110-11 Queens Boulevard (Kennedy House)
110-11 Queens Boulevard, Forest Hills, NY 11375
BBL 4022370001 · BIN 4052585
- Year built
- 1965
- Type
- Cooperative
- Units
- 405
- Floors
- 31
- Landmark
- No
- Amenities
- Two-story domed lobby with marble floors and a crystal chandelier by the mid-century interior designer Tom Lee; 24-hour doorman and porter staff; seasonal rooftop pool; the Sky-Room, a top-floor community room with panoramic views; fitness center; children's playroom; bi-level attended garage; bicycle room; fee storage lockers; central laundry; landscaped grounds
- Flip tax
- None documented; the seller pays a share-transfer stamp charge of $0.05 per share, nominal on a typical apartment
Every recorded sale at this building, 2004–2026
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- 2BR median
- $800K
- Recent range
- $315K – $1.2M
- Listing discount
- 1.1%
- Recorded transfers
- 448
Kennedy House is the largest cooperative on Queens Boulevard and the most-traded address in Forest Hills. With 405 apartments and 448 recorded sales in the public record, it generates more transaction data than any other building in the neighborhood — enough that a Kennedy House line comparable beats a Forest Hills average as a pricing anchor. That volume is the building's defining commercial fact and a direct function of size: a 405-unit co-op turns over ten to twenty times a year in an ordinary market, so a buyer almost always has a same-line comparable and a seller almost always has competition inside the building.
It was Alfred Kaskel's answer to what luxury meant in Queens in the mid-1960s. Filed in 1961 and opened in 1966 on the former site of the Henry MacDonald mansion, it went up while the 1964–65 World's Fair was running in Flushing Meadows. The New York Times display advertising in April 1965 sold it as "A Landmark of Luxury Living," with rents from $162; the Queens Chamber of Commerce gave it a first-prize building award the following year.
Two design decisions have outlasted the marketing. The first is the site plan: roughly three-quarters of the 66,330-square-foot lot was left as landscaped open ground, so the tower reads as a slab in a park rather than a wall on the boulevard. On a corridor this loud, that setback is worth real money — the lower floors are livable in a way that lower floors on neighboring avenue frontages are not. The second is the elevated rooftop pool, which the developer's materials claimed as a first for a New York apartment house.
The 1981 conversion, not the 1966 opening, shapes how the building trades now. Shares were priced into a soft early-1980s Queens market, and the corporation carries 369,835 shares against 405 apartments — share counts are large, and price per share is the cleanest way to normalize across lines.
Architecture and unit composition
Apartments run from large studios through three-bedroom, two-bath layouts, and most have terraces — the banded balcony courses that give the building its horizontal reading are, unit by unit, private outdoor space. Birnbaum's plans favor room dimension over circulation, which is why the layouts feel larger than their room counts and why the studios and one-bedrooms compete well against newer, tighter product on Austin Street. Central air with individual room controls was part of the original specification. The lobby is the set piece — two stories, domed, entered under a colonnade marquee past a driveway.
Building operations
Kennedy House is a full-service, union-staffed operation; payroll and union benefits are the largest budget line, which is why maintenance here has limited downside flexibility. The corporation also runs an unusually diversified revenue base for a Queens co-op — audited statements on file show income from the attended garage (roughly half a million dollars a year), plus commercial rent, laundry, storage lockers and pool fees, which is why maintenance increases have been intermittent rather than annual. The city's cooperative and condominium tax abatement is passed through to shareholders, so the maintenance actually paid is net of a credit a listing sheet may not reflect.
Capital posture is the thing to underwrite. Per audited statements on file, the corporation refinanced its underlying mortgage in December 2019 into a $16,500,000 facility at 2.999 percent, monthly principal and interest of $69,555, maturing January 1, 2030, replacing a $12,500,000 loan at 5.17 percent. Excellent rate, hard date: the amortization schedule leaves the great majority of principal outstanding at maturity, and refinancing it into a higher-rate environment is the largest known future call on this budget. The same statements disclose that no reserve study has been conducted and that the governing documents do not require reserve accumulation; cash and investments stood in the low seven figures at the most recent year-end on file. The board's approach to major work is to borrow, assess, or defer — not a distress signal, but a building that funds capital work transactionally rather than from reserves.
Policy framework
Financing. No more than 75 percent may be financed. This is the most consequential board term here, and it prices out part of the first-time buyer pool the studio and one-bedroom inventory would otherwise serve.
Board package. One unbound original plus six copies in three-ring binders with a numbered table of contents, two years of federal returns, three personal and three business references per applicant, and a ten-year work and school history. Heavier than the Forest Hills norm; build the timeline into the contract.
House rules of note. Terraces may not be enclosed or used for storage. At least 80 percent of floor area in each room must be carpeted or equivalently sound-treated; failure is a material default under the proprietary lease.
Subletting, pied-à-terre and post-closing liquidity requirements are not documented in materials on file. Do not assume the Forest Hills default.
Local Law 97
- 2024–2029 annual penalty
- $85,223/yr
- 2030–2034 annual penalty
- $454,568/yr
- Per unit / month range
- $18 – $94
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City record last verified September 2026.
See full Local Law 97 analysis — emissions history, scenarios, methodology →Facade safety — Local Law 11
The latest available FISP filing classified the facade as Safe — no repairs were required at that inspection. Facade inspections run on a fixed five-year cycle; future inspection, repair, and any assessment decisions remain building-specific.
How to read this, and where it comes from
QEWI = Qualified Exterior Wall Inspector — the licensed engineer the city requires to sign the report (the independent expert, not the managing agent).
Penalties shown are amounts DOB assessed against filings on record across 2005–10 to 2020–25. The FISP dataset does not record whether they were paid, contested or remain open, so treat the figure as history rather than a current balance and confirm the building’s standing with the managing agent.
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City record last verified September 2026.
Recent sales
Kennedy House trades on price per room, not price per square foot — most Forest Hills cooperative inventory has no offering-plan square footage, and per-foot figures quoted here are derived rather than documented. Volume is the building's own best pricing tool: a seller can usually be positioned against three or four same-line closings from the last twenty-four months rather than a neighborhood average. Three variables drive the internal spread — floor and exposure, with upper-floor skyline apartments carrying a real premium over low-floor boulevard-facing lines; terrace size; and renovation state, where original 1960s kitchens and baths trade at a clear discount to gut-renovated inventory. The all-in maintenance, utilities included and net of the abatement pass-through, is the number that decides marginal buyers. Market statements are indexed to the last complete year.
Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
Recent transfers at this building, curated by The Roebling Team research desk. Prices are the transfer amounts recorded with the NYC Department of Finance; apartment-level detail is checked against the building’s own file in The Roebling Research Library before publishing.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Aug 18, 2026 | 23E | 1 BR · 1 BA · 1,270 sf | $675,000 | $531/sf | off-mkt |
| Jun 29, 2026 | 22E | 2 BR · 1 BA · 1,270 sf | $675,000 | $531/sf | +0.0% |
| Jun 29, 2026 | 6C | 2 BR · 2 BA · 1,290 sf | $869,000 | $674/sf | +0.0% |
| Jun 25, 2026 | 19C | 2 BR · 2 BA · 1,300 sf | $875,000 | $673/sf | +0.0% |
| Jun 16, 2026 | 32A | 2 BR · 1 BA · 1,180 sf | $573,000 | $486/sf | -4.3% |
| Jun 8, 2026 | 402 | 2 BR · 1 BA · 1,000 sf | $535,000 | $535/sf | +0.0% |
| May 7, 2026 | F4 | 1 BR · 1 BA · 800 sf | $415,000 | $519/sf | +1.5% |
| Apr 16, 2026 | 20B | 3 BR · 2 BA · 1,700 sf | $1,200,000 | $706/sf | -4.0% |
Market read. Most recent trades (2026) cleared a median $598/sf across 14 sales. Median listing discount 1.3% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.
The retrade record
Lines that have traded more than once in the public record — the building’s appreciation arc, apartment by apartment.
Full closing history with price-per-square-foot over time, the complete retrade record, and every line that has traded.
Sales sourced from NYC Department of Finance recorded transfers (BBL 4-02237-0001) and verified listing data. Apartment-level facts (line, condition, asking-price context) curated and cross-verified by The Roebling Team research desk. Not all transactions cross-verify with ACRIS records — sponsor and LLC purchases sometimes record at stipulated values rather than market price; square footage on co-ops is not officially recorded, figures shown are approximate.
What to know at Kennedy House
The 25 percent down requirement is firm and it is the first qualifying question.
Ask for the current audited statements and the refinance plan. The underlying mortgage matures January 1, 2030 at a rate the corporation will not replicate.
Normalize the maintenance for included utilities and the abatement pass-through before comparing to anything else in the neighborhood.
Confirm the sublet policy in writing. It is undocumented, and it determines whether the apartment has an exit other than resale.
Sellers: price against the line, not the building, and expect a longer board process than the neighborhood norm.
Comparable buildings
- Lane Towers (107-40 Queens Boulevard) — 1965 doorman building at the 71st Avenue subway; the closest peer on the corridor
- 70-25 Yellowstone Boulevard — one of the three most-traded Forest Hills addresses; large postwar cooperative inventory
- 61-20 Grand Central Parkway — the third high-volume address; parkway-facing, quieter setting
- The Forest Hills Inn (1 Station Square) — the 1912 prewar alternative inside the Gardens
- Shore Towers (25-40 Shore Boulevard) — Astoria waterfront condominium with a comparable resort amenity package, without board risk
The full playbook — what goes in the package, how boards read your financials, the interview, and the timeline — plus sample cover, reference, and personal letters you can adapt.
How to read the facts on this page. Items attributed to an offering plan describe the building as it was offered at that filing — unit mix, square footage, the amenity program as planned. They are not a statement about how the building operates today. Tax and compliance figures are sourced separately to current City records and carry their own dates. House rules, staffing and fee policy can change by board resolution without any public filing: treat every policy line here as a starting point for diligence and confirm it with the managing agent.
Considering a move at Kennedy House?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
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A Private Pricing Opinion — what your apartment at Kennedy House would likely sell for today, what it costs to sell, and what you’d walk away with — reviewed personally against condition, exposures, renovation quality, and the competition actually on the market.