410 Maryland Ave Unit 3c · New York, NY 10305

$364,000

2 bd · 1.0 ba · 1,100 sqft · Condo · 19 Days on market

Built 1974 Est $384k · 5% under

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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).

• ARV discount +9.8/15.0
• Schools +5.0/10.0
• Cash flow +4.7/30.0
• Rent growth +4.4/5.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Chateau Villa, A must see third floor apartment, excellent move in condition. Renovated kitchen with stainless steel appliances two bedrooms hardwood floors throughout. Working electric fireplace for those cozy winter nights. French doors to the balcony with view of the Manhattan skyline.Recessed lighting, crown mouldings throughout. The amenities include pool, community garden, playground, pool, dog walk. Don't miss the opportunity to own this beautiful apartment. Schedule your appointment today!

Key facts

• Private balcony
• Renovated kitchen
• Recessed lighting

Tags

• RENOVATED KITCHEN
• STAINLESS STEEL APPLIANCES
• WORKING ELECTRIC FIREPLACE
• PRIVATE BALCONY
• VIEWS OF THE MANHATTAN SKYLINE
• RECESSED LIGHTING

Property features AI

Finance

• HOA & community: Part of CHATEAU VILLA association; Association amenities include clubhouse, pool, playground, and pets allowed; Association fees billed monthly and include taxes, snow removal, sewer, outside maintenance, water, gas, and clubhouse

Exterior

• Parking: Off-street parking
• Utilities: 220-volt electric
• Home design: 3-story building; Brick construction; Built approximately 2025; Property condition: Excellent
• Construction: Brick construction; 3 stories; Approximate year built 2025
• Exterior features: Balcony

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: Bedrooms located on the third floor
• Bathrooms: 1 full bathroom (third floor)
• Heating & cooling: Forced air heating (oil); Cooling units
• Interior features: Fireplace; Balcony

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $364k.

Deal economics

• At list price, monthly cash flow is $-902 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $362k (0.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $317k (13.0% below list).
• Recommended offer: $317k (13.0% below list) — sets the bar for 1% rule.
• Cap rate 3.3% vs local median 2.6% in New York — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Zoned schools: Elm Tree Elementary School (math 27% / reading 52%, grade F, #1,444 of 2,108 statewide, top 71%, 806 students, 94% FRL); Jhs 383 Philippa Schuyler (math 32% / reading 67%, grade C, #280 of 729 statewide, top 40%, 822 students, 85% FRL); Midwood High School (math 94% / reading 96%, grade A+, #83 of 1,100 statewide, top 8%, 4,062 students, 73% FRL).
• Market conditions: Rents rising fast (+7.5%/yr); 255 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 480 units permitted in Richmond County in 2024 (22 in 5+ unit buildings).
• At $3,167/mo this rent would consume 46% 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 $3k of loan paydown is wiped out by about $11k 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 19 days — a 2% lower offer ($359k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y 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 28% of rent.
• 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 $316,717 (13.0% 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. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.87% ✗
• Cap rate: 3.32%
• Cash-on-cash: -10.63%
• DSCR: 0.53
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $383,900
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35 Langere Pl Unit G	0.66mi	1/1.0 (-1)	1,218 (+11%)	12mo	$425,000	$349	36
35 Langere Pl Unit E	0.66mi	1/1.0 (-1)	1,218 (+11%)	12mo	$425,000	$349	36
35 Langere Pl Unit A	0.66mi	1/1.0 (-1)	1,218 (+11%)	12mo	$425,000	$349	36
35 Langere Pl Unit C	0.66mi	1/1.0 (-1)	1,218 (+11%)	12mo	$425,000	$349	36

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: -28.2%
• Equity multiple: 0.01×
• Total profit: $-100,877
• Equity at exit: $54,274

10-year hold

• IRR: -12.1%
• Equity multiple: 0.10×
• Total profit: $-91,931
• Equity at exit: $31,472

Cash invested: $101,920 (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: 255
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $3,167 medium
• Mortgage (P&I): −$1,909
• Tax est. 1.5%: −$455 /mo · $5,460/yr
• Insurance: −$152
• HOA est. from 1 same-building comp: −$889
• Vacancy / Maint / Mgmt: −$665
• Net cashflow: $-902

Break-even live

Break-even rent $4,310

Max offer price $233,413

Occupancy floor —

Sensitivity live

Price	-10% $-651	-5% $-777	+0% $-902	+5% $-1,028	+10% $-1,154
Rent	-10% $-1,153	-5% $-1,028	+0% $-902	+5% $-777	+10% $-652
Rate	-1.0pp $-719	-0.5pp $-810	base $-902	+0.5pp $-997	+1.0pp $-1,093

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: $91,000
• Closing costs: $10,920
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 Osgood Ave Unit 2 Staten Island, NY	3.0	2.0	1300	$3,200	$2.46	26d	1	0.46mi
97 Greenfield Ave Staten Island, NY	3.0	2.5	1254	$3,400	$2.71	26d	1	0.75mi
21 Susan Ct Staten Island, NY	3.0	2.5	900	$3,400	$3.78	26d	1	0.95mi
703 Bay St Staten Island, NY	2.0	2.5	1337	$3,500	$2.62	26d	1	1.17mi

HOA detail condo

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

Listing history 17 events

1. 2026-05-12
   status Pending
2. 2026-04-22
   listed $364,000 Active
3. 2021-11-19
   soldstatus $324,900 Closed 514-char remark

   Show marketing remark (514 chars)

   Welcome to Chateau Villa, A must see third floor apartment, excellent move in condition. Renovated kitchen with stainless steel appliances two bedrooms hardwood floors throughout. Working electric fireplace for those cozy winter nights. French doors to the balcony with view of the Manhattan skyline.Recessed lighting, crown mouldings throughout. The amenities include pool, community garden, playground, pool, dog walk. Don't miss the opportunity to own this beautiful apartment. Schedule your appointment today!

4. 2021-09-09
   status Pending 514-char remark

   Show marketing remark (514 chars)

   Welcome to Chateau Villa, A must see third floor apartment, excellent move in condition. Renovated kitchen with stainless steel appliances two bedrooms hardwood floors throughout. Working electric fireplace for those cozy winter nights. French doors to the balcony with view of the Manhattan skyline.Recessed lighting, crown mouldings throughout. The amenities include pool, community garden, playground, pool, dog walk. Don't miss the opportunity to own this beautiful apartment. Schedule your appointment today!

5. 2021-08-24
   historical 514-char remark

   Show marketing remark (514 chars)

   Welcome to Chateau Villa, A must see third floor apartment, excellent move in condition. Renovated kitchen with stainless steel appliances two bedrooms hardwood floors throughout. Working electric fireplace for those cozy winter nights. French doors to the balcony with view of the Manhattan skyline.Recessed lighting, crown mouldings throughout. The amenities include pool, community garden, playground, pool, dog walk. Don't miss the opportunity to own this beautiful apartment. Schedule your appointment today!

6. 2021-08-16
   price $324,900
7. 2021-08-15
   price $324,900 514-char remark

   Show marketing remark (514 chars)

   Welcome to Chateau Villa, A must see third floor apartment, excellent move in condition. Renovated kitchen with stainless steel appliances two bedrooms hardwood floors throughout. Working electric fireplace for those cozy winter nights. French doors to the balcony with view of the Manhattan skyline.Recessed lighting, crown mouldings throughout. The amenities include pool, community garden, playground, pool, dog walk. Don't miss the opportunity to own this beautiful apartment. Schedule your appointment today!

8. 2021-08-03
   listed $345,000 Active 514-char remark

   Show marketing remark (514 chars)

   Welcome to Chateau Villa, A must see third floor apartment, excellent move in condition. Renovated kitchen with stainless steel appliances two bedrooms hardwood floors throughout. Working electric fireplace for those cozy winter nights. French doors to the balcony with view of the Manhattan skyline.Recessed lighting, crown mouldings throughout. The amenities include pool, community garden, playground, pool, dog walk. Don't miss the opportunity to own this beautiful apartment. Schedule your appointment today!

9. 2021-08-02
   historical
10. 2021-07-12
    price $345,000
11. 2021-06-14
    listed $355,000 Active
12. 2015-04-17
    soldstatus $224,450
13. 2014-01-09
    listed $224,450
14. 2008-04-24
    soldstatus $216,000
15. 2008-01-19
    listed $225,000
16. 2005-05-31
    soldstatus $183,000
17. 2004-10-03
    listed $189,000

ⓘ 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 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: $38,006
• − Mortgage interest: −$20,390
• − Property taxes: −$5,460
• − Insurance: −$1,820
• − Repairs & maintenance: −$3,040
• − Management: −$3,040
• − HOA: −$10,668
• − Depreciation: −$10,589
• Taxable loss: −$17,002
• Est. tax savings @ 24.0%: +$4,080
• After-tax cash flow: $-6,749/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

+92.6% since first listed

17 events — show timeline

• 2026-05-12 Pending — SIBORMLS
• 2026-04-22 Listed $364,000 SIBORMLS
• 2021-11-19 Sold (MLS) $324,900 SIBORMLS
• 2021-09-09 Pending — SIBORMLS
• 2021-08-24 Listing Removed — SIBORMLS
• 2021-08-16 Price Changed $324,900 BNYMLS
• 2021-08-15 Price Changed $324,900 SIBORMLS
• 2021-08-03 Listed $345,000 SIBORMLS
• 2021-08-02 Listing Removed — SIBORMLS
• 2021-07-12 Price Changed $345,000 SIBORMLS
• 2021-06-14 Listed $355,000 SIBORMLS
• 2015-04-17 Sold (MLS) $224,450 SIBORMLS
• 2014-01-09 Listed $224,450 SIBORMLS
• 2008-04-24 Sold (MLS) $216,000 SIBORMLS
• 2008-01-19 Listed $225,000 SIBORMLS
• 2005-05-31 Sold (MLS) $183,000 SIBORMLS
• 2004-10-03 Listed $189,000 SIBORMLS