572 Villa Ave · New York, NY 10302

$2,500,000

72 bd · 72.0 ba · 2,704 sqft · MultiFamily public records · 93 Days on market

Built 1954 4,328 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 +23.7/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• 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: 9 units. estimate disagrees with records

Listing remarks

Calling all investors - Package Deal 572 Villa Ave & 568 Villa Ave. aka 265 Trantor Pl. being sold together. Don't miss the incredible opportunity to acquire a fully performing 9-unit portfolio, offered as a package deal with tenants already in place. This rare investment includes two adjacent lots featuring multiple income-producing buildings, delivering immediate cash flow and long-term upside. One Lot boasts a unique street-to-street property with three separate buildings, comprised of multi-family rental units—creating a diverse and stable income stream. The portfolio has undergone significant recent capital improvements, including new roofs, boilers, and hot water heaters,

Key facts

• Adjacent lots
• New roofs
• 4,328 sq ft lot

Tags

• ADJACENT LOTS
• INCOME PRODUCING BUILDINGS
• STREET TO STREET PROPERTY
• MULTI FAMILY RENTAL UNITS
• RECENT CAPITAL IMPROVEMENTS
• NEW ROOFS

Property features AI

Finance

• Other: Property listed in good condition
• Financial info: Four-unit investment property; Reported monthly rents for units: $1,800, $1,450, and $1,000 (one unit rent not provided)

Exterior

• Parking: Attached garage (1 space); Off-street parking
• Utilities: 110V electric service
• Home design: Multi-family property with 2 stories; Approximately built (year listed as Approx)
• Construction: Brick exterior
• Exterior features: Brick construction; Lot approximately 0.1 acres (dimensions about 37 x 117); Zoned R3-A

Interior

• Bedrooms: Four 2-bedroom units (Unit 1 on level 1, Unit 2 on level 2, Unit 3 on level 1, Unit 4 on level 2)
• Bathrooms: Total of 8 bathrooms (4 full baths and 4 three-quarter baths across the building)
• Heating & cooling: Natural gas heating; Hot water heating; Window units for cooling
• Interior features: Partially finished basement; Window units for cooling

What this means for you Summary

Snapshot

• This is a 9 × 8-bed/?-bath units multifamily listed at $2.50M.

Deal economics

• At list price, monthly cash flow is $5k ($56k/yr) — positive. Per door: $522/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($26k rent vs $2.50M).
• Recommended offer: $2.27M (9.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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 $17k of loan paydown is wiped out by about $75k 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 93 days — a 9% lower offer ($2.27M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y 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: flood insurance adds $66/mo; built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $2,275,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% 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 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
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: 1.05% ✓
• Cap rate: 8.58%
• Cash-on-cash: 8.17%
• DSCR: 1.36
• GRM: 8.0

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: -4.0%
• Equity multiple: 0.85×
• Total profit: $-106,036
• Equity at exit: $372,758

10-year hold

• IRR: 5.6%
• Equity multiple: 1.42×
• Total profit: $291,619
• Equity at exit: $216,154

Cash invested: $700,000 (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: 71.7×

Monthly cashflow live

• Estimated rent: $26,156 medium
• Mortgage (P&I): −$13,110
• Tax from tax record: −$1,743 /mo · $20,912/yr
• Insurance: −$1,042
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$5,493
• Net cashflow: $4,702

Break-even live

Break-even rent $20,204

Max offer price $2,500,000

Occupancy floor 77%

Sensitivity live

Price	-10% $6,117	-5% $5,410	+0% $4,702	+5% $3,995	+10% $3,287
Rent	-10% $2,636	-5% $3,669	+0% $4,702	+5% $5,735	+10% $6,769
Rate	-1.0pp $5,961	-0.5pp $5,338	base $4,702	+0.5pp $4,054	+1.0pp $3,395

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

Units	Beds	Baths	Est. rent
▸ 9× units	8	—	$26,154
Total (9 units)			$26,156

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: $625,000
• Closing costs: $75,000
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   days on market $2,500,000 Active 93 DOM
2. 2026-06-18
   days on market $2,500,000 Active 90 DOM
3. 2026-06-17
   days on market $2,500,000 Active 89 DOM
4. 2026-06-15
   days on market $2,500,000 Active 87 DOM
5. 2026-06-13
   days on market $2,500,000 Active 85 DOM
6. 2026-06-10
   days on market $2,500,000 Active 81 DOM
7. 2026-06-08
   days on market $2,500,000 Active 80 DOM
8. 2026-06-08
   days on market $2,500,000 Active 79 DOM
9. 2026-06-04
   days on market $2,500,000 Active 76 DOM
10. 2026-06-03
    days on market $2,500,000 Active 75 DOM
11. 2026-06-01
    days on market $2,500,000 Active 73 DOM
12. 2026-05-31
    days on market $2,500,000 Active 72 DOM
13. 2026-03-20
    listed $2,500,000 Active
14. 2016-02-17
    historical
15. 2006-02-22
    listed $699,000

ⓘ 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: $20,912 · $1,743/mo
• Projected year-2 tax: $31,581 · $2,632/mo
• Expected delta: +$10,669/yr (+$889/mo · 51.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 77% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥98°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: $313,872
• − Mortgage interest: −$140,039
• − Property taxes: −$20,912
• − Insurance: −$13,298
• − Repairs & maintenance: −$25,110
• − Management: −$25,110
• − Depreciation: −$72,727
• Taxable income: $16,677
• Est. tax owed @ 24.0%: −$4,002
• After-tax cash flow: $52,424/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

+257.7% since first listed

3 events — show timeline

• 2026-03-20 Listed $2,500,000 SIBORMLS
• 2016-02-17 Listing Removed — SIBORMLS
• 2006-02-22 Listed $699,000 SIBORMLS

Property tax history

+4.8%/yr

Latest (2025): $20,912 · +8.0% YoY. Source: county tax records.