newer developments, creating a balanced supply‑demand dynamic that supports consistent cash flow and moderate appreciation.
Single‑family homes in Sunnyside range from $650,000 to $1.2 million, while duplexes and triplexes fall between $1.1 million and $1.6 million. Multifamily buildings (3–6 units) typically sell for $3.5 million to $5.0 million. Cash‑flow expectations hover around 5.5% gross yield on Core–Core properties and 6.8% on value‑add units. The best performing ZIP code, 11104, shows the highest occupancy and a 5.6% average rent growth. Target property types include 2‑ and 3‑bedroom duplexes and 3‑to‑5‑unit multifamilies, which align with Section 8 demand. Recommended strategies are “turnkey” acquisitions of stabilized units for immediate cash flow and “rehab” projects in older 4‑unit buildings where a 12% renovation yield can be captured. Investors should also consider “add‑on” opportunities that expand unit count by 10–15% within existing footprints.
Neighborhood variance is most pronounced between the waterfront and the inner‑city corridor; property values near the waterfront command 15% premium. Tenant screening should emphasize verifiable income, credit scores above 650, and 90‑day rent‑history. Property management fees average 8% of gross rent, with an additional 1.5% for maintenance coordination. A maintenance reserve of 3–4% of annual rent is prudent, covering roof replacements and HVAC servicing. Market risks include potential rent‑control expansions and rising interest rates that may compress refinancing margins. Long‑term appreciation potential is moderate, with a 3.2% CAGR projected over the next decade, driven by continued gentrification and limited new construction in the borough.