18 Bellavista Ct · New York, NY 10305

$890,000

6 bd · 8.0 ba · 1,656 sqft · MultiFamily public records · 13 Days on market

Built 1998 3,542 sqft lot Est $749k · 19% over

---

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).

• Cash flow +7.7/30.0
• Schools +5.0/10.0
• Rent growth +4.4/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• 1% rule +1.6/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

BEAUTIFUL 2 FAMILY MINT CONDITION WITH VZ BRIDGE VIEW. 3 BEDROOMS, LIVING ROOM, DINING ROOM, LARGE EIK WITH TILE FLOOR SLIDERS TO DECK, HARDWOOD FLOORS THRU- OUT ATTIC, 3 ZONE HEATING, CENTRAL AIR LOCATED ON A PRIVATE CUL DE SAC, SKYLIGHT ON STAIRCASE AND MASTER BATH. CLOSE TO EXPRESS BUS AND MINUTES TO VZ BRIDGE. Level 1: LIVING ROOM, DINING ROOM, HALF BATH, LARGE EIK WITH SLIDERS. Level 2: MASTER BEDROOM WITH 3/4 BATH, BEDROOM, BEDROOM, MAIN BATH. Level 3: ATTIC Basement: NOT FINISHED WITH SLIDERS TO YARD, LAUNDRY AREA PLUS 1 LEGAL STUDIO APARTMENT.

Key facts

• Private deck
• Large eat-in kitchen
• Easy access to buses

Tags

• LEGAL TWO-FAMILY HOME
• PEACEFUL CUL-DE-SAC
• EASY ACCESS TO BUSES
• LARGE EAT-IN KITCHEN
• PRIVATE DECK
• AMPLE CLOSET SPACE

Property features AI

Finance

• HOA & community: Has association

Exterior

• Parking: On-street parking (no attached garage)
• Utilities: 220-volt electric service
• Home design: 3-story multi-family building; Contains 2 total units; Brick and vinyl siding exterior; Property in excellent condition
• Construction: Brick and vinyl siding construction; Approximate year built
• Exterior features: Lot approximately 0.08 acre (about 3,542 sq ft); Lot dimensions approximately 22 x 161; Zoned R3-2

Interior

• Bedrooms: Unit 1: 3 bedrooms (first level)
• Bathrooms: Total of 4 bathrooms: 1 full, 2 three-quarter, 1 half; Unit 1: 3 baths
• Heating & cooling: Natural gas forced-air heat; Central air conditioning
• Interior features: Central air conditioning; Natural gas heating with forced air

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.5-bath units multifamily listed at $890k.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative. Per door: $-509/mo.
• To cash-flow at today's rent, offer at most $710k (20.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $586k (34.2% below list).
• Recommended offer: $586k (34.2% below list) — sets the bar for 1% rule.
• Cap rate 4.9% 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 fast (+7.5%/yr); 254 active listings in the ZIP; solid renter incomes; 480 units permitted in Richmond County in 2024 (22 in 5+ unit buildings).
• At $5,860/mo this rent would consume 84% 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 $6k of loan paydown is wiped out by about $27k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 19y 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 $528k; list at $890k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $586,000 (34.2% 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. 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. 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. 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?
8. 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.
9. 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.
10. 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: 0.66% ✗
• Cap rate: 4.92%
• Cash-on-cash: -4.90%
• DSCR: 0.78
• GRM: 12.7

CMA / ARV

• ARV (on-the-fly): $748,512
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
191 Roff St	0.66mi	5/4.0 (-1)	1,624 (-2%)	1mo	$550,000	$339	45
65 Anderson St	0.48mi	6/3.0	1,592 (-4%)	12mo	$720,000	$452	42

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: -20.2%
• Equity multiple: 0.27×
• Total profit: $-181,497
• Equity at exit: $132,702

10-year hold

• IRR: -6.2%
• Equity multiple: 0.53×
• Total profit: $-117,465
• Equity at exit: $76,951

Cash invested: $249,200 (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: 254
• Price-to-rent: 25.3×

Monthly cashflow live

• Estimated rent: $5,860 medium
• Mortgage (P&I): −$4,667
• Tax from tax record: −$609 /mo · $7,303/yr
• Insurance: −$371
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,231
• Net cashflow: $-1,017

Break-even live

Break-even rent $7,148

Max offer price $710,290

Occupancy floor —

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	2.5	$5,860
Total (2 units)			$5,860

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: $222,500
• Closing costs: $26,700
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-15
   status $890,000 Pending 13 DOM
2. 2026-06-10
   days on market $890,000 Active 13 DOM
3. 2026-06-08
   days on market $890,000 Active 12 DOM
4. 2026-06-08
   days on market $890,000 Active 11 DOM
5. 2026-06-04
   days on market $890,000 Active 8 DOM
6. 2026-06-03
   days on market $890,000 Active 7 DOM
7. 2026-06-02
   days on market $890,000 Active 6 DOM
8. 2026-06-01
   days on market $890,000 Active 5 DOM
9. 2026-05-31
   days on market $890,000 Active 4 DOM
10. 2026-05-26
    listed $890,000 Active
11. 2007-07-11
    soldstatus $528,000
12. 2007-06-19
    soldstatus $510,000 557-char remark

    Show marketing remark (557 chars)

    BEAUTIFUL 2 FAMILY MINT CONDITION WITH VZ BRIDGE VIEW. 3 BEDROOMS, LIVING ROOM, DINING ROOM, LARGE EIK WITH TILE FLOOR SLIDERS TO DECK, HARDWOOD FLOORS THRU- OUT ATTIC, 3 ZONE HEATING, CENTRAL AIR LOCATED ON A PRIVATE CUL DE SAC, SKYLIGHT ON STAIRCASE AND MASTER BATH. CLOSE TO EXPRESS BUS AND MINUTES TO VZ BRIDGE. Level 1: LIVING ROOM, DINING ROOM, HALF BATH, LARGE EIK WITH SLIDERS. Level 2: MASTER BEDROOM WITH 3/4 BATH, BEDROOM, BEDROOM, MAIN BATH. Level 3: ATTIC Basement: NOT FINISHED WITH SLIDERS TO YARD, LAUNDRY AREA PLUS 1 LEGAL STUDIO APARTMENT.

13. 2007-02-26
    listed $549,000 557-char remark

    Show marketing remark (557 chars)

    BEAUTIFUL 2 FAMILY MINT CONDITION WITH VZ BRIDGE VIEW. 3 BEDROOMS, LIVING ROOM, DINING ROOM, LARGE EIK WITH TILE FLOOR SLIDERS TO DECK, HARDWOOD FLOORS THRU- OUT ATTIC, 3 ZONE HEATING, CENTRAL AIR LOCATED ON A PRIVATE CUL DE SAC, SKYLIGHT ON STAIRCASE AND MASTER BATH. CLOSE TO EXPRESS BUS AND MINUTES TO VZ BRIDGE. Level 1: LIVING ROOM, DINING ROOM, HALF BATH, LARGE EIK WITH SLIDERS. Level 2: MASTER BEDROOM WITH 3/4 BATH, BEDROOM, BEDROOM, MAIN BATH. Level 3: ATTIC Basement: NOT FINISHED WITH SLIDERS TO YARD, LAUNDRY AREA PLUS 1 LEGAL STUDIO APARTMENT.

ⓘ 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: $7,303 · $609/mo
• Projected year-2 tax: $11,172 · $931/mo
• Expected delta: +$3,869/yr (+$322/mo · 53.0%)

ⓘ 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 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: $70,320
• − Mortgage interest: −$49,854
• − Property taxes: −$7,303
• − Insurance: −$4,450
• − Repairs & maintenance: −$5,626
• − Management: −$5,626
• − Depreciation: −$25,891
• Taxable loss: −$28,429
• Est. tax savings @ 24.0%: +$6,823
• After-tax cash flow: $-5,385/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

+62.1% since first listed

4 events — show timeline

• 2026-05-26 Listed $890,000 SIBORMLS
• 2007-07-11 Sold (Public Records) $528,000 Public Records
• 2007-06-19 Sold (MLS) $510,000 SIBORMLS
• 2007-02-26 Listed $549,000 SIBORMLS

Property tax history

+5.5%/yr

Latest (2025): $7,303 · +6.0% YoY. Source: county tax records.