97 & 99 Maryland Ave · New York, NY 10305

$849,999

6 bd · 2.0 ba · 1,536 sqft · MultiFamily public records · 58 Days on market

Built 1901 1,235 sqft lot Est $694k · 22% over

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Why this score? — see what drove the F 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).

• Cash flow +12.4/30.0
• Schools +5.0/10.0
• Rent growth +4.4/5.0
• Livability +3.8/5.0
• DSCR +3.7/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

ATTENTION: ATTENTION: ATTENTION Our seller wants to sell this Great 2 Family, fully renovated house. 2-3 Bedroom identical duplexes, with separate entrances & utilities for each unit. Wood floors, closest, large living room, separate dining room and partial basements, 2 floor features Master bedroom, bedroom, bedroom, Attic, Basement-Unfinished Close to all. Block away from Bay Street, Shopping and Easy Access to Staten Island Ferry Tenant Occupied

Key facts

• 1,235 sq ft lot
• Built 1901
• Listed 57 days

Property features AI

Finance

• Other: Building area listed at 1,536 (unit unspecified)
• Financial info: 3 total units; Unit 1 current rent: $3,454/month

Exterior

• Parking: Off-street parking (no attached garage)
• Utilities: 220-volt electric service
• Home design: 2-story multi-family building; Approximate year built
• Construction: Vinyl siding; Building in excellent condition
• Exterior features: Small lot (approx. 65 x 19); Zoned R4A

Interior

• Bedrooms: Unit 1: 3 bedrooms (level 1); Unit 2: 3 bedrooms (level 1)
• Bathrooms: 2 full bathrooms total; Unit 1: 1 bathroom
• Heating & cooling: Natural gas heating with forced air; Window unit air conditioners
• Interior features: Window air conditioning units; Partially finished basement; Cable available; Intercom

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $850k.

Deal economics

• At list price, monthly cash flow is $-133 ($-2k/yr) — negative. Per door: $-67/mo.
• To cash-flow at today's rent, offer at most $826k (2.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $648k (23.8% below list).
• Recommended offer: $648k (23.8% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 2.6% in New York — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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 (+7.5%/yr); 254 active listings in the ZIP; solid renter incomes; 480 units permitted in Richmond County in 2024 (22 in 5+ unit buildings).
• At $6,479/mo this rent would consume 93% of the median local household income ($83k/yr) (locally 1647% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $26k 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 58 days — a 3% lower offer ($824k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $310k; list at $850k implies a 174% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 65% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $647,900 (23.8% 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 58 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1901 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.76% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.67%
• DSCR: 0.97
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $694,272
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
65 Anderson St	0.27mi	6/3.0	1,592 (+4%)	12mo	$720,000	$452	68

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 7.5% rent growth · sell at horizon

5-year hold

• IRR: -13.0%
• Equity multiple: 0.51×
• Total profit: $-115,839
• Equity at exit: $126,738

10-year hold

• IRR: 1.3%
• Equity multiple: 1.11×
• Total profit: $25,152
• Equity at exit: $73,492

Cash invested: $238,000 (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 10305

• Rents YoY: 7.5%
• Active inventory: 254
• Price-to-rent: 21.9×

Monthly cashflow live

• Estimated rent: $6,479 medium
• Mortgage (P&I): −$4,457
• Tax from tax record: −$440 /mo · $5,279/yr
• Insurance: −$354
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,361
• Net cashflow: $-133

Break-even live

Break-even rent $6,648

Max offer price $826,470

Occupancy floor 97%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$6,478
Total (2 units)			$6,479

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: $212,500
• Closing costs: $25,500
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $849,999 Active 58 DOM
2. 2026-06-17
   days on market $849,999 Active 57 DOM
3. 2026-06-16
   days on market $849,999 Active 56 DOM
4. 2026-06-15
   days on market $849,999 Active 55 DOM
5. 2026-06-13
   days on market $849,999 Active 53 DOM
6. 2026-06-10
   days on market $849,999 Active 49 DOM
7. 2026-06-08
   days on market $849,999 Active 48 DOM
8. 2026-06-08
   days on market $849,999 Active 47 DOM
9. 2026-06-04
   days on market $849,999 Active 44 DOM
10. 2026-06-03
    days on market $849,999 Active 43 DOM
11. 2026-06-01
    days on market $849,999 Active 41 DOM
12. 2026-05-31
    days on market $849,999 Active 40 DOM
13. 2026-04-21
    listed $849,999 Active
14. 2013-02-13
    soldstatus $310,000
15. 1995-02-10
    soldstatus $83,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $5,279 · $440/mo
• Projected year-2 tax: $9,822 · $819/mo
• Expected delta: +$4,543/yr (+$379/mo · 86.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $77,748
• − Mortgage interest: −$47,613
• − Property taxes: −$5,279
• − Insurance: −$4,250
• − Repairs & maintenance: −$6,220
• − Management: −$6,220
• − Depreciation: −$24,727
• Taxable loss: −$16,561
• Est. tax savings @ 24.0%: +$3,975
• After-tax cash flow: $2,376/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): 41,270
• Household income: $83,413
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 1647.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 58% Asian 21% Hispanic / Latino 15% Two or more races 7% Black 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 8%
• Common ancestry: Scotch-Irish 5% Romanian 4% Subsaharan African 2%
• Foreign-born: 36% · China, Canada, Jamaica
• Languages at home: 52% English-only · Chinese 13% Russian/Polish/Slavic 12% Other Indo-European 8%

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: ▼ -487.06%
• Current HPI: 342.7938
• Rent YoY: ▲ 7.50%
• 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

+924.1% since first listed

3 events — show timeline

• 2026-04-21 Listed $849,999 SIBORMLS
• 2013-02-13 Sold (Public Records) $310,000 Public Records
• 1995-02-10 Sold (Public Records) $83,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $5,279 · +6.0% YoY. Source: county tax records.