137 Daniel Low Ter · New York, NY 10301

$499,000

None bd · None ba · 2,978 sqft · MultiFamily public records · 55 Days on market

Built 1925 3,000 sqft lot Est $873k · 43% under

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Why this score? — see what drove the B+ 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
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Schools +5.0/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• 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 MLS

Rare St. George development opportunity — 30 x 100 lot (3,000 SF) on Daniel Low Terrace, a short walk to the St. George Ferry Terminal, Empire Outlets, the FerryHawks ballpark, and Fort Hill Park. The existing 1925 duplex (2,978 SF, 2.5 stories, 2 units) is positioned as a teardown — pricing reflects the site as land, not the existing structure. R5 zoning supports a range of low- to mid-density residential product, subject to NYC DOB review. Being sold together with the adjacent vacant lot at Block 18, Lot 96 — combined frontage of 60 x 100 (6,000 SF) for buyers who want a development-ready assemblage under single ownership. Manhattan skyline across the harbor; downtown is a free 25-minute ferry ride. Detailed investor proposal available on request. All info deemed reliable; buyer to verify zoning, FAR, and buildable assumptions independently.

Key facts

• Two family home
• 30 x 100 lot
• 3,000 sq ft lot

Tags

• TWO FAMILY HOME
• 30 X 100 LOT
• SHORT WALK TO FERRY TERMINAL

Property features AI

Exterior

• Parking: Private parking; No carport
• Utilities: Electricity connected (Con-Edison); Public sewer / sewer connected
• Home design: Duplex
• Construction: Frame construction
• Exterior features: Frame construction; Not waterfront; Additional parcel(s) included

Interior

• Heating & cooling: No heating; No cooling
• Interior features: First floor bedroom; Basement present

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $499k.

Deal economics

• At list price, monthly cash flow is $3k ($32k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $499k).
• Recommended offer: $484k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.7% 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; 2 comparable units currently listed for rent nearby; solid renter incomes; 480 units permitted in Richmond County in 2024 (22 in 5+ unit buildings).
• At $7,274/mo this rent would consume 102% of the median local household income ($86k/yr) (locally 2008% 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 $15k 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 $140k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($484k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 20y ago; this cycle's ask has dropped $351k (41%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 51% 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 $484,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% 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 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
9. 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.
10. 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: 1.46% ✓
• Cap rate: 12.75%
• Cash-on-cash: 23.05%
• DSCR: 2.03
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $872,554
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
87 Montgomery Ave	0.15mi	7/3.0	3,120 (+5%)	5mo	$960,000	$308	81
301 Westervelt Ave	0.12mi	6/3.0	2,750 (-8%)	4mo	$805,000	$293	78
166 Benziger Ave	0.22mi	6/3.5	3,136 (+5%)	9mo	$824,000	$263	73
267 York Ave	0.41mi	8/4.0	3,150 (+6%)	1mo	$1,340,000	$425	71
99 Monroe Ave	0.15mi	3/2.0	2,678 (-10%)	7mo	$680,000	$254	70
98 Hamilton Ave	0.24mi	4/4.5	2,639 (-11%)	2mo	$825,000	$313	68
138 Hendricks Ave	0.32mi	5/2.0	2,618 (-12%)	8mo	$818,850	$313	58
102 Winter Ave	0.31mi	10/4.0	3,400 (+14%)	6mo	$875,000	$257	57
24-26 York Ave	0.57mi	6/2.0	2,700 (-9%)	5mo	$825,000	$306	54
47 Kirby Ct	0.67mi	4/2.0	2,783 (-6%)	5mo	$760,000	$273	53
203 Franklin Ave	0.57mi	6/2.0	3,264 (+10%)	7mo	$410,000	$126	51
360 Victory Blvd	0.62mi	5/2.0	2,705 (-9%)	8mo	$770,000	$285	49

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: 19.2%
• Equity multiple: 1.81×
• Total profit: $113,086
• Equity at exit: $74,403

10-year hold

• IRR: 29.5%
• Equity multiple: 4.00×
• Total profit: $419,257
• Equity at exit: $43,144

Cash invested: $139,720 (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: 11.4×

Monthly cashflow live

• Estimated rent: $7,274 high
• Mortgage (P&I): −$2,617
• Tax from tax record: −$238 /mo · $2,859/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,528
• Net cashflow: $2,684

Break-even live

Break-even rent $3,877

Max offer price $499,000

Occupancy floor 58%

Sensitivity live

Price	-10% $2,966	-5% $2,825	+0% $2,684	+5% $2,542	+10% $2,401
Rent	-10% $2,109	-5% $2,396	+0% $2,684	+5% $2,971	+10% $3,258
Rate	-1.0pp $2,935	-0.5pp $2,810	base $2,684	+0.5pp $2,554	+1.0pp $2,423

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$7,274
Total (2 units)			$7,274

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: $124,750
• Closing costs: $14,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
38 Sherman Ave Staten Island, NY	2.0	2.0	2628	$2,600	$0.99	8d	1	0.09mi
122 Westervelt Ave Unit 1 Staten Island, NY	2.0	1.0	2100	$2,600	$1.24	25d	1	0.37mi

Listing history 25 events

1. 2026-06-18
   days on market $499,000 Active 55 DOM
2. 2026-06-17
   days on market $499,000 Active 54 DOM
3. 2026-06-16
   days on market $499,000 Active 53 DOM
4. 2026-06-15
   days on market $499,000 Active 52 DOM
5. 2026-06-13
   pricedays on market $499,000 Active 50 DOM
6. 2026-06-10
   days on market $850,000 Active 46 DOM
7. 2026-06-08
   days on market $850,000 Active 45 DOM
8. 2026-06-08
   days on market $850,000 Active 44 DOM
9. 2026-06-04
   days on market $850,000 Active 41 DOM
10. 2026-06-03
    days on market $850,000 Active 40 DOM
11. 2026-06-01
    days on market $850,000 Active 38 DOM
12. 2026-05-31
    days on market $850,000 Active 37 DOM
13. 2026-04-24
    listed $850,000 Active

    Show marketing remark (873 chars)

    Rare St. George development opportunity — 30 x 100 lot (3,000 SF) on Daniel Low Terrace, a short walk to the St. George Ferry Terminal, Empire Outlets, the FerryHawks ballpark, and Fort Hill Park. The existing 1925 duplex (2,978 SF, 2.5 stories, 2 units) is positioned as a teardown — pricing reflects the site as land, not the existing structure. R5 zoning supports a range of low- to mid-density residential product, subject to NYC DOB review. Being sold together with the adjacent vacant lot at Block 18, Lot 96 — combined frontage of 60 x 100 (6,000 SF) for buyers who want a development-ready assemblage under single ownership. Manhattan skyline across the harbor; downtown is a free 25-minute ferry ride. Detailed investor proposal available on request. All info deemed reliable; buyer to verify zoning, FAR, and buildable assumptions independently.

14. 2026-04-24
    listed $850,000 Active 873-char remark

    Show marketing remark (873 chars)

    Rare St. George development opportunity — 30 x 100 lot (3,000 SF) on Daniel Low Terrace, a short walk to the St. George Ferry Terminal, Empire Outlets, the FerryHawks ballpark, and Fort Hill Park. The existing 1925 duplex (2,978 SF, 2.5 stories, 2 units) is positioned as a teardown — pricing reflects the site as land, not the existing structure. R5 zoning supports a range of low- to mid-density residential product, subject to NYC DOB review. Being sold together with the adjacent vacant lot at Block 18, Lot 96 — combined frontage of 60 x 100 (6,000 SF) for buyers who want a development-ready assemblage under single ownership. Manhattan skyline across the harbor; downtown is a free 25-minute ferry ride. Detailed investor proposal available on request. All info deemed reliable; buyer to verify zoning, FAR, and buildable assumptions independently.

15. 2016-02-17
    historical
16. 2016-02-17
    historical
17. 2014-12-12
    historical
18. 2014-12-01
    historical
19. 2007-10-16
    listed $685,000
20. 2007-09-11
    listed $685,000
21. 2007-03-12
    soldstatus $585,000
22. 2006-12-28
    listed $629,000
23. 2006-09-28
    listed $675,000
24. 2006-09-28
    listed $660,000
25. 2000-02-08
    soldstatus $116,500

ⓘ 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: $2,859 · $238/mo
• Projected year-2 tax: $5,646 · $470/mo
• Expected delta: +$2,787/yr (+$232/mo · 97.5%)

ⓘ 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 · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 51% 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: $87,288
• − Mortgage interest: −$27,952
• − Property taxes: −$2,859
• − Insurance: −$2,495
• − Repairs & maintenance: −$6,983
• − Management: −$6,983
• − Depreciation: −$14,516
• Taxable income: $25,500
• Est. tax owed @ 24.0%: −$6,120
• After-tax cash flow: $26,082/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): 41,052
• 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

+629.6% since first listed

13 events — show timeline

• 2026-04-24 Listed $850,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-24 Listed $850,000 OneKey® MLS as Distributed by MLS Grid
• 2016-02-17 Listing Removed — SIBORMLS
• 2016-02-17 Listing Removed — SIBORMLS
• 2014-12-12 Listing Removed — SIBORMLS
• 2014-12-01 Listing Removed — SIBORMLS
• 2007-10-16 Listed $685,000 SIBORMLS
• 2007-09-11 Listed $685,000 SIBORMLS
• 2007-03-12 Sold (MLS) $585,000 SIBORMLS
• 2006-12-28 Listed $629,000 SIBORMLS
• 2006-09-28 Listed $660,000 SIBORMLS
• 2006-09-28 Listed $675,000 SIBORMLS
• 2000-02-08 Sold (Public Records) $116,500 Public Records

Property tax history

+1.0%/yr

Latest (2025): $2,859 · +6.0% YoY. Source: county tax records.