157 Harbor Rd · New York, NY 10303

$669,000

6 bd · 5.0 ba · 2,000 sqft · MultiFamily public records · 93 Days on market

Built 1899 4,850 sqft lot Est $828k · 19% under

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Why this score? — see what drove the C 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 +20.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• Schools +5.0/10.0
• 1% rule +4.4/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 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

Two-family home in Port Richmond. Property will be delivered vacant and needs renovation. Located on an oversized corner lot 35.42 ft x 136.92 ft, with front and rear yards. Parking for up to 6 cars. Each floor offers 6 rooms, 4 bedrooms, a living room, an eat-in kitchen, and a full bath. Includes a full basement and attic with 2 additional rooms and a half bath. Strong investment opportunity.

Key facts

• Oversized corner lot
• Two-family home
• Full basement

Tags

• TWO-FAMILY HOME
• OVERSIZED CORNER LOT
• FRONT AND REAR YARDS
• PARKING FOR UP TO 6 CARS
• FULL BASEMENT
• ATTIC WITH 2 ADDITIONAL ROOMS

Property features AI

Finance

• Other: Zoning: R3-2; Two units total; Unit 1 status: No lease
• Financial info: Cash and exchange considered

Exterior

• Parking: Private drive; Approximately 5 parking spaces
• Utilities: Electric: 110V, 200 Amp; Hot water: Gas; Heating fuel: Gas
• Home design: Detached building; Residential property; Two-unit building
• Construction: Wood frame construction; Vinyl siding exterior; Shingle roof; Block foundation; Building footprint about 1,100 sq ft; Building dimensions approximately 55.00 x 20.00; Lot dimensions approximately 35.42 x 136.92; Irregular lot
• Exterior features: Back yard; Side yard; Partially fenced yard

Interior

• Bedrooms: Unit 1: 3 bedrooms (1st floor); Unit 2: 3 bedrooms (2nd floor)
• Flooring: Hardwood floors; Tile floors
• Bathrooms: 3 full bathrooms; 1 three-quarter bathroom; Each unit has 1 full bath
• Heating & cooling: Gas heating with baseboard heat; No central AC units listed
• Interior features: Unfinished basement; Hardwood floors; Tile floors

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.5-bath units multifamily listed at $669k.

Deal economics

• At list price, monthly cash flow is $822 ($10k/yr) — positive. Per door: $411/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $632k (5.5% below list).
• Recommended offer: $609k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: 108 active listings in the ZIP; solid renter incomes; 480 units permitted in Richmond County in 2024 (22 in 5+ unit buildings).
• At $6,320/mo this rent would consume 90% of the median local household income ($84k/yr) (locally 1198% 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 $5k of loan paydown is wiped out by about $20k 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 93 days — a 9% lower offer ($609k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 27y 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.
• Current owner paid $380k; list at $669k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1899 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $608,790 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1899 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 0.94% ✗
• Cap rate: 7.77%
• Cash-on-cash: 5.27%
• DSCR: 1.23
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $828,000
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
51 Mersereau Ave	0.34mi	6/2.5	1,800 (-10%)	3mo	$770,000	$428	55
190 Dixon Ave	0.71mi	6/3.0	1,979 (-1%)	9mo	$820,000	$414	50
95 Birch Rd	0.64mi	6/3.0	2,256 (+13%)	8mo	$815,000	$361	34

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.2%
• Equity multiple: 0.70×
• Total profit: $-56,236
• Equity at exit: $99,750

10-year hold

• IRR: 1.3%
• Equity multiple: 1.09×
• Total profit: $17,702
• Equity at exit: $57,843

Cash invested: $187,320 (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 10303

• Home prices YoY: -24.8%
• Active inventory: 108
• Price-to-rent: 17.6×

Monthly cashflow live

• Estimated rent: $6,320 medium
• Mortgage (P&I): −$3,508
• Tax from tax record: −$384 /mo · $4,605/yr
• Insurance: −$279
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,327
• Net cashflow: $822

Break-even live

Break-even rent $5,279

Max offer price $669,000

Occupancy floor 82%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2.5	$6,320
Total (2 units)			$6,320

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: $167,250
• Closing costs: $20,070
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $669,000 Active 93 DOM
2. 2026-06-17
   days on market $669,000 Active 92 DOM
3. 2026-06-15
   days on market $669,000 Active 90 DOM
4. 2026-06-13
   days on market $669,000 Active 88 DOM
5. 2026-06-10
   days on market $669,000 Active 84 DOM
6. 2026-06-08
   days on market $669,000 Active 83 DOM
7. 2026-06-08
   days on market $669,000 Active 82 DOM
8. 2026-06-04
   days on market $669,000 Active 79 DOM
9. 2026-06-03
   days on market $669,000 Active 78 DOM
10. 2026-06-01
    days on market $669,000 Active 76 DOM
11. 2026-05-31
    days on market $669,000 Active 75 DOM
12. 2026-03-17
    listed $669,000 Active
13. 2020-07-01
    historical
14. 2020-03-24
    listed $580,000 Active
15. 2020-03-23
    listed $580,000
16. 2016-08-09
    historical
17. 2016-02-17
    historical
18. 2016-02-17
    historical
19. 2016-01-28
    listed $520,000 Active
20. 2005-02-14
    soldstatus $380,000
21. 2004-12-08
    listed $499,000
22. 2003-12-30
    soldstatus $143,000
23. 2003-12-22
    soldstatus $143,000
24. 2003-07-01
    listed $169,900
25. 1999-07-20
    listed $157,000
26. 1999-03-19
    soldstatus $160,000
27. 1996-03-12
    soldstatus $114,000

ⓘ 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: $4,605 · $384/mo
• Projected year-2 tax: $7,956 · $663/mo
• Expected delta: +$3,351/yr (+$279/mo · 72.8%)

ⓘ 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 · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $75,840
• − Mortgage interest: −$37,474
• − Property taxes: −$4,605
• − Insurance: −$3,345
• − Repairs & maintenance: −$6,067
• − Management: −$6,067
• − Depreciation: −$19,462
• Taxable loss: −$1,181
• Est. tax savings @ 24.0%: +$283
• After-tax cash flow: $10,147/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): 26,497
• Household income: $83,947
• Rent vs Own: 34.8% rent · 65.2% own
• Severe rent burden: 1198.0

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: Hispanic / Latino 38% Black 33% Two or more races 17% White 15% Asian 10%
• Hispanic origin (detail): Mexican 5% Puerto Rican 19% Dominican 5%
• Common ancestry: Romanian 2% Italian 1% Swiss 1%
• Foreign-born: 26% · Canada, China, Jamaica
• Languages at home: 57% English-only · Spanish 25% Other Indo-European 6% Chinese 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: ▼ -121.86%
• Current HPI: 369.2771
• Rent YoY: —
• 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

+486.8% since first listed

16 events — show timeline

• 2026-03-17 Listed $669,000 BNYMLS
• 2020-07-01 Listing Removed — SIBORMLS
• 2020-03-24 Listed $580,000 SIBORMLS
• 2020-03-23 Listed $580,000 WCARE
• 2016-08-09 Listing Removed — SIBORMLS
• 2016-02-17 Listing Removed — SIBORMLS
• 2016-02-17 Listing Removed — SIBORMLS
• 2016-01-28 Listed $520,000 SIBORMLS
• 2005-02-14 Sold (Public Records) $380,000 Public Records
• 2004-12-08 Listed $499,000 SIBORMLS
• 2003-12-30 Sold (Public Records) $143,000 Public Records
• 2003-12-22 Sold (MLS) $143,000 SIBORMLS
• 2003-07-01 Listed $169,900 SIBORMLS
• 1999-07-20 Listed $157,000 SIBORMLS
• 1999-03-19 Sold (Public Records) $160,000 Public Records
• 1996-03-12 Sold (Public Records) $114,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $4,605 · +5.0% YoY. Source: county tax records.