21-23 Holbernt Ct · New York, NY 10302

$1,250,000

20 bd · 16.0 ba · 3,192 sqft · MultiFamily · 38 Days on market

Built 1899 Fair condition 6,911 sqft lot

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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 +18.9/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

RARE OPPORTUNITY TO OWN A DETACHED 4 FAMILY IN STATEN ISLAND. LOW TAXES IDEAL FOR INVESTORS. IT IS A QUIET DEAD END BLOCK. PROPERTY OFFERS 5 BEDROOMS, SQUARE FOOTAGE IS 3192 WITH A VERY LARGE BACKYARD WITH DRIVEWAY FOR 5-6 VEHICLES. BASEMENT INCLUDES LOVELY ROOM, OFFICE ETC. WALK OUT TO YARD. A MUST SEE WHEN LOOKING FOR A DETACHED MULTI-FAMILY.

Key facts

• Detached 4 family
• Quiet dead end block
• Large backyard

Tags

• DETACHED 4 FAMILY
• QUIET DEAD END BLOCK
• LARGE BACKYARD
• DRIVEWAY FOR VEHICLES
• CLOSE TO EVERYTHING

Property features AI

Finance

• Other: Total building area listed (3,192)
• Financial info: Four-unit multifamily building; Unit 1 approximate rent: $1,430/month; Unit 3 approximate rent: $1,530/month; Unit 4 approximate rent: $1,465/month

Exterior

• Parking: Off-street parking (no attached garage)
• Utilities: 220 Volt electric service
• Home design: Two-story building; Approximate year built
• Construction: Brick construction; Building in excellent condition; Storage available
• Exterior features: Brick exterior; Lot approximately 0.16 acres (53 x 129); Zoned R3A

Interior

• Bedrooms: Unit 1: 1 bedroom; Unit 2: 1 bedroom; Unit 3: 2 bedrooms; Unit 4: 1 bedroom
• Bathrooms: Four full bathrooms (total)
• Heating & cooling: Natural gas heating; Hot water heating; Cooling provided by units
• Interior features: Finished basement; Central air conditioning (unit-based); Laundry room; Storage space; Cable available
• Laundry & utility: On-site laundry

What this means for you Summary

Snapshot

• This is a 4 × 5-bed/4.0-bath units multifamily listed at $1.25M. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $318/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($13k rent vs $1.25M).
• Recommended offer: $1.21M (3.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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: 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 $9k of loan paydown is wiped out by about $38k 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 38 days — a 3% lower offer ($1.21M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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 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 $1,212,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1899 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.00% ✓
• Cap rate: 7.51%
• Cash-on-cash: 4.36%
• DSCR: 1.19
• GRM: 8.3

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: -9.5%
• Equity multiple: 0.65×
• Total profit: $-121,446
• Equity at exit: $186,379

10-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-788
• Equity at exit: $108,077

Cash invested: $350,000 (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 10302

• Home prices YoY: -31.0%
• Active inventory: 69
• Price-to-rent: 33.2×

Monthly cashflow live

• Estimated rent: $12,543 medium
• Mortgage (P&I): −$6,555
• Tax est. 1.5%: −$1,562 /mo · $18,750/yr
• Insurance: −$521
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,634
• Net cashflow: $1,271

Break-even live

Break-even rent $10,935

Max offer price $1,250,000

Occupancy floor 85%

Sensitivity live

Price	-10% $2,134	-5% $1,702	+0% $1,271	+5% $839	+10% $407
Rent	-10% $280	-5% $775	+0% $1,271	+5% $1,766	+10% $2,261
Rate	-1.0pp $1,900	-0.5pp $1,588	base $1,271	+0.5pp $947	+1.0pp $617

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

Units	Beds	Baths	Est. rent
▸ 4× units	5	4	$12,544
Total (4 units)			$12,543

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: $312,500
• Closing costs: $37,500
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-13
   statusdays on market $1,250,000 Pending 38 DOM
2. 2026-06-10
   days on market $1,250,000 Active 35 DOM
3. 2026-06-08
   days on market $1,250,000 Active 34 DOM
4. 2026-06-08
   days on market $1,250,000 Active 33 DOM
5. 2026-06-04
   days on market $1,250,000 Active 30 DOM
6. 2026-06-03
   days on market $1,250,000 Active 29 DOM
7. 2026-06-01
   days on market $1,250,000 Active 27 DOM
8. 2026-05-31
   days on market $1,250,000 Active 26 DOM
9. 2026-05-04
   listed $1,250,000 Active
10. 2023-10-15
    historical
11. 2023-09-27
    listed $1,150,000 Active
12. 2022-09-14
    historical
13. 2022-07-16
    listed $1,350,000 Active
14. 2015-05-20
    historical
15. 2015-05-13
    listed $620,000 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 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: $150,516
• − Mortgage interest: −$70,019
• − Property taxes: −$18,750
• − Insurance: −$6,250
• − Repairs & maintenance: −$12,041
• − Management: −$12,041
• − Depreciation: −$36,364
• Taxable loss: −$4,950
• Est. tax savings @ 24.0%: +$1,188
• After-tax cash flow: $16,434/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 · 4 photos

Fair 45/100 Moderate rehab

A moderate rehab opportunity with average condition, requiring exterior paint and landscaping improvements to enhance value.

Repairs flagged

• Minor Exterior paint — Peeling paint on exterior
• Minor Landscaping — Overgrown grass and shrubs

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Landscaping — Improves curb appeal and value
• Both HVAC maintenance — Ensures comfort and energy efficiency
• Both Interior painting — Enhances interior appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior paint · Peeling paint on exterior	Minor	$500–3,000
Landscaping · Overgrown grass and shrubs	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Landscaping — Improves curb appeal and value ↑
• Both HVAC maintenance — Ensures comfort and energy efficiency ↑
• Both Interior painting — Enhances interior appearance and value ↑

ⓘ 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
• 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

+101.6% since first listed

7 events — show timeline

• 2026-05-04 Listed $1,250,000 SIBORMLS
• 2023-10-15 Listing Removed — SIBORMLS
• 2023-09-27 Listed $1,150,000 SIBORMLS
• 2022-09-14 Listing Removed — SIBORMLS
• 2022-07-16 Listed $1,350,000 SIBORMLS
• 2015-05-20 Listing Removed — SIBORMLS
• 2015-05-13 Listed $620,000 SIBORMLS