1000 Clove Rd Unit 8m · New York, NY 10301

$128,800

1 bd · 1.0 ba · 750 sqft · Condo · 83 Days on market

Built 1965

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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).

• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• Cash flow +3.5/30.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Fountains – Manhattan style living in this luxurious high rise in beautiful Clove Lakes. This modern, updated co-op features a large bedroom, full bathroom, living room/dining room combo, kitchen, closets and there's even a space for your WFH needs. Enjoy the beautiful views from your private terrace, or enjoy the enchantment of Clove Lakes park just outside your door. Building features 24 hour doorman services, a laundry center and a gorgeous inground pool and facilities. HOA/maintenance fee covers your outside maintenance, taxes, electric, gas, hot water, sewer, pool and snow removal. Close to transportation and express bus and minutes to the SI Ferry. In close proximity to shopping, local restaurants and points of interest including Clove Lakes park, the SI Zoo and and Silver Lakes Golf Course. These units are rarely available so take this opportunity to get in to this beautifully appointed co-op. Board requires minimum 20% down payment and Board approval is required.

Key facts

• Private balcony
• Pool
• Built 1965

Tags

• PRIVATE BALCONY
• IN-GROUND SWIMMING POOL

Property features AI

Finance

• Other: Zoning: R3-2
• HOA & community: Association managed by VESTA MANAGEMENT; Monthly association fee; Association amenities include a pool; Association fee covers taxes, snow removal, sewer, exterior maintenance, water, gas, and electricity

Exterior

• Parking: Assigned parking; On-street parking
• Utilities: 220-volt electric
• Home design: Condominium in an 8-story building; Brick construction; Approximate year built
• Construction: Brick exterior
• Exterior features: In-ground pool; Has waterview

Interior

• Kitchen: Microwave; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced-air heating; Central cooling
• Interior features: Central air conditioning; Balcony; Handicap accessible; Excellent condition

🏢 Co-op / cooperative unit. The $128,800 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $129k.

Deal economics

• At list price, monthly cash flow is $-388 ($-5k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $121k (6.0% below list) — sets the bar for market timing.

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: Rents rising fast (+6.1%/yr); 265 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 480 units permitted in Richmond County in 2024 (22 in 5+ unit buildings).
• This rent runs 33% of the median local income ($86k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $890 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Richmond County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 21y 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.

Risks & watch-outs

• Watch-outs: HOA is 58% of rent.
• Climate carrying-cost: major wind risk, 62% 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 $121,072 (6.0% 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 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 1.84% ✓
• Cap rate: 2.68%
• Cash-on-cash: -12.92%
• DSCR: 0.43
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.07% rent growth · sell at horizon

5-year hold

• IRR: -28.7%
• Equity multiple: -0.03×
• Total profit: $-37,188
• Equity at exit: $19,204

10-year hold

• IRR: -9.1%
• Equity multiple: 0.23×
• Total profit: $-27,729
• Equity at exit: $11,136

Cash invested: $36,064 (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 10301

• Rents YoY: 6.1%
• Active inventory: 265
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,367 medium
• Mortgage (P&I): −$675
• Tax est. 1.5%: −$161 /mo · $1,932/yr
• Insurance: −$54
• HOA est. from 3 same-building comps: −$1,368
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $-388

Break-even live

Break-even rent $2,858

Max offer price $72,616

Occupancy floor —

Sensitivity live

Price	-10% $-299	-5% $-344	+0% $-388	+5% $-433	+10% $-477
Rent	-10% $-575	-5% $-482	+0% $-388	+5% $-295	+10% $-201
Rate	-1.0pp $-323	-0.5pp $-356	base $-388	+0.5pp $-422	+1.0pp $-456

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: $32,200
• Closing costs: $3,864
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1288 Forest Ave Unit 1 Staten Island, NY	1.0	1.0	600	$1,950	$3.25	18d	1	1.28mi

HOA detail condo

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

Listing history 42 events

1. 2026-06-21
   days on market $128,800 Active 83 DOM
2. 2026-06-18
   days on market $128,800 Active 80 DOM
3. 2026-06-17
   days on market $128,800 Active 79 DOM
4. 2026-06-15
   days on market $128,800 Active 77 DOM
5. 2026-06-13
   days on market $128,800 Active 75 DOM
6. 2026-06-10
   days on market $128,800 Active 71 DOM
7. 2026-06-08
   days on market $128,800 Active 70 DOM
8. 2026-06-08
   days on market $128,800 Active 69 DOM
9. 2026-06-04
   days on market $128,800 Active 66 DOM
10. 2026-06-03
    days on market $128,800 Active 65 DOM
11. 2026-06-01
    days on market $128,800 Active 63 DOM
12. 2026-05-31
    days on market $128,800 Active 62 DOM
13. 2026-03-30
    listed $128,800 Active
14. 2021-08-25
    soldstatus $160,000 Closed 1014-char remark

    Show marketing remark (1014 chars)

    Welcome to the Fountains – Manhattan style living in this luxurious high rise in beautiful Clove Lakes. This modern, updated co-op features a large bedroom, full bathroom, living room/dining room combo, kitchen, closets and there's even a space for your WFH needs. Enjoy the beautiful views from your private terrace, or enjoy the enchantment of Clove Lakes park just outside your door. Building features 24 hour doorman services, a laundry center and a gorgeous inground pool and facilities. HOA/maintenance fee covers your outside maintenance, taxes, electric, gas, hot water, sewer, pool and snow removal. Close to transportation and express bus and minutes to the SI Ferry. In close proximity to shopping, local restaurants and points of interest including Clove Lakes park, the SI Zoo and and Silver Lakes Golf Course. These units are rarely available so take this opportunity to get in to this beautifully appointed co-op. Board requires minimum 20% down payment and Board approval is required.

15. 2021-05-28
    status Pending 1014-char remark

    Show marketing remark (1014 chars)

    Welcome to the Fountains – Manhattan style living in this luxurious high rise in beautiful Clove Lakes. This modern, updated co-op features a large bedroom, full bathroom, living room/dining room combo, kitchen, closets and there's even a space for your WFH needs. Enjoy the beautiful views from your private terrace, or enjoy the enchantment of Clove Lakes park just outside your door. Building features 24 hour doorman services, a laundry center and a gorgeous inground pool and facilities. HOA/maintenance fee covers your outside maintenance, taxes, electric, gas, hot water, sewer, pool and snow removal. Close to transportation and express bus and minutes to the SI Ferry. In close proximity to shopping, local restaurants and points of interest including Clove Lakes park, the SI Zoo and and Silver Lakes Golf Course. These units are rarely available so take this opportunity to get in to this beautifully appointed co-op. Board requires minimum 20% down payment and Board approval is required.

16. 2021-04-26
    historical 1014-char remark

    Show marketing remark (1014 chars)

    Welcome to the Fountains – Manhattan style living in this luxurious high rise in beautiful Clove Lakes. This modern, updated co-op features a large bedroom, full bathroom, living room/dining room combo, kitchen, closets and there's even a space for your WFH needs. Enjoy the beautiful views from your private terrace, or enjoy the enchantment of Clove Lakes park just outside your door. Building features 24 hour doorman services, a laundry center and a gorgeous inground pool and facilities. HOA/maintenance fee covers your outside maintenance, taxes, electric, gas, hot water, sewer, pool and snow removal. Close to transportation and express bus and minutes to the SI Ferry. In close proximity to shopping, local restaurants and points of interest including Clove Lakes park, the SI Zoo and and Silver Lakes Golf Course. These units are rarely available so take this opportunity to get in to this beautifully appointed co-op. Board requires minimum 20% down payment and Board approval is required.

17. 2021-02-19
    price $169,500 1014-char remark

    Show marketing remark (1014 chars)

    Welcome to the Fountains – Manhattan style living in this luxurious high rise in beautiful Clove Lakes. This modern, updated co-op features a large bedroom, full bathroom, living room/dining room combo, kitchen, closets and there's even a space for your WFH needs. Enjoy the beautiful views from your private terrace, or enjoy the enchantment of Clove Lakes park just outside your door. Building features 24 hour doorman services, a laundry center and a gorgeous inground pool and facilities. HOA/maintenance fee covers your outside maintenance, taxes, electric, gas, hot water, sewer, pool and snow removal. Close to transportation and express bus and minutes to the SI Ferry. In close proximity to shopping, local restaurants and points of interest including Clove Lakes park, the SI Zoo and and Silver Lakes Golf Course. These units are rarely available so take this opportunity to get in to this beautifully appointed co-op. Board requires minimum 20% down payment and Board approval is required.

18. 2021-01-26
    price $189,000 1014-char remark

    Show marketing remark (1014 chars)

    Welcome to the Fountains – Manhattan style living in this luxurious high rise in beautiful Clove Lakes. This modern, updated co-op features a large bedroom, full bathroom, living room/dining room combo, kitchen, closets and there's even a space for your WFH needs. Enjoy the beautiful views from your private terrace, or enjoy the enchantment of Clove Lakes park just outside your door. Building features 24 hour doorman services, a laundry center and a gorgeous inground pool and facilities. HOA/maintenance fee covers your outside maintenance, taxes, electric, gas, hot water, sewer, pool and snow removal. Close to transportation and express bus and minutes to the SI Ferry. In close proximity to shopping, local restaurants and points of interest including Clove Lakes park, the SI Zoo and and Silver Lakes Golf Course. These units are rarely available so take this opportunity to get in to this beautifully appointed co-op. Board requires minimum 20% down payment and Board approval is required.

19. 2020-12-22
    historical

    Show marketing remark (1014 chars)

    Welcome to the Fountains – Manhattan style living in this luxurious high rise in beautiful Clove Lakes. This modern, updated co-op features a large bedroom, full bathroom, living room/dining room combo, kitchen, closets and there's even a space for your WFH needs. Enjoy the beautiful views from your private terrace, or enjoy the enchantment of Clove Lakes park just outside your door. Building features 24 hour doorman services, a laundry center and a gorgeous inground pool and facilities. HOA/maintenance fee covers your outside maintenance, taxes, electric, gas, hot water, sewer, pool and snow removal. Close to transportation and express bus and minutes to the SI Ferry. In close proximity to shopping, local restaurants and points of interest including Clove Lakes park, the SI Zoo and and Silver Lakes Golf Course. These units are rarely available so take this opportunity to get in to this beautifully appointed co-op. Board requires minimum 20% down payment and Board approval is required.

20. 2020-12-22
    listed $198,000 Active 1014-char remark

    Show marketing remark (1014 chars)

    Welcome to the Fountains – Manhattan style living in this luxurious high rise in beautiful Clove Lakes. This modern, updated co-op features a large bedroom, full bathroom, living room/dining room combo, kitchen, closets and there's even a space for your WFH needs. Enjoy the beautiful views from your private terrace, or enjoy the enchantment of Clove Lakes park just outside your door. Building features 24 hour doorman services, a laundry center and a gorgeous inground pool and facilities. HOA/maintenance fee covers your outside maintenance, taxes, electric, gas, hot water, sewer, pool and snow removal. Close to transportation and express bus and minutes to the SI Ferry. In close proximity to shopping, local restaurants and points of interest including Clove Lakes park, the SI Zoo and and Silver Lakes Golf Course. These units are rarely available so take this opportunity to get in to this beautifully appointed co-op. Board requires minimum 20% down payment and Board approval is required.

21. 2020-11-18
    price $199,000
22. 2020-08-25
    price $220,000
23. 2020-06-25
    listed $238,000 Active
24. 2020-04-24
    historical
25. 2020-03-23
    price $229,000
26. 2020-03-23
    status Active
27. 2020-02-18
    historical
28. 2019-10-23
    listed $239,000 Active
29. 2018-05-21
    soldstatus $186,000 Closed
30. 2018-01-17
    status Pending
31. 2017-11-29
    historical
32. 2017-10-23
    listed $189,000 Active
33. 2016-02-17
    historical
34. 2016-02-17
    historical
35. 2014-11-29
    historical
36. 2011-02-11
    soldstatus $129,000
37. 2010-06-21
    listed $144,900
38. 2008-02-27
    soldstatus $83,000
39. 2007-09-21
    listed $100,000
40. 2007-03-20
    listed $100,000
41. 2006-09-16
    listed $119,900
42. 2005-10-05
    listed $130,000

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,403
• − Mortgage interest: −$7,215
• − Property taxes: −$1,932
• − Insurance: −$644
• − Repairs & maintenance: −$2,272
• − Management: −$2,272
• − HOA: −$16,416
• − Depreciation: −$3,747
• Taxable loss: −$6,096
• Est. tax savings @ 24.0%: +$1,463
• After-tax cash flow: $-3,196/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.

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: Richmond County · 404,174 people
• City population: 7,731,280
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 41,052
• Household income: $85,609
• Rent vs Own: 54.2% rent · 45.8% own
• Severe rent burden: 2008.0

Population outlook (Richmond County) Hauer SSP2

• Today (2025): 482,784 people
• By 2030: 481,831 · -0.2%
• By 2040: 473,159 · -2.0%
• By 2050: 457,242 · -5.3%
• By 2075: 408,029 · -15.5%
• By 2100: 341,459 · -29.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: White 37% Hispanic / Latino 29% Black 23% Two or more races 16% Asian 7%
• Hispanic origin (detail): Mexican 5% Puerto Rican 10% Cuban 2% Dominican 6%
• Common ancestry: Romanian 3% Scotch-Irish 2% Italian 1%
• Foreign-born: 22% · Canada, China, Jamaica
• Languages at home: 68% English-only · Spanish 16% Other Indo-European 5% Russian/Polish/Slavic 3%

Political lean MEDSL · Richmond

• 2024 margin: Strong R (+29.8) · D 35.1% · R 64.9%
• 2008→2024 swing: -25.7pp toward R · 2008: -4.0pp · 2024: -29.8pp
• All cycles: 2024: R+29.8 2020: R+14.9 2016: R+16.8 2012: D+0.8 2008: R+4.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -407.37%
• Current HPI: 319.0616
• Rent YoY: ▲ 6.07%
• 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

-0.9% since first listed

30 events — show timeline

• 2026-03-30 Listed $128,800 SIBORMLS
• 2021-08-25 Sold (MLS) $160,000 SIBORMLS
• 2021-05-28 Pending — SIBORMLS
• 2021-04-26 Listing Removed — SIBORMLS
• 2021-02-19 Price Changed $169,500 SIBORMLS
• 2021-01-26 Price Changed $189,000 SIBORMLS
• 2020-12-22 Listing Removed — SIBORMLS
• 2020-12-22 Listed $198,000 SIBORMLS
• 2020-11-18 Price Changed $199,000 SIBORMLS
• 2020-08-25 Price Changed $220,000 SIBORMLS
• 2020-06-25 Listed $238,000 SIBORMLS
• 2020-04-24 Listing Removed — SIBORMLS
• 2020-03-23 Price Changed $229,000 SIBORMLS
• 2020-03-23 Relisted — SIBORMLS
• 2020-02-18 Listing Removed — SIBORMLS
• 2019-10-23 Listed $239,000 SIBORMLS
• 2018-05-21 Sold (MLS) $186,000 SIBORMLS
• 2018-01-17 Pending — SIBORMLS
• 2017-11-29 Listing Removed — SIBORMLS
• 2017-10-23 Listed $189,000 SIBORMLS
• 2016-02-17 Listing Removed — SIBORMLS
• 2016-02-17 Listing Removed — SIBORMLS
• 2014-11-29 Listing Removed — SIBORMLS
• 2011-02-11 Sold (MLS) $129,000 SIBORMLS
• 2010-06-21 Listed $144,900 SIBORMLS
• 2008-02-27 Sold (MLS) $83,000 SIBORMLS
• 2007-09-21 Listed $100,000 SIBORMLS
• 2007-03-20 Listed $100,000 SIBORMLS
• 2006-09-16 Listed $119,900 SIBORMLS
• 2005-10-05 Listed $130,000 SIBORMLS