1100 Clove Rd Unit 5K · New York, NY 10301

$259,999

1 bd · 1.0 ba · 1,000 sqft · Condo · 43 Days on market

Built 1967 Good condition

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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
• 1% rule +5.6/10.0
• Schools +5.0/10.0
• Rent growth +4.0/5.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Cash flow +0.2/30.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully newly renovated and spacious ~1,000 sq ft apartment located at 1100 Clove Rd in the highly desirable Staten Island. Situated on the 5th floor, this bright and airy home offers a rare combination of comfort, convenience, and breathtaking views. Enjoy your private balcony overlooking Clove Lakes Park and the golf course, offering a serene, “Central Park–like” setting right outside your window—perfect for relaxing or entertaining. This full-service building features 24-hour doorman service for security and convenience, along with on-site laundry facilities and a dedicated parking space included with the unit. Ideally located with easy access

Key facts

• Parking
• Built 1967
• Listed 43 days

Property features AI

Finance

• Financial info: Financing permitted: Bank mortgage or cash; Flip tax applies (percentage fee type); Assessment fee noted
• HOA & community: Monthly maintenance/condo fee of $1,889; Management: Precision Asset Managemen; Manager phone: [phone]; Fee includes assessment; Pets are not allowed; Co-op shares listed (247.00)

Exterior

• Parking: One assigned parking space
• Security: Full-time doorman; Secure lobby
• Utilities: Electric service; Gas service; Heat provided; Water service; Sewer; Septic; Parking utility indicated
• Home design: Residential condominium/co-op unit; Unit on the 5th floor
• Construction: Part of a 143-unit building
• Exterior features: Balcony/deck off the living room; Located on the 5th floor of the building

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: One bedroom on the first floor
• Bathrooms: One full bathroom on the first floor
• Interior features: Other interior features; No central air conditioning reported
• Laundry & utility: Card-operated laundry in the building

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $260k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Recommended offer: $252k (3.0% below list) — sets the bar for market timing.
• Cap rate 0.9% vs local median 2.6% in New York — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 fast (+6.1%/yr); 263 active listings in the ZIP; solid renter incomes; 480 units permitted in Richmond County in 2024 (22 in 5+ unit buildings).
• This rent runs 39% 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 $8k 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 43 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 56% of rent.
• Climate carrying-cost: major flood risk; major wind risk, 62% 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 $252,199 (3.0% 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 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1967 — 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. 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. 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?
10. 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.
11. 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.
12. 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: 1.06% ✓
• Cap rate: 0.89%
• Cash-on-cash: -19.28%
• DSCR: 0.14
• GRM: 7.9

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: -46.2%
• Equity multiple: -0.47×
• Total profit: $-106,892
• Equity at exit: $38,767

10-year hold

• IRR: -39.3%
• Equity multiple: -1.02×
• Total profit: $-146,720
• Equity at exit: $22,480

Cash invested: $72,800 (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: 263
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,751 medium
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,900/yr
• Insurance: −$108
• HOA est. from 4 same-building comps: −$1,546
• Vacancy / Maint / Mgmt: −$578
• Net cashflow: $-1,170

Break-even live

Break-even rent $4,231

Max offer price $90,716

Occupancy floor —

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

HOA detail condo

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

Listing history 13 events

1. 2026-06-18
   days on market $259,999 Active 43 DOM
2. 2026-06-17
   days on market $259,999 Active 42 DOM
3. 2026-06-16
   days on market $259,999 Active 41 DOM
4. 2026-06-15
   days on market $259,999 Active 40 DOM
5. 2026-06-13
   days on market $259,999 Active 38 DOM
6. 2026-06-10
   days on market $259,999 Active 34 DOM
7. 2026-06-08
   days on market $259,999 Active 33 DOM
8. 2026-06-08
   days on market $259,999 Active 32 DOM
9. 2026-06-04
   days on market $259,999 Active 29 DOM
10. 2026-06-03
    days on market $259,999 Active 28 DOM
11. 2026-06-01
    days on market $259,999 Active 26 DOM
12. 2026-05-31
    days on market $259,999 Active 25 DOM
13. 2026-05-06
    listed $259,999 Active

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 27% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% 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: $33,006
• − Mortgage interest: −$14,564
• − Property taxes: −$3,900
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,641
• − Management: −$2,641
• − HOA: −$18,552
• − Depreciation: −$7,564
• Taxable loss: −$18,154
• Est. tax savings @ 24.0%: +$4,357
• After-tax cash flow: $-9,681/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This beautifully renovated apartment is in excellent condition with no visible damage. It offers a serene park view and is located in a highly desirable area. The home is move-in ready and would benefit from landscaping and painting improvements to further enhance its value.

Value-add opportunities

• Both Landscaping improvements — Enhanced landscaping can improve both the resale and rental value.
• Both Painting exterior and interior — Fresh paint can improve the home's curb appeal and interior aesthetics.
• Both Window treatments — Window treatments can enhance the home's curb appeal and interior aesthetics.
• Rental HVAC maintenance — A well-maintained HVAC system can attract tenants and reduce utility costs.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhanced landscaping can improve both the resale and rental value. ↑
• Both Painting exterior and interior — Fresh paint can improve the home's curb appeal and interior aesthetics. ↑
• Both Window treatments — Window treatments can enhance the home's curb appeal and interior aesthetics. ↑
• Rental HVAC maintenance — A well-maintained HVAC system can attract tenants and reduce utility costs. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-05-06 Listed $259,999 BNYMLS