1000 Clove Rd Unit 10e · New York, NY 10301

$125,000

1 bd · 1.0 ba · 650 sqft · Condo · 47 Days on market

Built 1966 Good condition

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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
• Cash flow +3.9/30.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to The Fountains, a luxury high rise offering 24-hour doorman service, on-site laundry, and a live-in superintendent for your convenience. Residents enjoy a beautifully maintained in-ground pool, perfect for relaxing and entertaining during the summer months. Your maintenance covers all utilities and tax, leaving only phone and cable as your responsibility. Ideally located, the building offers easy access to NYC express and local busses right outside, with the Staten Island Expressway just minutes away. You will also find a variety of restaurants, supermarkets, and many other shops nearby. Just a few blocks away is Clove Lake Park, where you can enjoy scenic nature trails, BBQ area,

Key facts

• On site laundry
• Clove lake park
• In ground pool

Tags

• 24 HOUR DOORMAN SERVICE
• ON SITE LAUNDRY
• LIVE IN SUPERINTENDENT
• IN GROUND POOL
• EASY ACCESS TO NYC EXPRESS
• CLOVE LAKE PARK

Property features AI

Finance

• Other: Zoning: R3-2
• HOA & community: Association (Board at The Fountains); Association amenities include pool; Monthly association fees; Association fees cover taxes, snow removal, sewer, outside maintenance, water, gas, and electricity

Exterior

• Parking: Assigned parking available; Off-street parking; On-street parking
• Utilities: 220 volt electric service
• Home design: Apartment unit; Approximately built; 10-story building
• Construction: Brick construction; Property in good condition
• Exterior features: Balcony; In-ground pool

Interior

• Kitchen: Kitchen located on the first level; Refrigerator
• Bedrooms: Bedroom(s) located on the first level
• Bathrooms: 1 full bathroom on the first level
• Heating & cooling: Forced air heating (natural gas); Central cooling units
• Interior features: Refrigerator included; Central cooling units; Natural gas heating with forced air; Basement listed as other; Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $125k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-355 ($-4k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% 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); 263 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 32% 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 $864 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 47 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 57% 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 $121,250 (3.0% 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 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1966 — 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. 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: 1.82% ✓
• Cap rate: 2.88%
• Cash-on-cash: -12.18%
• DSCR: 0.46
• GRM: 4.6

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: -27.6%
• Equity multiple: 0.00×
• Total profit: $-34,832
• Equity at exit: $18,638

10-year hold

• IRR: -8.3%
• Equity multiple: 0.30×
• Total profit: $-24,529
• Equity at exit: $10,808

Cash invested: $35,000 (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 10301

• Rents YoY: 6.1%
• Active inventory: 263
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,270 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA est. from 7 same-building comps: −$1,285
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $-355

Break-even live

Break-even rent $2,720

Max offer price $73,588

Occupancy floor —

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: $31,250
• Closing costs: $3,750
• 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	17d	1	1.28mi

HOA detail condo

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

Listing history 14 events

1. 2026-06-18
   days on market $125,000 Active 47 DOM
2. 2026-06-17
   days on market $125,000 Active 46 DOM
3. 2026-06-16
   days on market $125,000 Active 45 DOM
4. 2026-06-15
   price $125,000 Active 44 DOM
5. 2026-06-15
   days on market $150,000 Active 44 DOM
6. 2026-06-13
   days on market $150,000 Active 42 DOM
7. 2026-06-10
   days on market $150,000 Active 38 DOM
8. 2026-06-08
   days on market $150,000 Active 37 DOM
9. 2026-06-08
   days on market $150,000 Active 36 DOM
10. 2026-06-04
    days on market $150,000 Active 33 DOM
11. 2026-06-03
    days on market $150,000 Active 32 DOM
12. 2026-06-01
    days on market $150,000 Active 30 DOM
13. 2026-05-31
    days on market $150,000 Active 29 DOM
14. 2026-05-03
    listed $150,000 Active

ⓘ 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: $27,244
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$2,180
• − Management: −$2,180
• − HOA: −$15,420
• − Depreciation: −$3,636
• Taxable loss: −$5,673
• Est. tax savings @ 24.0%: +$1,362
• After-tax cash flow: $-2,902/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This property is in good condition with minimal maintenance required. It offers a good investment opportunity with potential for increased value through cosmetic updates.

Value-add opportunities

• Both Paint exterior — Fresh paint can enhance the curb appeal and resale value.
• Both Clean windows — Clean windows improve natural light and make the interior appear larger.
• Both Inspect HVAC — A well-maintained HVAC system ensures comfort and energy efficiency, both of which are important for both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Fresh paint can enhance the curb appeal and resale value. ↑
• Both Clean windows — Clean windows improve natural light and make the interior appear larger. ↑
• Both Inspect HVAC — A well-maintained HVAC system ensures comfort and energy efficiency, both of which are important for both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-05-03 Listed $150,000 SIBORMLS