58 Van Duzer St · New York, NY 10301

$699,999

4 bd · 4.0 ba · 2,673 sqft · MultiFamily public records · 160 Days on market

Built 1925 1,848 sqft lot Est $714k · at est.

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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 +23.4/30.0
• ARV discount +8.4/15.0
• DSCR +7.5/10.0
• 1% rule +5.3/10.0
• 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

A home w/ modern touches blending tastefully with its surroundings. 58 Van Duzer is a double duplex, modern, open and airy home and a fantastic opportunity for any one looking for a turnkey ready 2 family located in the center of the north shore revitalization. Exposed brick and stone accents project a feel of warmth off of the hardwood floors. The new windows and skylights in the dormer provide ample lighting to go along with water view. Other recent upgrades throughout the building include 2 kitchens, 5 bathrooms, energy efficient heating and hot water systems, roof and windows. With the ferry, shopping, entertainment and the Bay Street corridor all in a quick walking distance, 58 Van Duzer street provides you with the best opportunity to experience the best of the North Shore.

Key facts

• 1,848 sq ft lot
• Built 1925
• Listed 160 days

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/?-bath units multifamily listed at $700k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive. Per door: $650/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $700k).
• Recommended offer: $616k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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).
• At $7,224/mo this rent would consume 101% 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 $5k of loan paydown is wiped out by about $21k 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 $196k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($616k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 30y 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.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 52% 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 $615,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 1.03% ✓
• Cap rate: 8.52%
• Cash-on-cash: 7.96%
• DSCR: 1.35
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $713,691
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
99 Monroe Ave	0.20mi	3/2.0 (-1)	2,678 (+0%)	7mo	$680,000	$254	71
98 Hamilton Ave	0.58mi	4/4.5	2,639 (-1%)	2mo	$825,000	$313	67
360 Victory Blvd	0.50mi	5/2.0 (+1)	2,705 (+1%)	8mo	$770,000	$285	55
373 Westervelt Ave	0.28mi	5/4.0 (+1)	2,454 (-8%)	16mo	$830,000	$338	55
138 Hendricks Ave	0.51mi	5/2.0 (+1)	2,618 (-2%)	8mo	$818,850	$313	54
163 Daniel Low Ter	0.30mi	3/2.5 (-1)	2,430 (-9%)	13mo	$615,000	$253	49
165 Daniel Low Ter	0.30mi	3/1.0 (-1)	2,430 (-9%)	7mo	$650,000	$267	48
115 Corson Ave	0.28mi	3/1.0 (-1)	2,415 (-10%)	9mo	$550,000	$228	47
116 Winter Ave	0.45mi	3/2.5 (-1)	2,501 (-6%)	13mo	$675,000	$270	46
191 Van Duzer St	0.23mi	4/2.0	3,000 (+12%)	22mo	$799,000	$266	42
70 Brighton Ave	0.59mi	4/2.0	2,288 (-14%)	4mo	$600,000	$262	37

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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-7,819
• Equity at exit: $104,372

10-year hold

• IRR: 11.5%
• Equity multiple: 2.02×
• Total profit: $199,661
• Equity at exit: $60,523

Cash invested: $196,000 (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: 16.2×

Monthly cashflow live

• Estimated rent: $7,224 high
• Mortgage (P&I): −$3,671
• Tax from tax record: −$445 /mo · $5,339/yr
• Insurance: −$292
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,517
• Net cashflow: $1,300

Break-even live

Break-even rent $5,579

Max offer price $699,999

Occupancy floor 77%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	—	$7,224
Total (2 units)			$7,224

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: $175,000
• Closing costs: $21,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37 Ely St Staten Island, NY	4.0	2.0	2600	$3,999	$1.54	6d	1	0.48mi

Listing history 21 events

1. 2026-02-25
   status Pending
2. 2025-09-18
   listed $699,999 Active
3. 2018-09-12
   soldstatus $685,000
4. 2018-08-29
   soldstatus $685,000 Closed 793-char remark

   Show marketing remark (793 chars)

   A home w/ modern touches blending tastefully with its surroundings. 58 Van Duzer is a double duplex, modern, open and airy home and a fantastic opportunity for any one looking for a turnkey ready 2 family located in the center of the north shore revitalization. Exposed brick and stone accents project a feel of warmth off of the hardwood floors. The new windows and skylights in the dormer provide ample lighting to go along with water view. Other recent upgrades throughout the building include 2 kitchens, 5 bathrooms, energy efficient heating and hot water systems, roof and windows. With the ferry, shopping, entertainment and the Bay Street corridor all in a quick walking distance, 58 Van Duzer street provides you with the best opportunity to experience the best of the North Shore.

5. 2018-06-21
   status Pending 793-char remark

   Show marketing remark (793 chars)

   A home w/ modern touches blending tastefully with its surroundings. 58 Van Duzer is a double duplex, modern, open and airy home and a fantastic opportunity for any one looking for a turnkey ready 2 family located in the center of the north shore revitalization. Exposed brick and stone accents project a feel of warmth off of the hardwood floors. The new windows and skylights in the dormer provide ample lighting to go along with water view. Other recent upgrades throughout the building include 2 kitchens, 5 bathrooms, energy efficient heating and hot water systems, roof and windows. With the ferry, shopping, entertainment and the Bay Street corridor all in a quick walking distance, 58 Van Duzer street provides you with the best opportunity to experience the best of the North Shore.

6. 2018-05-18
   historical 793-char remark

   Show marketing remark (793 chars)

   A home w/ modern touches blending tastefully with its surroundings. 58 Van Duzer is a double duplex, modern, open and airy home and a fantastic opportunity for any one looking for a turnkey ready 2 family located in the center of the north shore revitalization. Exposed brick and stone accents project a feel of warmth off of the hardwood floors. The new windows and skylights in the dormer provide ample lighting to go along with water view. Other recent upgrades throughout the building include 2 kitchens, 5 bathrooms, energy efficient heating and hot water systems, roof and windows. With the ferry, shopping, entertainment and the Bay Street corridor all in a quick walking distance, 58 Van Duzer street provides you with the best opportunity to experience the best of the North Shore.

7. 2018-05-03
   listed $698,800 Active 793-char remark

   Show marketing remark (793 chars)

   A home w/ modern touches blending tastefully with its surroundings. 58 Van Duzer is a double duplex, modern, open and airy home and a fantastic opportunity for any one looking for a turnkey ready 2 family located in the center of the north shore revitalization. Exposed brick and stone accents project a feel of warmth off of the hardwood floors. The new windows and skylights in the dormer provide ample lighting to go along with water view. Other recent upgrades throughout the building include 2 kitchens, 5 bathrooms, energy efficient heating and hot water systems, roof and windows. With the ferry, shopping, entertainment and the Bay Street corridor all in a quick walking distance, 58 Van Duzer street provides you with the best opportunity to experience the best of the North Shore.

8. 2016-02-17
   historical
9. 2016-02-17
   historical
10. 2015-01-22
    soldstatus $550,000
11. 2014-12-12
    historical
12. 2014-12-12
    historical
13. 2014-07-26
    listed $575,000
14. 2014-07-25
    historical
15. 2013-09-12
    listed $575,000
16. 2012-02-10
    soldstatus $195,000
17. 2011-09-06
    listed $259,900
18. 2008-08-27
    listed $399,000
19. 2006-09-15
    listed $449,000
20. 2005-08-11
    listed $419,000
21. 1996-11-20
    listed $129,000

ⓘ 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: $5,339 · $445/mo
• Projected year-2 tax: $8,584 · $715/mo
• Expected delta: +$3,245/yr (+$270/mo · 60.8%)

ⓘ 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 · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 52% 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: $86,688
• − Mortgage interest: −$39,211
• − Property taxes: −$5,339
• − Insurance: −$3,500
• − Repairs & maintenance: −$6,935
• − Management: −$6,935
• − Depreciation: −$20,364
• Taxable income: $4,404
• Est. tax owed @ 24.0%: −$1,057
• After-tax cash flow: $14,537/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

+442.6% since first listed

21 events — show timeline

• 2026-02-25 Pending — SIBORMLS
• 2025-09-18 Listed $699,999 SIBORMLS
• 2018-09-12 Sold (Public Records) $685,000 Public Records
• 2018-08-29 Sold (MLS) $685,000 SIBORMLS
• 2018-06-21 Pending — SIBORMLS
• 2018-05-18 Listing Removed — SIBORMLS
• 2018-05-03 Listed $698,800 SIBORMLS
• 2016-02-17 Listing Removed — SIBORMLS
• 2016-02-17 Listing Removed — SIBORMLS
• 2015-01-22 Sold (MLS) $550,000 SIBORMLS
• 2014-12-12 Listing Removed — SIBORMLS
• 2014-12-12 Listing Removed — SIBORMLS
• 2014-07-26 Listed $575,000 SIBORMLS
• 2014-07-25 Listing Removed — SIBORMLS
• 2013-09-12 Listed $575,000 SIBORMLS
• 2012-02-10 Sold (MLS) $195,000 SIBORMLS
• 2011-09-06 Listed $259,900 SIBORMLS
• 2008-08-27 Listed $399,000 SIBORMLS
• 2006-09-15 Listed $449,000 SIBORMLS
• 2005-08-11 Listed $419,000 SIBORMLS
• 1996-11-20 Listed $129,000 SIBORMLS

Property tax history

+4.5%/yr

Latest (2025): $5,339 · +6.0% YoY. Source: county tax records.