34 Andrea Pl · New York, NY 10303

$299,000

2 bd · 1.5 ba · 1,480 sqft · SingleFamily public records · 26 Days on market

Built 1984 1,100 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 +18.9/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• Schools +5.0/10.0
• 1% rule +4.6/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Short Sale subject to bank approval. CASH OFFERS ONLY. DRIVE-BY ONLY. Roof is open and has caused structural damage. HVAC unit is not working.

Key facts

• 1,100 sq ft lot
• Built 1984
• Listed 26 days

Property features AI

Exterior

• Parking: No attached garage
• Utilities: 220-volt electrical service
• Home design: 2-story residence; Zoned R3-2; Approximate year built
• Construction: Wood siding construction; Total building area about 1,480
• Exterior features: Wood siding; Lot dimensions approximately 22 x 50; Small lot (about 0.03 acre)

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom (2 total bathrooms)
• Heating & cooling: Natural gas forced-air heating
• Interior features: Property listed in poor condition

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $305 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $286k (4.3% below list).
• Recommended offer: $286k (4.3% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 480 units permitted in Richmond County in 2024 (22 in 5+ unit buildings).
• This rent runs 41% of the median local income ($84k/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 26 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $17k; list at $299k implies a 1659% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $286,174 (4.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.96% ✗
• Cap rate: 7.52%
• Cash-on-cash: 4.37%
• DSCR: 1.19
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $603,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
82 Birch Rd	0.12mi	3/1.5 (+1)	1,440 (-3%)	0mo	$625,000	$434	85
32 Amador St	0.22mi	3/1.5 (+1)	1,632 (+10%)	2mo	$610,000	$374	66
136 Union Ave	0.70mi	3/3.5 (+1)	1,475 (-0%)	1mo	$730,000	$495	53
138 Union Ave	0.70mi	3/3.5 (+1)	1,504 (+2%)	0mo	$765,000	$509	51
86 Confederation Pl	0.47mi	3/2.5 (+1)	1,300 (-12%)	1mo	$585,000	$450	48
70 Gridley Ave	0.48mi	3/2.5 (+1)	1,300 (-12%)	2mo	$580,000	$446	47
221 South Ave	0.63mi	3/1.5 (+1)	1,326 (-10%)	2mo	$330,000	$249	46
25 Claudia Ct	0.55mi	3/3.5 (+1)	1,595 (+8%)	3mo	$650,000	$408	46
256 Maple Pkwy	0.53mi	3/2.5 (+1)	1,677 (+13%)	1mo	$555,000	$331	43
176 Arlington Pl	0.74mi	3/1.5 (+1)	1,350 (-9%)	4mo	$480,000	$356	43
22 Spirit Ln	0.53mi	3/2.5 (+1)	1,677 (+13%)	4mo	$555,000	$331	41
66 Jules Dr	0.64mi	2/2.0	1,700 (+15%)	4mo	$589,000	$346	40

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: -9.5%
• Equity multiple: 0.65×
• Total profit: $-29,064
• Equity at exit: $44,582

10-year hold

• IRR: -0.1%
• Equity multiple: 1.00×
• Total profit: $-413
• 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 10303

• Home prices YoY: -24.8%
• Active inventory: 108
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,862 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$263 /mo · $3,161/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$601
• Net cashflow: $305

Break-even live

Break-even rent $2,476

Max offer price $299,000

Occupancy floor 84%

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
423 Lisk Ave Staten Island, NY	1.0	1.0	1344	$2,762	$2.06	7d	1	0.25mi
5B Ludwig Ln Unit B2 Staten Island, NY	1.0	1.0	1800	$2,700	$1.50	24d	1	0.51mi
527 Willowbrook Rd Staten Island, NY	3.0	2.0	1000	$4,000	$4.00	2d	1	1.45mi

Listing history 14 events

1. 2026-06-17
   status $299,000 Pending 26 DOM
2. 2026-06-16
   days on market $299,000 Active 26 DOM
3. 2026-06-15
   days on market $299,000 Active 25 DOM
4. 2026-06-13
   days on market $299,000 Active 23 DOM
5. 2026-06-10
   days on market $299,000 Active 19 DOM
6. 2026-06-08
   days on market $299,000 Active 18 DOM
7. 2026-06-08
   days on market $299,000 Active 17 DOM
8. 2026-06-04
   days on market $299,000 Active 14 DOM
9. 2026-06-03
   days on market $299,000 Active 13 DOM
10. 2026-06-02
    days on market $299,000 Active 12 DOM
11. 2026-06-01
    days on market $299,000 Active 11 DOM
12. 2026-05-31
    days on market $299,000 Active 10 DOM
13. 2026-05-21
    listed $299,000 Active
14. 1985-01-31
    soldstatus $17,000

ⓘ 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: $3,161 · $263/mo
• Projected year-2 tax: $4,107 · $342/mo
• Expected delta: +$946/yr (+$79/mo · 29.9%)

ⓘ 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: $34,341
• − Mortgage interest: −$16,749
• − Property taxes: −$3,161
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,747
• − Management: −$2,747
• − Depreciation: −$8,698
• Taxable loss: −$1,257
• Est. tax savings @ 24.0%: +$302
• After-tax cash flow: $3,959/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

+1658.8% since first listed

2 events — show timeline

• 2026-05-21 Listed $299,000 SIBORMLS
• 1985-01-31 Sold (Public Records) $17,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $3,161 · +0.0% YoY. Source: county tax records.