92 Wolkoff Ln · New York, NY 10303

$439,000

3 bd · 2.5 ba · 999 sqft · Condo public records · 30 Days on market

Built 1985

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Why this score? — see what drove the D 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 +12.7/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• DSCR +3.8/10.0
• Livability +3.8/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Stunning 3-Bedroom Condo with Spacious Finished Attic-Welcome to this beautifully maintained 3-bedroom, 2.5 bath condo, offering the perfect blend of comfort, style, and extra living space. Located in a desirable neighborhood, this home features an open-concept layout filled with natural light, modern finishes, and plenty of room to grow. A standout feature of this property is the fully finished attic which currently is used the 3rd bedroom with a full bathroom. It can be converted to a family room, home office, playroom, gym, or guest suite. Its versatility makes it a valuable extension of your living space. Whether you're a first-time buyer, downsizing, or seeking extra space for work or

Key facts

• Finished attic
• Natural light
• Modern finishes

Tags

• FINISHED ATTIC
• OPEN-CONCEPT LAYOUT
• NATURAL LIGHT
• MODERN FINISHES
• VERSATILE LIVING SPACE

Property features AI

Finance

• Other: Taxes listed (amount not included per instructions)
• HOA & community: Association (CMA) with monthly dues; Community amenities include clubhouse, playground and pool; Association fees cover snow removal, exterior maintenance and clubhouse

Exterior

• Parking: Assigned parking
• Utilities: 220-volt electric service
• Home design: 3-story building; Approximate 2025 construction
• Construction: Vinyl siding; Built around 2025
• Exterior features: In-ground pool; Lot about 3.09 acres; Lot dimensions roughly 20 x 42; Zoned R3-2

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Gas or electric range (stove not explicitly specified)
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Natural gas heating; Forced air heating; Has heating; Has cooling
• Interior features: Central air conditioning; Excellent property condition
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $439k.

Deal economics

• At list price, monthly cash flow is $-50 ($-596/yr) — negative.
• To cash-flow at today's rent, offer at most $430k (2.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $338k (23.0% below list).
• Recommended offer: $338k (23.0% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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; 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 $3,378/mo this rent would consume 48% 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 $3k of loan paydown is wiped out by about $13k 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 30 days — a 2% lower offer ($432k) is reasonable based on typical stale-listing flexibility.
• 5 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.
• Current owner paid $126k; list at $439k implies a 248% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 52% 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 $337,830 (23.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.77% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.49%
• DSCR: 0.98
• GRM: 10.8

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: -17.1%
• Equity multiple: 0.39×
• Total profit: $-74,445
• Equity at exit: $65,456

10-year hold

• IRR: -9.2%
• Equity multiple: 0.43×
• Total profit: $-69,481
• Equity at exit: $37,957

Cash invested: $122,920 (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: 10.8×

Monthly cashflow live

• Estimated rent: $3,378 medium
• Mortgage (P&I): −$2,302
• Tax from tax record: −$233 /mo · $2,802/yr
• Insurance: −$183
• HOA: −$0
• Vacancy / Maint / Mgmt: −$709
• Net cashflow: $-50

Break-even live

Break-even rent $3,441

Max offer price $430,221

Occupancy floor 96%

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: $109,750
• Closing costs: $13,170
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
527 Willowbrook Rd Staten Island, NY	3.0	2.0	1000	$4,000	$4.00	2d	1	1.32mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: gym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-18
   days on market $439,000 Active 30 DOM
2. 2026-06-17
   days on market $439,000 Active 29 DOM
3. 2026-06-16
   days on market $439,000 Active 28 DOM
4. 2026-06-15
   days on market $439,000 Active 27 DOM
5. 2026-06-13
   days on market $439,000 Active 25 DOM
6. 2026-06-10
   days on market $439,000 Active 21 DOM
7. 2026-06-08
   days on market $439,000 Active 20 DOM
8. 2026-06-08
   days on market $439,000 Active 19 DOM
9. 2026-06-04
   days on market $439,000 Active 16 DOM
10. 2026-06-03
    days on market $439,000 Active 15 DOM
11. 2026-06-02
    days on market $439,000 Active 14 DOM
12. 2026-06-01
    days on market $439,000 Active 13 DOM
13. 2026-05-31
    days on market $439,000 Active 12 DOM
14. 2026-05-18
    listed $439,000 Active
15. 2026-05-15
    historical
16. 2025-11-19
    listed $450,000 Active
17. 2016-02-17
    historical
18. 2000-11-15
    soldstatus $126,000
19. 2000-10-19
    soldstatus $124,900
20. 2000-06-06
    listed $124,900
21. 1998-03-12
    soldstatus $59,000
22. 1997-09-30
    listed $63,900
23. 1996-05-06
    listed $79,900
24. 1990-08-16
    soldstatus $116,000
25. 1987-02-27
    soldstatus $126,750

ⓘ 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: $2,802 · $233/mo
• Projected year-2 tax: $5,110 · $426/mo
• Expected delta: +$2,309/yr (+$192/mo · 82.4%)

ⓘ 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 (shaded) · 0% 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 52% 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: $40,540
• − Mortgage interest: −$24,591
• − Property taxes: −$2,802
• − Insurance: −$2,195
• − Repairs & maintenance: −$3,243
• − Management: −$3,243
• − Depreciation: −$12,771
• Taxable loss: −$8,305
• Est. tax savings @ 24.0%: +$1,993
• After-tax cash flow: $1,397/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

+246.4% since first listed

12 events — show timeline

• 2026-05-18 Listed $439,000 SIBORMLS
• 2026-05-15 Listing Removed — SIBORMLS
• 2025-11-19 Listed $450,000 SIBORMLS
• 2016-02-17 Listing Removed — SIBORMLS
• 2000-11-15 Sold (Public Records) $126,000 Public Records
• 2000-10-19 Sold (MLS) $124,900 SIBORMLS
• 2000-06-06 Listed $124,900 SIBORMLS
• 1998-03-12 Sold (MLS) $59,000 SIBORMLS
• 1997-09-30 Listed $63,900 SIBORMLS
• 1996-05-06 Listed $79,900 SIBORMLS
• 1990-08-16 Sold (Public Records) $116,000 Public Records
• 1987-02-27 Sold (Public Records) $126,750 Public Records

Property tax history

+6.1%/yr

Latest (2025): $2,802 · +1.9% YoY. Source: county tax records.