50 Fort Pl Unit B-5d · New York, NY 10301

$305,000

2 bd · 2.0 ba · 1,050 sqft · Condo · 185 Days on market

Built 1963

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +5.8/30.0
• 1% rule +5.2/10.0
• Schools +5.0/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• DSCR +0.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

MANHATTAN STYLE LIVING IN DOWNTOWN SI. ENJOY BRIDGE & HARBOR VIEW. CLOSE TO THEATER, FERRY & DINING. SPACIOUS 2BR UNIT. LG ENTRY FOYER, HUGE LR, DIN AREA, GALLEY KITCHEN, MASTER W/ WIC & SEP FULL BATH, 2ND BR +ADDL FULL BATH. MULTIPLE CLOSETS. Level 1: 5TH FLOOR - FOYER, LG LR, DR, EIK, 2 BRS, 2 BATHS Basement: LAUNDRY & GARAGE

Key facts

• Open floor plan
• Abundant windows
• Unobstructed views

Tags

• FIFTH-FLOOR CORNER CO-OP
• UNOBSTRUCTED VIEWS
• ABUNDANT WINDOWS
• OPEN FLOOR PLAN
• GRANITE COUNTERTOPS
• HARDWOOD FLOORS

Property features AI

Finance

• HOA & community: Part of Fort Place Coop; Monthly association fee of $1,028.30; Association fees include taxes, snow removal, sewer, outside maintenance, water, and gas

Exterior

• Parking: Attached garage; On-street parking
• Utilities: 110V electric
• Home design: Brick construction; 1 story; Approximate year built
• Construction: Brick exterior
• Exterior features: Water view; Lot dimensions approximately 30 x 35

Interior

• Kitchen: Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Hot water heating; Cooling units present
• Interior features: Walk-in closets

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $305k.

Deal economics

• At list price, monthly cash flow is $-610 ($-7k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $305k).
• Recommended offer: $268k (12.0% below list) — sets the bar for market timing.
• Cap rate 3.9% 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.
• Zoned schools: Elm Tree Elementary School (math 27% / reading 52%, grade F, #1,444 of 2,108 statewide, top 71%, 806 students, 94% FRL); Is 61 William A Morris (math 22% / reading 57%, grade F, #418 of 729 statewide, top 59%, 932 students, 84% FRL); Midwood High School (math 94% / reading 96%, grade A+, #83 of 1,100 statewide, top 8%, 4,062 students, 73% FRL).
• Market conditions: Rents rising fast (+6.1%/yr); 265 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 480 units permitted in Richmond County in 2024 (22 in 5+ unit buildings).
• This rent runs 44% of the median local income ($86k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 185 days — a 12% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago; this cycle's ask has dropped $34k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $215k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.
• Climate carrying-cost: major wind risk, 51% 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 $268,400 (12.0% 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. It's been on market 185 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
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. 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?
11. 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.
12. 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.
13. 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: 1.02% ✓
• Cap rate: 3.89%
• Cash-on-cash: -8.58%
• DSCR: 0.62
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.07% rent growth · sell at horizon

5-year hold

• IRR: -25.9%
• Equity multiple: 0.09×
• Total profit: $-77,746
• Equity at exit: $45,476

10-year hold

• IRR: -11.8%
• Equity multiple: 0.16×
• Total profit: $-71,839
• Equity at exit: $26,371

Cash invested: $85,400 (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 10301

• Rents YoY: 6.1%
• Active inventory: 265
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $3,113 high
• Mortgage (P&I): −$1,599
• Tax est. 1.5%: −$381 /mo · $4,575/yr
• Insurance: −$127
• HOA est. from 2 same-building comps: −$962
• Vacancy / Maint / Mgmt: −$654
• Net cashflow: $-610

Break-even live

Break-even rent $3,886

Max offer price $216,684

Occupancy floor —

Sensitivity live

Price	-10% $-400	-5% $-505	+0% $-610	+5% $-716	+10% $-821
Rent	-10% $-856	-5% $-733	+0% $-610	+5% $-487	+10% $-364
Rate	-1.0pp $-457	-0.5pp $-533	base $-610	+0.5pp $-689	+1.0pp $-770

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
380 Saint Marks Pl Unit 1 Staten Island, NY	3.0	1.0	1000	$3,333	$3.33	26d	1	0.12mi
430 Saint Marks Pl Unit 3b Staten Island, NY	2.0	1.0	885	$3,200	$3.62	26d	1	0.18mi
0 Victory Blvd Unit 1 FL Staten Island, NY	2.0	1.0	900	$2,500	$2.78	26d	1	0.39mi
703 Bay St Staten Island, NY	2.0	2.5	1337	$3,500	$2.62	26d	1	1.15mi
21 Susan Ct Staten Island, NY	3.0	2.5	900	$3,400	$3.78	26d	1	1.34mi
65 Bard Ave Staten Island, NY	3.0	2.0	1400	$2,950	$2.11	26d	1	1.49mi

HOA detail condo

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

Listing history 18 events

1. 2026-06-21
   days on market $305,000 Active 185 DOM
2. 2026-06-18
   days on market $305,000 Active 182 DOM
3. 2026-06-17
   days on market $305,000 Active 181 DOM
4. 2026-06-15
   days on market $305,000 Active 179 DOM
5. 2026-06-13
   days on market $305,000 Active 177 DOM
6. 2026-06-10
   days on market $305,000 Active 173 DOM
7. 2026-06-08
   days on market $305,000 Active 172 DOM
8. 2026-06-04
   days on market $305,000 Active 168 DOM
9. 2026-06-03
   days on market $305,000 Active 167 DOM
10. 2026-06-01
    days on market $305,000 Active 165 DOM
11. 2026-05-31
    days on market $305,000 Active 164 DOM
12. 2026-05-19
    price $305,000
13. 2026-04-15
    price $315,000
14. 2026-03-18
    status Active
15. 2026-03-05
    status Pending
16. 2025-12-05
    listed $339,000 Active
17. 2009-10-21
    soldstatus $215,000 345-char remark

    Show marketing remark (345 chars)

    MANHATTAN STYLE LIVING IN DOWNTOWN SI. ENJOY BRIDGE & HARBOR VIEW. CLOSE TO THEATER, FERRY & DINING. SPACIOUS 2BR UNIT. LG ENTRY FOYER, HUGE LR, DIN AREA, GALLEY KITCHEN, MASTER W/ WIC & SEP FULL BATH, 2ND BR +ADDL FULL BATH. MULTIPLE CLOSETS. Level 1: 5TH FLOOR - FOYER, LG LR, DR, EIK, 2 BRS, 2 BATHS Basement: LAUNDRY & GARAGE

18. 2009-07-27
    listed $220,000 345-char remark

    Show marketing remark (345 chars)

    MANHATTAN STYLE LIVING IN DOWNTOWN SI. ENJOY BRIDGE & HARBOR VIEW. CLOSE TO THEATER, FERRY & DINING. SPACIOUS 2BR UNIT. LG ENTRY FOYER, HUGE LR, DIN AREA, GALLEY KITCHEN, MASTER W/ WIC & SEP FULL BATH, 2ND BR +ADDL FULL BATH. MULTIPLE CLOSETS. Level 1: 5TH FLOOR - FOYER, LG LR, DR, EIK, 2 BRS, 2 BATHS Basement: LAUNDRY & GARAGE

ⓘ 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 ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 51% 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: $37,359
• − Mortgage interest: −$17,085
• − Property taxes: −$4,575
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,989
• − Management: −$2,989
• − HOA: −$11,544
• − Depreciation: −$8,873
• Taxable loss: −$12,220
• Est. tax savings @ 24.0%: +$2,933
• After-tax cash flow: $-4,391/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): 41,052
• Household income: $85,609
• Rent vs Own: 54.2% rent · 45.8% own
• Severe rent burden: 2008.0

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: White 37% Hispanic / Latino 29% Black 23% Two or more races 16% Asian 7%
• Hispanic origin (detail): Mexican 5% Puerto Rican 10% Cuban 2% Dominican 6%
• Common ancestry: Romanian 3% Scotch-Irish 2% Italian 1%
• Foreign-born: 22% · Canada, China, Jamaica
• Languages at home: 68% English-only · Spanish 16% Other Indo-European 5% Russian/Polish/Slavic 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: ▼ -407.37%
• Current HPI: 319.0616
• Rent YoY: ▲ 6.07%
• 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

+38.6% since first listed

7 events — show timeline

• 2026-05-19 Price Changed $305,000 SIBORMLS
• 2026-04-15 Price Changed $315,000 SIBORMLS
• 2026-03-18 Relisted — SIBORMLS
• 2026-03-05 Pending — SIBORMLS
• 2025-12-05 Listed $339,000 SIBORMLS
• 2009-10-21 Sold (MLS) $215,000 SIBORMLS
• 2009-07-27 Listed $220,000 SIBORMLS