234 Hylan Blvd · New York, NY 10305

$975,000

6 bd · 3.0 ba · 1,432 sqft · MultiFamily public records · 45 Days on market

Built 1910 2,499 sqft lot

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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).

• Cash flow +13.6/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +4.4/5.0
• DSCR +4.1/10.0
• Livability +3.8/5.0
• 1% rule +2.9/10.0
• 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: 3 units. confirmed

Listing remarks

Attention Investors: seeking all-cash buyers for this legal 3-family detached house in Rosebank, Staten Island, generating good rental income. First level: 2-bedroom walk-in apartment (2,484/mo); second level: 2-bedroom apt with access to backyard (2,800/mo); third level: 3-bedroom apt (2,800/mo). Convenient location, near Verrazzano Bridge, with public transportation right outside of the house. Please note: Drive-by only! Must be all-cash buyer. Sold As-Is and with the existing tenants who are receiving rent subsidies via vouchers. Tenants pay their own heat and hot water. Owner's expenses: property tax 5,794; water bill approx. 1,400/yr; insurance approx. 1,700/yr. Projected 9.0 CAP rate!

Key facts

• 2,499 sq ft lot
• Built 1910
• Listed 45 days

Property features AI

Finance

• Financial info: 3 total units; Unit 1 rent: $2,484/month; Unit 3 rent: $2,800/month

Exterior

• Parking: No attached garage
• Utilities: Electrical: 220 volts
• Home design: 3-story multi-family building; Stucco exterior; Approximately built (year details listed as Approx)
• Construction: Stucco construction
• Exterior features: Lot approximately 0.06 acre (25 x 100); Zoned R3-2

Interior

• Bedrooms: Unit 1: 2 bedrooms; Unit 2: 2 bedrooms (first level); Unit 3: 3 bedrooms (second level)
• Bathrooms: 3 full bathrooms (total for property); Unit 1: 1 bathroom; Unit 3: 1 bathroom
• Heating & cooling: Natural gas heating; Steam heating; Cooling provided by units
• Interior features: Finished basement; Central air conditioning (unit-based)

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/?-bath units multifamily listed at $975k.

Deal economics

• At list price, monthly cash flow is $57 ($686/yr) — positive. Per door: $19/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 $767k (21.3% below list).
• Recommended offer: $767k (21.3% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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.
• Zoned schools: Elm Tree Elementary School (math 27% / reading 52%, grade F, #1,444 of 2,108 statewide, top 71%, 806 students, 94% FRL); Jhs 383 Philippa Schuyler (math 32% / reading 67%, grade C, #280 of 729 statewide, top 40%, 822 students, 85% FRL); Midwood High School (math 94% / reading 96%, grade A+, #83 of 1,100 statewide, top 8%, 4,062 students, 73% FRL).
• Market conditions: Rents rising fast (+7.5%/yr); 257 active listings in the ZIP; solid renter incomes; 480 units permitted in Richmond County in 2024 (22 in 5+ unit buildings).
• At $7,670/mo this rent would consume 110% of the median local household income ($83k/yr) (locally 1647% 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 $7k of loan paydown is wiped out by about $29k 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 45 days — a 3% lower offer ($946k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 29y ago; this cycle's ask has dropped $175k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $325k; list at $975k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 61% 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 $767,000 (21.3% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 21% 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 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
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: 0.79% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.25%
• DSCR: 1.01
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $647,264
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
65 Anderson St	0.27mi	6/3.0	1,592 (+11%)	12mo	$720,000	$452	59
191 Roff St	0.68mi	5/4.0 (-1)	1,624 (+13%)	1mo	$550,000	$339	36

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 · 7.5% rent growth · sell at horizon

5-year hold

• IRR: -11.5%
• Equity multiple: 0.57×
• Total profit: $-118,385
• Equity at exit: $145,376

10-year hold

• IRR: 2.8%
• Equity multiple: 1.23×
• Total profit: $63,725
• Equity at exit: $84,300

Cash invested: $273,000 (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 10305

• Rents YoY: 7.5%
• Active inventory: 257
• Price-to-rent: 31.8×

Monthly cashflow live

• Estimated rent: $7,670 medium
• Mortgage (P&I): −$5,113
• Tax from tax record: −$483 /mo · $5,794/yr
• Insurance: −$406
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,611
• Net cashflow: $57

Break-even live

Break-even rent $7,598

Max offer price $975,000

Occupancy floor 94%

Sensitivity live

Price	-10% $609	-5% $333	+0% $57	+5% $-219	+10% $-495
Rent	-10% $-549	-5% $-246	+0% $57	+5% $360	+10% $663
Rate	-1.0pp $548	-0.5pp $305	base $57	+0.5pp $-195	+1.0pp $-452

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	—	$7,671
Total (3 units)			$7,670

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: $243,750
• Closing costs: $29,250
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-22
   days on market $975,000 Active 45 DOM
2. 2026-06-21
   days on market $975,000 Active 44 DOM
3. 2026-06-18
   days on market $975,000 Active 41 DOM
4. 2026-06-17
   days on market $975,000 Active 40 DOM
5. 2026-06-16
   days on market $975,000 Active 39 DOM
6. 2026-06-15
   days on market $975,000 Active 38 DOM
7. 2026-06-13
   days on market $975,000 Active 36 DOM
8. 2026-06-10
   days on market $975,000 Active 32 DOM
9. 2026-06-08
   days on market $975,000 Active 31 DOM
10. 2026-06-08
    days on market $975,000 Active 30 DOM
11. 2026-06-04
    days on market $975,000 Active 27 DOM
12. 2026-06-03
    days on market $975,000 Active 26 DOM
13. 2026-06-01
    days on market $975,000 Active 24 DOM
14. 2026-05-31
    days on market $975,000 Active 23 DOM
15. 2026-05-10
    price $975,000
16. 2026-05-08
    listed $1,150,000 Active
17. 2016-02-17
    historical
18. 2016-02-17
    historical
19. 2011-09-09
    soldstatus $325,000
20. 2011-09-06
    soldstatus $325,000
21. 2011-01-21
    listed $459,000
22. 2008-09-22
    historical
23. 2007-11-01
    listed $539,000
24. 2007-06-18
    historical
25. 2006-11-02
    listed $579,900
26. 2006-05-24
    soldstatus $537,000
27. 2006-05-02
    soldstatus $520,000
28. 2005-10-31
    listed $549,000
29. 2005-04-22
    listed $579,000
30. 2004-02-20
    listed $469,000
31. 1998-01-12
    soldstatus $166,000
32. 1997-12-11
    soldstatus $166,000
33. 1997-02-19
    listed $189,000

ⓘ 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: $5,794 · $483/mo
• Projected year-2 tax: $11,136 · $928/mo
• Expected delta: +$5,342/yr (+$445/mo · 92.2%)

ⓘ 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 · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% 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: $92,040
• − Mortgage interest: −$54,615
• − Property taxes: −$5,794
• − Insurance: −$4,875
• − Repairs & maintenance: −$7,363
• − Management: −$7,363
• − Depreciation: −$28,364
• Taxable loss: −$16,335
• Est. tax savings @ 24.0%: +$3,920
• After-tax cash flow: $4,606/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): 41,270
• Household income: $83,413
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 1647.0

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 0.60)
• Race & ethnicity: White 58% Asian 21% Hispanic / Latino 15% Two or more races 7% Black 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 8%
• Common ancestry: Scotch-Irish 5% Romanian 4% Subsaharan African 2%
• Foreign-born: 36% · China, Canada, Jamaica
• Languages at home: 52% English-only · Chinese 13% Russian/Polish/Slavic 12% Other Indo-European 8%

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: ▼ -487.06%
• Current HPI: 342.7938
• Rent YoY: ▲ 7.50%
• 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

+415.9% since first listed

19 events — show timeline

• 2026-05-10 Price Changed $975,000 SIBORMLS
• 2026-05-08 Listed $1,150,000 SIBORMLS
• 2016-02-17 Listing Removed — SIBORMLS
• 2016-02-17 Listing Removed — SIBORMLS
• 2011-09-09 Sold (Public Records) $325,000 Public Records
• 2011-09-06 Sold (MLS) $325,000 SIBORMLS
• 2011-01-21 Listed $459,000 SIBORMLS
• 2008-09-22 Listing Removed — SIBORMLS
• 2007-11-01 Listed $539,000 SIBORMLS
• 2007-06-18 Listing Removed — SIBORMLS
• 2006-11-02 Listed $579,900 SIBORMLS
• 2006-05-24 Sold (Public Records) $537,000 Public Records
• 2006-05-02 Sold (MLS) $520,000 SIBORMLS
• 2005-10-31 Listed $549,000 SIBORMLS
• 2005-04-22 Listed $579,000 SIBORMLS
• 2004-02-20 Listed $469,000 SIBORMLS
• 1998-01-12 Sold (Public Records) $166,000 Public Records
• 1997-12-11 Sold (MLS) $166,000 SIBORMLS
• 1997-02-19 Listed $189,000 SIBORMLS

Property tax history

+4.5%/yr

Latest (2025): $5,794 · +6.0% YoY. Source: county tax records.