2701 Goethals Rd N · New York, NY 10303

$250,000

3 bd · 2.0 ba · 115,200 sqft · Land public records · 14 Days on market

Built 1996

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Listing remarks

Welcome to the desirable Goethals Community in Staten Island! This well-maintained manufactured home offers 3 spacious bedrooms and 2 full bathrooms on leased land, providing comfortable and affordable living. The home features an open and inviting layout, perfect for everyday living and entertaining. Enjoy the convenience of a private shed for extra storage and a backyard area ideal for BBQs and outdoor gatherings. An added bonus is the homes EV-ready setup, equipped for electric vehicle charging. Conveniently located near shopping, transportation, and major roadways, this home offers both comfort and practicality in a sought-after community.

Key facts

• Near shopping
• Major roadways
• Ev-ready setup

Tags

• PRIVATE SHED
• BACKYARD AREA
• EV-READY SETUP
• NEAR SHOPPING
• NEAR TRANSPORTATION
• MAJOR ROADWAYS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $250k.

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 ($4k rent vs $250k).
• Cap rate 12.2% 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: 108 active listings in the ZIP; solid renter incomes; 480 units permitted in Richmond County in 2024 (22 in 5+ unit buildings).
• At $3,757/mo this rent would consume 54% of the median local household income ($84k/yr) (locally 1198% 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 $2k of loan paydown is wiped out by about $8k 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 + 3.0% rent growth), your $70k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 22 sale attempts since 27y 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.
• Current owner paid $38k; list at $250k implies a 558% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $250,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.50% ✓
• Cap rate: 12.25%
• Cash-on-cash: 21.27%
• DSCR: 1.95
• GRM: 5.5

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: 13.8%
• Equity multiple: 1.55×
• Total profit: $38,557
• Equity at exit: $37,276

10-year hold

• IRR: 22.6%
• Equity multiple: 2.94×
• Total profit: $135,544
• Equity at exit: $21,615

Cash invested: $70,000 (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 10303

• Home prices YoY: -24.8%
• Active inventory: 108
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $3,757 medium
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$789
• Net cashflow: $1,241

Break-even live

Break-even rent $2,187

Max offer price $250,000

Occupancy floor 62%

Sensitivity live

Price	-10% $1,413	-5% $1,327	+0% $1,241	+5% $1,154	+10% $1,068
Rent	-10% $944	-5% $1,092	+0% $1,241	+5% $1,389	+10% $1,537
Rate	-1.0pp $1,366	-0.5pp $1,304	base $1,241	+0.5pp $1,176	+1.0pp $1,110

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $250,000 Active 14 DOM
2. 2026-06-17
   days on market $250,000 Active 13 DOM
3. 2026-06-15
   days on market $250,000 Active 11 DOM
4. 2026-06-13
   days on market $250,000 Active 9 DOM
5. 2026-06-10
   days on market $250,000 Active 5 DOM
6. 2026-06-08
   remarks 651-char remark
7. 2026-06-08
   listed $250,000 Active 4 DOM

ⓘ 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 ≥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 · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $45,087
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$3,607
• − Management: −$3,607
• − Depreciation: −$7,273
• Taxable income: $11,597
• Est. tax owed @ 24.0%: −$2,783
• After-tax cash flow: $12,103/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): 26,497
• Household income: $83,947
• Rent vs Own: 34.8% rent · 65.2% own
• Severe rent burden: 1198.0

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: Hispanic / Latino 38% Black 33% Two or more races 17% White 15% Asian 10%
• Hispanic origin (detail): Mexican 5% Puerto Rican 19% Dominican 5%
• Common ancestry: Romanian 2% Italian 1% Swiss 1%
• Foreign-born: 26% · Canada, China, Jamaica
• Languages at home: 57% English-only · Spanish 25% Other Indo-European 6% Chinese 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: ▼ -121.86%
• Current HPI: 369.2771
• Rent YoY: —
• 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

-87.3% since first listed

46 events — show timeline

• 2026-06-04 Listed $250,000 ForSaleByOwner.com
• 2022-05-27 Price Changed $99,999 BNYMLS
• 2022-05-21 Price Changed $139,000 BNYMLS
• 2018-08-18 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2018-07-18 Listed $259,000 OneKey® MLS as Distributed by MLS Grid
• 2016-05-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2016-02-17 Listing Removed — SIBORMLS
• 2016-02-17 Listing Removed — SIBORMLS
• 2016-02-17 Listing Removed — SIBORMLS
• 2016-02-17 Listing Removed — SIBORMLS
• 2016-02-17 Listing Removed — SIBORMLS
• 2016-02-17 Listing Removed — SIBORMLS
• 2016-02-17 Listing Removed — SIBORMLS
• 2016-02-17 Listing Removed — SIBORMLS
• 2015-10-27 Listed $75,000 OneKey® MLS as Distributed by MLS Grid
• 2015-05-27 Listing Removed — SIBORMLS
• 2015-05-11 Listed $119,000 SIBORMLS
• 2011-08-30 Sold (MLS) $38,000 SIBORMLS
• 2011-07-29 Listed $45,000 SIBORMLS
• 2009-03-10 Sold (MLS) $65,000 SIBORMLS
• 2008-06-09 Listed $69,990 SIBORMLS
• 2003-09-16 Listed $80,000 SIBORMLS
• 2003-07-01 Sold (MLS) $66,000 SIBORMLS
• 2003-05-21 Listed $69,000 SIBORMLS
• 2003-04-14 Listed $65,000 SIBORMLS
• 2003-03-13 Sold (MLS) $65,000 SIBORMLS
• 2003-02-20 Listed $69,900 SIBORMLS
• 2002-11-08 Listed $65,000 SIBORMLS
• 2002-03-13 Sold (MLS) $59,900 SIBORMLS
• 2001-11-09 Sold (MLS) $52,000 SIBORMLS
• 2001-10-29 Listed $59,900 SIBORMLS
• 2001-06-13 Listed $59,900 SIBORMLS
• 2001-02-28 Sold (MLS) $40,000 SIBORMLS
• 2001-02-06 Sold (MLS) $49,500 SIBORMLS
• 2001-01-29 Sold (MLS) $75,000 SIBORMLS
• 2000-12-26 Sold (MLS) $37,000 SIBORMLS
• 2000-10-06 Listed $39,900 SIBORMLS
• 2000-09-17 Listed $80,900 SIBORMLS
• 2000-08-04 Listed $64,000 SIBORMLS
• 2000-07-25 Listed $49,500 SIBORMLS
• 2000-07-12 Listed $42,000 SIBORMLS
• 2000-06-26 Listed $39,900 SIBORMLS
• 2000-06-05 Listed $49,000 SIBORMLS
• 2000-02-15 Listed $40,000 SIBORMLS
• 1999-08-15 Listed $45,000 SIBORMLS
• 1995-08-23 Sold (Public Records) $1,963,000 Public Records

Property tax history

+2.0%/yr

Latest (2024): $166,392 · +8.3% YoY. Source: county tax records.