41 Rockland Ave · New York, NY 10306

$550,000

3 bd · 1.0 ba · 2,100 sqft · MultiFamily public records · 47 Days on market

Built 1935 3,016 sqft lot Est $1033k · 47% under ↓ 31% since listing

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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 +21.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +5.1/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

For little more than the cost of 1 home get 41 and 43 Rockland Ave. A 2 family and 1 family semi-attached. Perfect for Investor looking for rental income, or builder or contractor to replace structures with new homes on 10,000 sq. ft. lot, Or Handyman to preform major rehab of the 2 homes. Gas and other utilities are attached to property and fully functional. being sold as 1 unit, as is condition subject to errors and omissions, information believed accurate but not guaranteed.

Key facts

• Formal dining room
• Finished attic
• Bright living room

Tags

• SPACIOUS LAYOUT
• BRIGHT LIVING ROOM
• FORMAL DINING ROOM
• EAT-IN KITCHEN
• FINISHED ATTIC
• FULL UNFINISHED BASEMENT

Property features AI

Exterior

• Parking: 2-car garage (not attached); On-street parking available
• Utilities: 110V electric service
• Home design: Two-story building; Approximately built (year reported as approximate)
• Construction: Vinyl siding construction; Unfinished basement
• Exterior features: Vinyl siding; Lot roughly 29 x 104 feet (about 0.07 acres); Zoned R2

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Steam and electric heating; Central air conditioning (units)
• Interior features: Central air conditioning (unit-based)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath multifamily listed at $550k.

Deal economics

• At list price, monthly cash flow is $823 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $550k).
• Recommended offer: $534k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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 (+1.2%/yr); 309 active listings in the ZIP; solid renter incomes; 480 units permitted in Richmond County in 2024 (22 in 5+ unit buildings).
• At $5,542/mo this rent would consume 69% of the median local household income ($97k/yr) (locally 2004% 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 $4k of loan paydown is wiped out by about $16k 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 47 days — a 3% lower offer ($534k) 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 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 53% 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 $533,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.01% ✓
• Cap rate: 8.09%
• Cash-on-cash: 6.42%
• DSCR: 1.29
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $1,033,200
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
151 Ross Ave	0.62mi	4/2.5 (+1)	1,886 (-10%)	12mo	$840,000	$445	33
18 Allison Pl	0.63mi	2/1.0 (-1)	1,848 (-12%)	16mo	$910,000	$492	33

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 · 1.22% rent growth · sell at horizon

5-year hold

• IRR: -8.4%
• Equity multiple: 0.70×
• Total profit: $-46,502
• Equity at exit: $82,007

10-year hold

• IRR: -1.2%
• Equity multiple: 0.92×
• Total profit: $-11,854
• Equity at exit: $47,554

Cash invested: $154,000 (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 10306

• Rents YoY: 1.2%
• Active inventory: 309
• Price-to-rent: 16.5×

Monthly cashflow live

• Estimated rent: $5,542 medium
• Mortgage (P&I): −$2,884
• Tax from tax record: −$441 /mo · $5,296/yr
• Insurance: −$229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,164
• Net cashflow: $823

Break-even live

Break-even rent $4,500

Max offer price $550,000

Occupancy floor 80%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$5,542
Total (2 units)			$5,542

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: $137,500
• Closing costs: $16,500
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-01
   days on market $550,000 Active 47 DOM
2. 2026-05-31
   days on market $550,000 Active 46 DOM
3. 2026-04-15
   listed $550,000 Active
4. 2026-04-15
   historical
5. 2026-04-03
   listed $1,399,999 Active
6. 2015-12-11
   soldstatus $550,000 Closed 499-char remark

   Show marketing remark (499 chars)

   For little more than the cost of 1 home get 41 and 43 Rockland Ave. A 2 family and 1 family semi-attached. Perfect for Investor looking for rental income, or builder or contractor to replace structures with new homes on 10,000 sq. ft. lot, Or Handyman to preform major rehab of the 2 homes. Gas and other utilities are attached to property and fully functional. being sold as 1 unit, as is condition subject to errors and omissions, information believed accurate but not guaranteed.

7. 2015-10-29
   status Pending

   Show marketing remark (499 chars)

   For little more than the cost of 1 home get 41 and 43 Rockland Ave. A 2 family and 1 family semi-attached. Perfect for Investor looking for rental income, or builder or contractor to replace structures with new homes on 10,000 sq. ft. lot, Or Handyman to preform major rehab of the 2 homes. Gas and other utilities are attached to property and fully functional. being sold as 1 unit, as is condition subject to errors and omissions, information believed accurate but not guaranteed.

8. 2015-10-29
   status Pending 499-char remark

   Show marketing remark (499 chars)

   For little more than the cost of 1 home get 41 and 43 Rockland Ave. A 2 family and 1 family semi-attached. Perfect for Investor looking for rental income, or builder or contractor to replace structures with new homes on 10,000 sq. ft. lot, Or Handyman to preform major rehab of the 2 homes. Gas and other utilities are attached to property and fully functional. being sold as 1 unit, as is condition subject to errors and omissions, information believed accurate but not guaranteed.

9. 2015-10-08
   historical

   Show marketing remark (499 chars)

   For little more than the cost of 1 home get 41 and 43 Rockland Ave. A 2 family and 1 family semi-attached. Perfect for Investor looking for rental income, or builder or contractor to replace structures with new homes on 10,000 sq. ft. lot, Or Handyman to preform major rehab of the 2 homes. Gas and other utilities are attached to property and fully functional. being sold as 1 unit, as is condition subject to errors and omissions, information believed accurate but not guaranteed.

10. 2015-10-08
    historical 499-char remark

    Show marketing remark (499 chars)

    For little more than the cost of 1 home get 41 and 43 Rockland Ave. A 2 family and 1 family semi-attached. Perfect for Investor looking for rental income, or builder or contractor to replace structures with new homes on 10,000 sq. ft. lot, Or Handyman to preform major rehab of the 2 homes. Gas and other utilities are attached to property and fully functional. being sold as 1 unit, as is condition subject to errors and omissions, information believed accurate but not guaranteed.

11. 2015-09-04
    price $675,000

    Show marketing remark (499 chars)

    For little more than the cost of 1 home get 41 and 43 Rockland Ave. A 2 family and 1 family semi-attached. Perfect for Investor looking for rental income, or builder or contractor to replace structures with new homes on 10,000 sq. ft. lot, Or Handyman to preform major rehab of the 2 homes. Gas and other utilities are attached to property and fully functional. being sold as 1 unit, as is condition subject to errors and omissions, information believed accurate but not guaranteed.

12. 2015-09-04
    price $675,000 499-char remark

    Show marketing remark (499 chars)

    For little more than the cost of 1 home get 41 and 43 Rockland Ave. A 2 family and 1 family semi-attached. Perfect for Investor looking for rental income, or builder or contractor to replace structures with new homes on 10,000 sq. ft. lot, Or Handyman to preform major rehab of the 2 homes. Gas and other utilities are attached to property and fully functional. being sold as 1 unit, as is condition subject to errors and omissions, information believed accurate but not guaranteed.

13. 2015-08-26
    price $719,000

    Show marketing remark (499 chars)

    For little more than the cost of 1 home get 41 and 43 Rockland Ave. A 2 family and 1 family semi-attached. Perfect for Investor looking for rental income, or builder or contractor to replace structures with new homes on 10,000 sq. ft. lot, Or Handyman to preform major rehab of the 2 homes. Gas and other utilities are attached to property and fully functional. being sold as 1 unit, as is condition subject to errors and omissions, information believed accurate but not guaranteed.

14. 2015-08-26
    price $719,000 499-char remark

    Show marketing remark (499 chars)

    For little more than the cost of 1 home get 41 and 43 Rockland Ave. A 2 family and 1 family semi-attached. Perfect for Investor looking for rental income, or builder or contractor to replace structures with new homes on 10,000 sq. ft. lot, Or Handyman to preform major rehab of the 2 homes. Gas and other utilities are attached to property and fully functional. being sold as 1 unit, as is condition subject to errors and omissions, information believed accurate but not guaranteed.

15. 2015-08-01
    listed $795,000 Active 499-char remark

    Show marketing remark (499 chars)

    For little more than the cost of 1 home get 41 and 43 Rockland Ave. A 2 family and 1 family semi-attached. Perfect for Investor looking for rental income, or builder or contractor to replace structures with new homes on 10,000 sq. ft. lot, Or Handyman to preform major rehab of the 2 homes. Gas and other utilities are attached to property and fully functional. being sold as 1 unit, as is condition subject to errors and omissions, information believed accurate but not guaranteed.

16. 2015-07-30
    listed $795,000 Active

ⓘ 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: $5,296 · $441/mo
• Projected year-2 tax: $7,296 · $608/mo
• Expected delta: +$1,999/yr (+$167/mo · 37.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 53% 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: $66,504
• − Mortgage interest: −$30,809
• − Property taxes: −$5,296
• − Insurance: −$2,750
• − Repairs & maintenance: −$5,320
• − Management: −$5,320
• − Depreciation: −$16,000
• Taxable income: $1,009
• Est. tax owed @ 24.0%: −$242
• After-tax cash flow: $9,639/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): 57,428
• Household income: $96,866
• Rent vs Own: 30.7% rent · 69.3% own
• Severe rent burden: 2004.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 62% Hispanic / Latino 17% Asian 15% Two or more races 8% Black 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 10% Cuban 1%
• Common ancestry: Romanian 4% Scotch-Irish 3% Subsaharan African 3%
• Foreign-born: 25% · China, Canada
• Languages at home: 64% English-only · Chinese 10% Russian/Polish/Slavic 9% Spanish 7%

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: ▼ -708.23%
• Current HPI: 306.5101
• Rent YoY: ▲ 1.22%
• 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

-30.8% since first listed

14 events — show timeline

• 2026-04-15 Listing Removed — SIBORMLS
• 2026-04-15 Listed $550,000 SIBORMLS
• 2026-04-03 Listed $1,399,999 SIBORMLS
• 2015-12-11 Sold (MLS) $550,000 SIBORMLS
• 2015-10-29 Pending — SIBORMLS
• 2015-10-29 Pending — SIBORMLS
• 2015-10-08 Listing Removed — SIBORMLS
• 2015-10-08 Listing Removed — SIBORMLS
• 2015-09-04 Price Changed $675,000 SIBORMLS
• 2015-09-04 Price Changed $675,000 SIBORMLS
• 2015-08-26 Price Changed $719,000 SIBORMLS
• 2015-08-26 Price Changed $719,000 SIBORMLS
• 2015-08-01 Listed $795,000 SIBORMLS
• 2015-07-30 Listed $795,000 SIBORMLS

Property tax history

+5.8%/yr

Latest (2025): $5,296 · +5.7% YoY. Source: county tax records.