105 Seaview Ave · New York, NY 10304

$1,650,000

48 bd · 36.0 ba · 5,760 sqft · MultiFamily public records · 77 Days on market

Built 1931 4,500 sqft lot

---

Why this score? — see what drove the B- 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 +29.6/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 6 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

A fully renovated legal 6-family property at 105 Seaview Ave, Staten Island, NY 10304, featuring a front 5-family building and a rear grandfather 2 bedroom bungalow , offered vacant and free of rent control or stabilization. The residence includes four one-bedroom units and two two-bedroom units, all with brand-new finishes, modern kitchens, and updated bathrooms. Sitting on a big lot with approximately 5,760 sq ft of living space, this property offers excellent design and income potential. Located in a prime Staten Island neighborhood close to shopping, transportation, and schools, it’s an ideal turnkey investment with strong rental demand and full market rent flexibility—a rar

Key facts

• 4,500 sq ft lot
• Built 1931
• Listed 77 days

Property features AI

Finance

• Financial info: Financing available: bank mortgage or cash; Current unit rents: four 1-bed units at $1,800 each; two 2-bed units at $2,600 each; Reported utility expense: $1,300

Exterior

• Parking: Other parking
• Utilities: Electric: 110V; Hot water: gas; Heating fuel: gas; Heat delivery: hot water
• Home design: Detached residential building; Six-unit building
• Construction: Brick construction; Flat roof; Poured concrete foundation; Building footprint approximately 960; Building dimensions approximately 30 x 32
• Exterior features: Back yard; Zoned R3X

Interior

• Kitchen: Refrigerator; Stove
• Bedrooms: Six total dwelling units: four 1-bedroom units and two 2-bedroom units (unit floors noted below)
• Flooring: Tile floors; Other floors (see remarks)
• Bathrooms: Six full bathrooms (one per unit)
• Heating & cooling: Gas-fired heating; Hot water heat; Multiple AC units (5+)
• Interior features: Refrigerator; Stove; Multiple air-conditioning units (5+); Full basement
• Laundry & utility: Utilities included: hot water (gas)

What this means for you Summary

Snapshot

• This is a 6 × 8-bed/6.0-bath units multifamily listed at $1.65M.

Deal economics

• At list price, monthly cash flow is $6k ($72k/yr) — positive. Per door: $995/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($22k rent vs $1.65M).
• Recommended offer: $1.55M (6.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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 (+2.0%/yr); 203 active listings in the ZIP; 480 units permitted in Richmond County in 2024 (22 in 5+ unit buildings).
• At $22,040/mo this rent would consume 370% of the median local household income ($72k/yr) (locally 2401% 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 $11k of loan paydown is wiped out by about $50k 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.
• At projected returns (-3.0% appreciation + 2.0% rent growth), your $462k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($1.55M) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 24y 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 $700k; list at $1.65M implies a 136% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1931 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 57% 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 $1,551,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1931 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.34% ✓
• Cap rate: 10.64%
• Cash-on-cash: 15.51%
• DSCR: 1.69
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.99% rent growth · sell at horizon

5-year hold

• IRR: 5.1%
• Equity multiple: 1.20×
• Total profit: $91,203
• Equity at exit: $246,020

10-year hold

• IRR: 13.7%
• Equity multiple: 2.04×
• Total profit: $481,517
• Equity at exit: $142,662

Cash invested: $462,000 (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 10304

• Rents YoY: 2.0%
• Active inventory: 203
• Price-to-rent: 37.4×

Monthly cashflow live

• Estimated rent: $22,040 medium
• Mortgage (P&I): −$8,653
• Tax from tax record: −$2,099 /mo · $25,185/yr
• Insurance: −$688
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,628
• Net cashflow: $5,973

Break-even live

Break-even rent $14,480

Max offer price $1,650,000

Occupancy floor 68%

Sensitivity live

Price	-10% $6,907	-5% $6,440	+0% $5,973	+5% $5,506	+10% $5,039
Rent	-10% $4,231	-5% $5,102	+0% $5,973	+5% $6,843	+10% $7,714
Rate	-1.0pp $6,803	-0.5pp $6,392	base $5,973	+0.5pp $5,545	+1.0pp $5,110

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

Units	Beds	Baths	Est. rent
▸ 6× units	8	6	$22,038
Total (6 units)			$22,040

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: $412,500
• Closing costs: $49,500
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $1,650,000 Active 77 DOM
2. 2026-06-17
   days on market $1,650,000 Active 76 DOM
3. 2026-06-15
   days on market $1,650,000 Active 74 DOM
4. 2026-06-13
   days on market $1,650,000 Active 72 DOM
5. 2026-06-10
   days on market $1,650,000 Active 68 DOM
6. 2026-06-08
   days on market $1,650,000 Active 67 DOM
7. 2026-06-08
   days on market $1,650,000 Active 66 DOM
8. 2026-06-04
   days on market $1,650,000 Active 63 DOM
9. 2026-06-03
   days on market $1,650,000 Active 62 DOM
10. 2026-06-01
    days on market $1,650,000 Active 60 DOM
11. 2026-05-31
    days on market $1,650,000 Active 59 DOM
12. 2026-04-02
    listed $1,650,000 Active
13. 2022-04-18
    status Pending
14. 2022-03-18
    historical
15. 2022-03-18
    historical
16. 2021-09-18
    listed $1,600,000 Active
17. 2016-02-17
    historical
18. 2010-11-23
    soldstatus $700,000
19. 2010-10-25
    soldstatus $750,000
20. 2009-06-30
    listed $799,000
21. 2005-03-29
    soldstatus $630,000
22. 2004-12-30
    soldstatus $630,000
23. 2004-12-06
    listed $669,000
24. 2002-01-14
    listed $590,000
25. 2000-07-25
    soldstatus $335,000
26. 2000-07-25
    soldstatus $335,000
27. 1989-05-11
    soldstatus $109,500

ⓘ 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: $25,185 · $2,099/mo
• Projected year-2 tax: $26,535 · $2,211/mo
• Expected delta: +$1,350/yr (+$112/mo · 5.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 57% 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: $264,480
• − Mortgage interest: −$92,426
• − Property taxes: −$25,185
• − Insurance: −$8,250
• − Repairs & maintenance: −$21,158
• − Management: −$21,158
• − Depreciation: −$48,000
• Taxable income: $48,302
• Est. tax owed @ 24.0%: −$11,593
• After-tax cash flow: $60,078/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): 45,658
• Household income: $71,561
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 2401.0

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 0.73)
• Race & ethnicity: White 36% Black 25% Hispanic / Latino 24% Asian 13% Two or more races 8% Native American 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 10% Dominican 2%
• Common ancestry: Scotch-Irish 3% Romanian 2% Swiss 2%
• Foreign-born: 32% · Canada, China, Jamaica
• Languages at home: 54% English-only · Spanish 16% Chinese 8% Other Indo-European 5%

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: ▼ -254.93%
• Current HPI: 346.7976
• Rent YoY: ▲ 1.99%
• 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

+1406.8% since first listed

16 events — show timeline

• 2026-04-02 Listed $1,650,000 BNYMLS
• 2022-04-18 Pending — SIBORMLS
• 2022-03-18 Listing Removed — SIBORMLS
• 2022-03-18 Listing Removed — SIBORMLS
• 2021-09-18 Listed $1,600,000 SIBORMLS
• 2016-02-17 Listing Removed — SIBORMLS
• 2010-11-23 Sold (Public Records) $700,000 Public Records
• 2010-10-25 Sold (MLS) $750,000 SIBORMLS
• 2009-06-30 Listed $799,000 SIBORMLS
• 2005-03-29 Sold (Public Records) $630,000 Public Records
• 2004-12-30 Sold (MLS) $630,000 SIBORMLS
• 2004-12-06 Listed $669,000 SIBORMLS
• 2002-01-14 Listed $590,000 SIBORMLS
• 2000-07-25 Sold (Public Records) $335,000 Public Records
• 2000-07-25 Sold (Public Records) $335,000 Public Records
• 1989-05-11 Sold (Public Records) $109,500 Public Records

Property tax history

+5.9%/yr

Latest (2025): $25,185 · +8.0% YoY. Source: county tax records.