1580 Castleton Ave · New York, NY 10302

$718,000

8 bd · 1.0 ba · 1,882 sqft · MultiFamily public records · 100 Days on market

Built 1899 1,882 sqft lot

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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).

• Cash flow +13.4/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• DSCR +4.0/10.0
• Livability +3.8/5.0
• 1% rule +2.9/10.0
• 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 detached property in the heart of Staten Island. Featuring approximately 1882 sq. ft. with a finished attic and full basement. Recently updated boiler and hot water heater. Property is in need of renovation and is being sold as-is. One unit is currently tenant-occupied (month to month). Excellent opportunity for investors or end-users. Conveniently located near transportation, shopping, and schools.

Key facts

• Finished attic
• Full basement
• 1,882 sq ft lot

Tags

• FINISHED ATTIC
• FULL BASEMENT
• RECENTLY UPDATED BOILER

Property features AI

Exterior

• Parking: No dedicated parking; No carport
• Utilities: Public sewer; Electricity available and connected; Natural gas available and connected; Sewer available and connected; Water available and connected; Trash collection (public)
• Home design: Duplex
• Construction: Brick and frame construction; Brick/mortar and stone foundation
• Exterior features: Near public transit; Near shops; Not waterfront

Interior

• Bedrooms: One 3-bedroom unit; One 4-bedroom unit
• Flooring: Combination flooring; Vinyl flooring
• Bathrooms: One full bathroom
• Heating & cooling: Baseboard heating; Natural gas heating; Wall/window air conditioning units
• Interior features: Original details; Storage; Washer/dryer hookup; Double pane windows with screens
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/0.5-bath units multifamily listed at $718k.

Deal economics

• At list price, monthly cash flow is $16 ($196/yr) — positive. Per door: $8/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 $569k (20.7% below list).
• Recommended offer: $569k (20.7% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: 69 active listings in the ZIP; 480 units permitted in Richmond County in 2024 (22 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $22k 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 100 days — a 9% lower offer ($653k) is reasonable based on typical stale-listing flexibility.
• 5 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 $375k; list at $718k implies a 91% 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 $569,300 (20.7% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 21% 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. 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: 0.79% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.10%
• DSCR: 1.00
• GRM: 10.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -16.2%
• Equity multiple: 0.43×
• Total profit: $-115,516
• Equity at exit: $107,056

10-year hold

• IRR: -7.9%
• Equity multiple: 0.50×
• Total profit: $-100,101
• Equity at exit: $62,080

Cash invested: $201,040 (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 10302

• Home prices YoY: -31.0%
• Active inventory: 69
• Price-to-rent: 21.0×

Monthly cashflow live

• Estimated rent: $5,693 high
• Mortgage (P&I): −$3,765
• Tax from tax record: −$417 /mo · $5,000/yr
• Insurance: −$299
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,196
• Net cashflow: $16

Break-even live

Break-even rent $5,672

Max offer price $718,000

Occupancy floor 95%

Sensitivity live

Price	-10% $423	-5% $220	+0% $16	+5% $-187	+10% $-390
Rent	-10% $-433	-5% $-209	+0% $16	+5% $241	+10% $466
Rate	-1.0pp $378	-0.5pp $199	base $16	+0.5pp $-170	+1.0pp $-359

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

Units	Beds	Baths	Est. rent
▸ 2× units	4	0.5	$5,694
Total (2 units)			$5,693

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: $179,500
• Closing costs: $21,540
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-13
   statusdays on market $718,000 Pending 100 DOM
2. 2026-06-10
   days on market $718,000 Active 97 DOM
3. 2026-06-08
   days on market $718,000 Active 96 DOM
4. 2026-06-08
   days on market $718,000 Active 95 DOM
5. 2026-06-04
   days on market $718,000 Active 92 DOM
6. 2026-06-03
   days on market $718,000 Active 91 DOM
7. 2026-06-01
   days on market $718,000 Active 89 DOM
8. 2026-05-31
   days on market $718,000 Active 88 DOM
9. 2026-03-04
   listed $718,000 Active
10. 2021-07-12
    historical
11. 2021-05-28
    price $599,000
12. 2021-04-14
    listed $650,000 Active
13. 2018-10-23
    historical
14. 2016-04-21
    soldstatus $375,000
15. 2016-04-11
    soldstatus $375,000 Closed
16. 2016-02-17
    historical
17. 2015-12-29
    status Pending
18. 2015-12-07
    historical
19. 2015-10-27
    listed $399,000 Active
20. 2004-05-07
    listed $419,900
21. 2004-01-16
    soldstatus $290,000
22. 1999-01-11
    listed $209,900

ⓘ 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: $5,000 · $417/mo
• Projected year-2 tax: $8,567 · $714/mo
• Expected delta: +$3,567/yr (+$297/mo · 71.3%)

ⓘ 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 ≥97°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 · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $68,316
• − Mortgage interest: −$40,219
• − Property taxes: −$5,000
• − Insurance: −$3,590
• − Repairs & maintenance: −$5,465
• − Management: −$5,465
• − Depreciation: −$20,887
• Taxable loss: −$12,311
• Est. tax savings @ 24.0%: +$2,955
• After-tax cash flow: $3,151/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
• City population: 7,731,280
• Population (ZIP): 19,693

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 0.69)
• Race & ethnicity: Hispanic / Latino 43% White 27% Black 21% Two or more races 15% Asian 6% Native American 2%
• Hispanic origin (detail): Mexican 23% Puerto Rican 11% Dominican 4%
• Common ancestry: Lithuanian 1% Romanian 1% Portuguese 1%
• Foreign-born: 28% · Canada, China, Jamaica
• Languages at home: 58% English-only · Spanish 29% Other Indo-European 3% Arabic 2%

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: ▼ -153.26%
• Current HPI: 340.4458
• Rent YoY: —
• Metro: —
• 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

+242.1% since first listed

14 events — show timeline

• 2026-03-04 Listed $718,000 OneKey® MLS as Distributed by MLS Grid
• 2021-07-12 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-05-28 Price Changed $599,000 OneKey® MLS as Distributed by MLS Grid
• 2021-04-14 Listed $650,000 OneKey® MLS as Distributed by MLS Grid
• 2018-10-23 Listing Removed — SIBORMLS
• 2016-04-21 Sold (Public Records) $375,000 Public Records
• 2016-04-11 Sold (MLS) $375,000 SIBORMLS
• 2016-02-17 Listing Removed — SIBORMLS
• 2015-12-29 Pending — SIBORMLS
• 2015-12-07 Listing Removed — SIBORMLS
• 2015-10-27 Listed $399,000 SIBORMLS
• 2004-05-07 Listed $419,900 SIBORMLS
• 2004-01-16 Sold (Public Records) $290,000 Public Records
• 1999-01-11 Listed $209,900 SIBORMLS

Property tax history

+4.5%/yr

Latest (2025): $5,000 · +6.0% YoY. Source: county tax records.