61 Ronald Ave · New York, NY 10303

$769,000

4 bd · 2.0 ba · 2,224 sqft · MultiFamily public records · 3 Days on market

Built 1930 3,500 sqft lot Est $983k · 22% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.4/30.0
• Schools +5.0/10.0
• DSCR +4.0/10.0
• Livability +3.8/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• 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: 2 units. confirmed

Listing remarks

Attention investors and end users—your opportunity has arrived at 61 Ronald Avenue, one of the most desirable, pride-filled streets in Elm Park. On the market for the first time in 24 years, this well-located two-family home is brimming with potential. Whether you're looking to generate strong passive income or create a comfortable multigenerational retreat, the possibilities here are remarkable. Each unit features two spacious bedrooms with room to create a 3rd bedroom in each apartment, and well-proportioned living areas that invite personalization. The large unfinished attic presents the potential to add approximately 1,000 square feet—perfect for an additional living suite,

Key facts

• Full basement
• Two family home
• 3,500 sq ft lot

Tags

• TWO FAMILY HOME
• LARGE UNFINISHED ATTIC
• FULL BASEMENT
• CLOSE KNIT NEIGHBORHOOD

Property features AI

Finance

• Financial info: Two-unit multifamily property

Exterior

• Parking: Off-street parking (no attached garage)
• Utilities: 220-volt electric service
• Home design: 3-story multifamily building; Approximately 2,600 building area total
• Construction: Aluminum siding construction; Year built: approximate; Property in good condition
• Exterior features: Aluminum siding; Lot approximately 35 x 100 (about 0.08 acres); Zoned R3A

Interior

• Bedrooms: Unit 1: 2 bedrooms; Unit 2: 2 bedrooms
• Bathrooms: 2 full bathrooms (total)
• Heating & cooling: Natural gas heating; Steam heating; Air conditioning units
• Interior features: Central air-conditioning (unitized/individual units); Unfinished basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $769k.

Deal economics

• At list price, monthly cash flow is $9 ($110/yr) — positive. Per door: $5/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $609k (20.8% below list).
• Recommended offer: $609k (20.8% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: 109 active listings in the ZIP; 4 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).
• At $6,090/mo this rent would consume 87% 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 $5k of loan paydown is wiped out by about $23k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $135k; list at $769k implies a 470% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• 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 $609,000 (20.8% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.79% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.05%
• DSCR: 1.00
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $983,008
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35 Jaffe St	0.59mi	4/3.5	2,268 (+2%)	4mo	$1,030,000	$454	60
90 Levit Ave	0.57mi	4/4.0	2,184 (-2%)	4mo	$1,075,000	$492	59
12 Trantor Pl	0.53mi	3/2.0 (-1)	2,132 (-4%)	12mo	$430,000	$202	53
37 Ludwig Ln	0.58mi	4/1.0	2,000 (-10%)	6mo	$750,000	$375	47
84 Dehart Ave	0.58mi	3/1.0 (-1)	2,470 (+11%)	13mo	$600,000	$243	35
95 Regis Dr	0.69mi	5/3.0 (+1)	1,896 (-15%)	8mo	$838,000	$442	27

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.3%
• Equity multiple: 0.42×
• Total profit: $-124,249
• Equity at exit: $114,660

10-year hold

• IRR: -8.0%
• Equity multiple: 0.50×
• Total profit: $-108,347
• Equity at exit: $66,489

Cash invested: $215,320 (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: 109
• Price-to-rent: 21.0×

Monthly cashflow live

• Estimated rent: $6,090 high
• Mortgage (P&I): −$4,033
• Tax from tax record: −$449 /mo · $5,385/yr
• Insurance: −$320
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,279
• Net cashflow: $9

Break-even live

Break-even rent $6,078

Max offer price $769,000

Occupancy floor 95%

Sensitivity live

Price	-10% $444	-5% $227	+0% $9	+5% $-208	+10% $-426
Rent	-10% $-472	-5% $-231	+0% $9	+5% $250	+10% $490
Rate	-1.0pp $396	-0.5pp $205	base $9	+0.5pp $-190	+1.0pp $-393

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$6,090
Total (2 units)			$6,090

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: $192,250
• Closing costs: $23,070
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
147 Vedder Ave Unit 1 Staten Island, NY	3.0	3.0	2188	$3,800	$1.74	25d	1	0.54mi
110 Spartan Ave Unit 2 Staten Island, NY	3.0	1.5	2400	$3,500	$1.46	25d	1	0.84mi
581 W Caswell Ave Unit 2 Staten Island, NY	3.0	2.0	2292	$3,200	$1.40	16d	1	0.86mi
479 Clove Rd Unit 2FL Staten Island, NY	3.0	1.5	1400	$3,400	$2.43	25d	1	1.45mi

Listing history 4 events

1. 2026-06-18
   days on market $769,000 Active 3 DOM
2. 2026-06-17
   days on market $769,000 Active 2 DOM
3. 2026-06-15
   remarks 687-char remark
4. 2026-06-15
   listed $769,000 Active 1 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: $5,385 · $449/mo
• Projected year-2 tax: $9,191 · $766/mo
• Expected delta: +$3,805/yr (+$317/mo · 70.7%)

ⓘ 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 1/10 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: $73,080
• − Mortgage interest: −$43,076
• − Property taxes: −$5,385
• − Insurance: −$3,845
• − Repairs & maintenance: −$5,846
• − Management: −$5,846
• − Depreciation: −$22,371
• Taxable loss: −$13,290
• Est. tax savings @ 24.0%: +$3,190
• After-tax cash flow: $3,300/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

+469.6% since first listed

2 events — show timeline

• 2026-06-15 Listed $769,000 SIBORMLS
• 1995-06-30 Sold (Public Records) $135,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $5,385 · +6.8% YoY. Source: county tax records.