31 Oliver Pl · New York, NY 10314

$299,000

3 bd · 1.5 ba · 2,100 sqft · MultiFamily public records · 20 Days on market

Built 1970 4,200 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 +19.5/30.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• DSCR +6.2/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• 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: 1 unit. estimate disagrees with records

Listing remarks

Cash offers only. Do not contact the listing agent until a cash-for-keys agreement has been negotiated with the current squatters. Prospective buyers are encouraged to speak directly with the occupants and walk the property to assess its condition and estimate renovation costs. Property is being sold as a short sale and is subject to lender approval. Sold strictly "as is. " Seller and listing broker make no representations or warranties regarding the condition of the property or the functionality of any systems, appliances, or components.

Key facts

• 4,200 sq ft lot
• Garage
• Built 1970

Property features AI

Finance

• Other: Property condition listed as poor
• Financial info: Multi-family: 2 units

Exterior

• Parking: 1 garage space (attached garage: no)
• Utilities: 110V electric service
• Home design: Single-story building; Multi-family property with 2 units
• Construction: Vinyl siding construction; Built approximately (year not specified)
• Exterior features: Vinyl siding; Lot approximately 0.1 acre (40 x 105); Zoned R3X

Interior

• Bedrooms: Unit 1: 3 bedrooms; Unit 2: 1 bedroom
• Bathrooms: 2 total bathrooms (1 full, 1 half)
• Heating & cooling: Natural gas hot water heating; Has heating; Has cooling
• Interior features: Central air conditioning; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath multifamily listed at $299k.

Deal economics

• At list price, monthly cash flow is $342 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $299k).
• Recommended offer: $295k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.7% 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 (+3.9%/yr); 487 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 40% of the median local income ($105k/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 20 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• Climate carrying-cost: major wind risk, 51% 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 $294,515 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.16% ✓
• Cap rate: 7.67%
• Cash-on-cash: 4.90%
• DSCR: 1.22
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $982,800
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 Nadal Pl	0.10mi	4/2.0 (+1)	2,100 (0%)	8mo	$970,000	$462	82
147 Kirshon Ave	0.21mi	4/3.5 (+1)	2,114 (+1%)	8mo	$990,000	$468	69
11 Firth Rd	0.16mi	3/4.5	1,960 (-7%)	2mo	$995,000	$508	68
44 Oliver Pl	0.03mi	4/2.5 (+1)	1,980 (-6%)	16mo	$865,000	$437	67
273 Arlene St	0.11mi	4/2.5 (+1)	2,244 (+7%)	10mo	$970,000	$432	66
63 Dawson Cir	0.63mi	4/5.0 (+1)	2,320 (+10%)	2mo	$1,100,000	$474	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 · 3.93% rent growth · sell at horizon

5-year hold

• IRR: -7.4%
• Equity multiple: 0.72×
• Total profit: $-23,130
• Equity at exit: $44,582

10-year hold

• IRR: 3.6%
• Equity multiple: 1.27×
• Total profit: $22,668
• Equity at exit: $25,852

Cash invested: $83,720 (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 10314

• Rents YoY: 3.9%
• Active inventory: 487
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $3,472 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$708 /mo · $8,498/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$729
• Net cashflow: $342

Break-even live

Break-even rent $3,039

Max offer price $299,000

Occupancy floor 85%

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
581 W Caswell Ave Unit 2 Staten Island, NY	3.0	2.0	2292	$3,200	$1.40	15d	1	0.60mi
110 Spartan Ave Unit 2 Staten Island, NY	3.0	1.5	2400	$3,500	$1.46	24d	1	0.95mi
147 Vedder Ave Unit 1 Staten Island, NY	3.0	3.0	2188	$3,800	$1.74	24d	1	1.24mi

Listing history 13 events

1. 2026-06-18
   days on market $299,000 Active 20 DOM
2. 2026-06-17
   days on market $299,000 Active 19 DOM
3. 2026-06-16
   days on market $299,000 Active 18 DOM
4. 2026-06-15
   days on market $299,000 Active 17 DOM
5. 2026-06-13
   days on market $299,000 Active 15 DOM
6. 2026-06-09
   days on market $299,000 Active 11 DOM
7. 2026-06-08
   days on market $299,000 Active 10 DOM
8. 2026-06-08
   days on market $299,000 Active 9 DOM
9. 2026-06-04
   days on market $299,000 Active 6 DOM
10. 2026-06-03
    days on market $299,000 Active 5 DOM
11. 2026-06-02
    days on market $299,000 Active 4 DOM
12. 2026-06-01
    days on market $299,000 Active 3 DOM
13. 2026-05-31
    days on market $299,000 Active 2 DOM

ⓘ 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: $8,498 · $708/mo
• Projected year-2 tax: $8,498 · $708/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 15 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 · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,663
• − Mortgage interest: −$16,749
• − Property taxes: −$8,498
• − Insurance: −$1,495
• − Repairs & maintenance: −$3,333
• − Management: −$3,333
• − Depreciation: −$8,698
• Taxable loss: −$443
• Est. tax savings @ 24.0%: +$106
• After-tax cash flow: $4,211/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): 93,915
• Household income: $104,613
• Rent vs Own: 27.1% rent · 72.9% own
• Severe rent burden: 2168.0

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 0.58)
• Race & ethnicity: White 60% Asian 19% Hispanic / Latino 15% Two or more races 8% Black 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 7% Dominican 1%
• Common ancestry: Romanian 4% Scotch-Irish 2% Subsaharan African 1%
• Foreign-born: 28% · Canada, China, South Korea
• Languages at home: 61% English-only · Spanish 9% Chinese 7% Other Indo-European 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: ▼ -553.73%
• Current HPI: 378.3872
• Rent YoY: ▲ 3.93%
• 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

1 event — show timeline

• 2026-05-29 Listed $299,000 SIBORMLS

Property tax history

+5.1%/yr

Latest (2025): $8,498 · +6.0% YoY. Source: county tax records.