94 Laurel Ave · New York, NY 10304

$295,000

3 bd · 1.0 ba · 1,024 sqft · SingleFamily public records · 62 Days on market

Built 1935 3,050 sqft lot Est $565k · 48% under

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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 +24.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +6.2/10.0
• 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

Listing remarks

Welcome to 94 Laurel Ave, great starter home. This single family detached home features 3 bedroom, 1 full bath. , The first floor invites you into the living rm and formal dining rm parallel to the kitchen and out to a generous size fenced in backyard, with a shed for storage and a nice size deck for entertaining. The basement is full, walk out, unfinished yet clean with plenty of potential. Needs some TLC, , make an appointment today and make it your own.

Key facts

• 3,050 sq ft lot
• Built 1935
• Listed 62 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $636 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $295k).
• Recommended offer: $277k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 480 units permitted in Richmond County in 2024 (22 in 5+ unit buildings).
• At $3,306/mo this rent would consume 55% 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 $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 62 days — a 6% lower offer ($277k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y 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 $198k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1935 — 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 $277,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
8. 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.
9. 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: 1.12% ✓
• Cap rate: 8.88%
• Cash-on-cash: 9.25%
• DSCR: 1.41
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $565,248
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
99 Park Hill Cir	0.30mi	3/2.0	988 (-4%)	1mo	$630,000	$638	75
58 Laurel Ave	0.06mi	3/2.0	1,116 (+9%)	6mo	$485,000	$435	74
29 Park Hill Ave	0.23mi	3/1.0	1,152 (+12%)	3mo	$555,000	$482	66
25 Tappen Ct	0.43mi	2/1.5 (-1)	1,000 (-2%)	7mo	$443,000	$443	63
483 Van Duzer St	0.54mi	4/2.0 (+1)	1,008 (-2%)	7mo	$545,000	$541	57
48 Studio Ln	0.43mi	3/1.5	910 (-11%)	3mo	$584,000	$642	57
45 Targee St	0.45mi	2/1.0 (-1)	896 (-12%)	1mo	$438,000	$489	52
74 Pleasant Valley Ave	0.47mi	3/1.0	1,152 (+12%)	7mo	$615,000	$534	51
87 Louis St	0.72mi	3/1.5	960 (-6%)	6mo	$530,000	$552	49
330 Virginia Ave	0.73mi	3/2.5	1,110 (+8%)	3mo	$770,000	$694	44
243 St Marys Ave	0.59mi	3/2.5	1,140 (+11%)	7mo	$725,000	$636	42
43 Pierce St	0.69mi	2/1.5 (-1)	900 (-12%)	1mo	$525,000	$583	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 · 1.99% rent growth · sell at horizon

5-year hold

• IRR: -3.4%
• Equity multiple: 0.87×
• Total profit: $-10,581
• Equity at exit: $43,985

10-year hold

• IRR: 5.1%
• Equity multiple: 1.36×
• Total profit: $29,655
• Equity at exit: $25,506

Cash invested: $82,600 (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: 7.4×

Monthly cashflow live

• Estimated rent: $3,306 high
• Mortgage (P&I): −$1,547
• Tax from tax record: −$305 /mo · $3,660/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$694
• Net cashflow: $636

Break-even live

Break-even rent $2,500

Max offer price $295,000

Occupancy floor 76%

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21 Susan Ct Staten Island, NY	3.0	2.5	900	$3,400	$3.78	25d	1	0.26mi
97 Greenfield Ave Staten Island, NY	3.0	2.5	1254	$3,400	$2.71	25d	1	0.50mi
305 Osgood Ave Unit 2 Staten Island, NY	3.0	2.0	1300	$3,200	$2.46	25d	1	0.50mi
703 Bay St Staten Island, NY	2.0	2.5	1337	$3,500	$2.62	25d	1	0.56mi
0 Victory Blvd Unit 1 FL Staten Island, NY	2.0	1.0	900	$2,500	$2.78	25d	1	1.33mi
430 Saint Marks Pl Unit 3b Staten Island, NY	2.0	1.0	885	$3,200	$3.62	25d	1	1.35mi
380 Saint Marks Pl Unit 1 Staten Island, NY	3.0	1.0	1000	$3,333	$3.33	25d	1	1.43mi

Listing history 11 events

1. 2024-08-27
   status Pending
2. 2023-04-11
   status Pending
3. 2023-04-11
   historical Contingent
4. 2023-02-27
   status Pending
5. 2023-02-06
   listed $295,000 Active
6. 2023-02-01
   listed $295,000 Active
7. 2014-11-29
   historical
8. 2008-10-08
   listed $299,000
9. 2003-10-23
   soldstatus $198,000
10. 2003-08-19
    soldstatus $197,600
11. 2003-01-06
    listed $199,000

ⓘ 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: $3,660 · $305/mo
• Projected year-2 tax: $4,323 · $360/mo
• Expected delta: +$663/yr (+$55/mo · 18.1%)

ⓘ 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: $39,667
• − Mortgage interest: −$16,525
• − Property taxes: −$3,660
• − Insurance: −$1,475
• − Repairs & maintenance: −$3,173
• − Management: −$3,173
• − Depreciation: −$8,582
• Taxable income: $3,079
• Est. tax owed @ 24.0%: −$739
• After-tax cash flow: $6,899/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

+48.2% since first listed

11 events — show timeline

• 2024-08-27 Pending — SIBORMLS
• 2023-04-11 Pending — SIBORMLS
• 2023-04-11 Contingent — SIBORMLS
• 2023-02-27 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-02-06 Listed $295,000 SIBORMLS
• 2023-02-01 Listed $295,000 OneKey® MLS as Distributed by MLS Grid
• 2014-11-29 Listing Removed — SIBORMLS
• 2008-10-08 Listed $299,000 SIBORMLS
• 2003-10-23 Sold (Public Records) $198,000 Public Records
• 2003-08-19 Sold (MLS) $197,600 SIBORMLS
• 2003-01-06 Listed $199,000 SIBORMLS

Property tax history

+5.1%/yr

Latest (2025): $3,660 · +6.0% YoY. Source: county tax records.