1000 Clove Rd Unit 2m · New York, NY 10301

$89,000

1 bd · 1.0 ba · 750 sqft · SingleFamily · 30 Days on market

Built 1968 Fair condition 750 sqft lot Est $176k · 50% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.0/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

A DECENT SIZE ONE BEDROOM WITH AMPLE CLOSETS FOR THE GREAT PRICE OT 89,000 (HARD TO FIND THAT) NEEDS RENOVATION. IT IS LOCATED IN THE BEAUTIFUL AREA OF CLOVE LAKES, RIGHT ON THE PARK. TRANSPORTATION IN FRONT OF BUILDING, 24 HOUR DOORMAN SERVICE AND A GORGEOUS INGROUND POOL FOR THOSE SUMMER MONTHS.

Key facts

• Ample closets
• Pool
• Built 1968

Tags

• AMPLE CLOSETS
• LOCATED IN CLOVE LAKES
• 24 HOUR DOORMAN SERVICE
• GORGEOUS INGROUND POOL

Property features AI

Finance

• Other: Zoning: R3-2; Property condition described as poor; Lot size approx. 0.02 acres
• HOA & community: Association: Precision Management; Community pool; Monthly association fee covers taxes, snow removal, sewer, outside maintenance, water, gas and electricity

Exterior

• Parking: Assigned parking
• Utilities: Electric: 110V
• Home design: Brick construction; Approximately built (year approximate); 10-story building; Located at 1000 Clove Rd Unit 2m, Staten Island, NY
• Construction: Brick exterior; Building area listed as 750
• Exterior features: In-ground pool; Handicap accessible

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced-air heating; Has heating and cooling
• Interior features: Central air conditioning; Finished basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $89k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $88k (1.5% below list) — sets the bar for market timing.
• Cap rate 23.1% 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 (+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 33% 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 $615 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 6.1% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $87,665 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.65% ✓
• Cap rate: 23.09%
• Cash-on-cash: 59.99%
• DSCR: 3.67
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $176,250
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1000 Clove Rd Unit 5n	0.00mi	1/1.0	750 (0%)	2mo	$150,000	$200	98
1100 Clove Rd Unit 6-H	0.17mi	1/1.0	700 (-7%)	2mo	$130,000	$186	80
1000 Clove Rd Unit 4-P	0.00mi	1/1.0	650 (-13%)	0mo	$130,000	$200	77
1000 Clove Rd Unit 4e	0.00mi	1/1.0	650 (-13%)	5mo	$150,000	$231	74
1000 Clove Rd Unit 5-D	0.00mi	1/1.0	650 (-13%)	7mo	$152,500	$235	72
47 Glenwood Ave	0.53mi	2/1.0 (+1)	748 (-0%)	20mo	$565,000	$755	53
785 Clove Rd	0.33mi	2/1.0 (+1)	832 (+11%)	17mo	$629,000	$756	47
176 Arlo Rd Unit A	0.74mi	1/1.0	660 (-12%)	7mo	$206,000	$312	40
182 Arlo Rd Unit B	0.72mi	2/1.0 (+1)	850 (+13%)	4mo	$195,000	$229	36
171 Arlo Rd	0.74mi	2/1.0 (+1)	860 (+15%)	14mo	$249,000	$290	24

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 · 6.07% rent growth · sell at horizon

5-year hold

• IRR: 62.2%
• Equity multiple: 3.91×
• Total profit: $72,458
• Equity at exit: $13,270

10-year hold

• IRR: 67.8%
• Equity multiple: 8.95×
• Total profit: $198,187
• Equity at exit: $7,695

Cash invested: $24,920 (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 10301

• Rents YoY: 6.1%
• Active inventory: 263
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $2,356 medium
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $1,246

Break-even live

Break-even rent $779

Max offer price $89,000

Occupancy floor 42%

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: $22,250
• Closing costs: $2,670
• 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

Listing history 14 events

1. 2026-06-18
   days on market $89,000 Active 30 DOM
2. 2026-06-17
   days on market $89,000 Active 29 DOM
3. 2026-06-16
   days on market $89,000 Active 28 DOM
4. 2026-06-15
   days on market $89,000 Active 27 DOM
5. 2026-06-13
   days on market $89,000 Active 25 DOM
6. 2026-06-10
   days on market $89,000 Active 21 DOM
7. 2026-06-08
   days on market $89,000 Active 20 DOM
8. 2026-06-08
   days on market $89,000 Active 19 DOM
9. 2026-06-04
   days on market $89,000 Active 16 DOM
10. 2026-06-03
    days on market $89,000 Active 15 DOM
11. 2026-06-02
    days on market $89,000 Active 14 DOM
12. 2026-06-01
    days on market $89,000 Active 13 DOM
13. 2026-05-31
    days on market $89,000 Active 12 DOM
14. 2026-05-19
    listed $89,000 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: $28,266
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$445
• − Repairs & maintenance: −$2,261
• − Management: −$2,261
• − Depreciation: −$2,589
• Taxable income: $14,389
• Est. tax owed @ 24.0%: −$3,453
• After-tax cash flow: $11,496/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 · 5 photos

Fair 45/100 Moderate rehab

This apartment building requires moderate renovations to improve its condition and appearance, with a focus on exterior siding, interior walls, and lobby carpet. The property is located in a desirable area with a pool and 24-hour doorman service, making it a good investment opportunity.

Repairs flagged

• Minor exterior siding — Some discoloration visible
• Minor interior walls — Some discoloration visible
• Minor lobby carpet — Some wear visible

Value-add opportunities

• Both Paint interior walls and trim — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace worn carpet in lobby — New carpet improves aesthetics and comfort
• Both Clean and maintain HVAC system — A clean HVAC system ensures comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Some discoloration visible	Minor	$500–3,000
interior walls · Some discoloration visible	Minor	$500–3,000
lobby carpet · Some wear visible	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Paint interior walls and trim — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace worn carpet in lobby — New carpet improves aesthetics and comfort ↑
• Both Clean and maintain HVAC system — A clean HVAC system ensures comfort and energy efficiency ↑

ⓘ 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

• 2026-05-19 Listed $89,000 SIBORMLS