116 Pond Way · New York, NY 10303

$280,250

3 bd · 1.5 ba · 1,176 sqft · SingleFamily · 5 Days on market

Built 1988 Poor condition 7.57 ac lot Est $533k · 47% 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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +6.6/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity knocks at 116 Pond Way, Staten Island. Ideal for investors, contractors, flippers, or buyers looking to create their dream home from the ground up. With approximately 1,176 square feet of living space, the property offers a blank canvas to redesign, renovate, and add value. Located within a residential community in Staten Island's Arlington section, this is a rare chance to customize every detail to your taste while building equity through renovation. Conveniently situated near shopping, transportation, parks, and major roadways. Cash buyers only. Endless potential awaits—don't miss this value-add opportunity. HOA Fee includes: Exterior maintenance, snow removal, Sewer rep

Key facts

• 7.57 acre lot
• Built 1988
• Listed 5 days

Property features AI

Finance

• HOA & community: Part of Heron Pond Condos association; Monthly association fee covering snow removal, sewer, and exterior maintenance

Exterior

• Parking: Assigned off-street parking (no attached garage)
• Utilities: 110V electric service; Sewer service (association-maintained)
• Home design: 2-story home; Approximate year built
• Construction: Vinyl siding
• Exterior features: Approximately 7.57-acre lot; Zoned R3-2

Interior

• Kitchen: Kitchen on the first level
• Bedrooms: Two bedrooms on the second level
• Bathrooms: One full bathroom on the second level; One half bathroom on the first level
• Heating & cooling: Natural gas forced-air heating; Has cooling
• Interior features: Central air conditioning; Total of 8 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $280k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $626 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $280k).
• Cap rate 9.0% 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: 108 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 480 units permitted in Richmond County in 2024 (22 in 5+ unit buildings).
• At $3,244/mo this rent would consume 46% of the median local household income ($84k/yr) (locally 1198% 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 $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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $280,250

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.16% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.57%
• DSCR: 1.43
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $532,728
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Lockman Ave	0.43mi	3/2.0	1,192 (+1%)	1mo	$540,000	$453	75
44 Betty Ct	0.40mi	3/1.0	1,200 (+2%)	3mo	$545,000	$454	74
9 Downey Pl	0.42mi	3/2.5	1,190 (+1%)	3mo	$630,000	$529	72
221 South Ave	0.18mi	3/1.5	1,326 (+13%)	2mo	$330,000	$249	68
176 Arlington Pl	0.09mi	3/1.5	1,350 (+15%)	4mo	$480,000	$356	68
244 Continental Pl	0.37mi	4/1.5 (+1)	1,250 (+6%)	1mo	$540,000	$432	66
230 Continental Pl	0.39mi	3/1.5	1,050 (-11%)	8mo	$499,999	$476	58
331 Union Ave	0.74mi	3/2.5	1,200 (+2%)	6mo	$610,000	$508	53
43 Andros Ave	0.41mi	3/1.5	1,344 (+14%)	6mo	$480,000	$357	52
70 Gridley Ave	0.62mi	3/2.5	1,300 (+10%)	2mo	$580,000	$446	48
86 Confederation Pl	0.63mi	3/2.5	1,300 (+10%)	1mo	$585,000	$450	48
155 Dehart Ave	0.67mi	3/2.0	1,008 (-14%)	6mo	$525,000	$521	38

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.9%
• Equity multiple: 0.93×
• Total profit: $-5,497
• Equity at exit: $41,786

10-year hold

• IRR: 7.9%
• Equity multiple: 1.60×
• Total profit: $46,746
• Equity at exit: $24,231

Cash invested: $78,470 (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 10303

• Home prices YoY: -24.8%
• Active inventory: 108
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $3,244 medium
• Mortgage (P&I): −$1,470
• Tax est. 1.5%: −$350 /mo · $4,204/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$681
• Net cashflow: $626

Break-even live

Break-even rent $2,452

Max offer price $280,250

Occupancy floor 76%

Sensitivity live

Price	-10% $820	-5% $723	+0% $626	+5% $529	+10% $432
Rent	-10% $370	-5% $498	+0% $626	+5% $754	+10% $882
Rate	-1.0pp $767	-0.5pp $697	base $626	+0.5pp $553	+1.0pp $479

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: $70,062
• Closing costs: $8,408
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
76 Port Ave Unit 2 Elizabethport, NJ	3.0	2.0	1250	$2,799	$2.24	21d	1	1.33mi
76 Port Ave #1 Elizabethport, NJ	3.0	2.0	1275	$2,750	$2.16	5d	1	1.33mi

Listing history 4 events

1. 2026-06-16
   statusdays on market $280,250 Pending 5 DOM
2. 2026-06-13
   days on market $280,250 Active 4 DOM
3. 2026-06-10
   remarks 693-char remark
4. 2026-06-10
   listed $280,250 Active 1 DOM

ⓘ 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 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,927
• − Mortgage interest: −$15,698
• − Property taxes: −$4,204
• − Insurance: −$1,401
• − Repairs & maintenance: −$3,114
• − Management: −$3,114
• − Depreciation: −$8,153
• Taxable income: $3,242
• Est. tax owed @ 24.0%: −$778
• After-tax cash flow: $6,733/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 · 9 photos

Poor 20/100 Extensive rehab

This property requires extensive renovation, including major repairs to the kitchen, bathrooms, exterior, and flooring. Fresh paint, new flooring, and updated kitchens and bathrooms would significantly increase its value.

Repairs flagged

• Major Kitchen cabinets — Severe wear and tear
• Major Bathroom fixtures — Severe wear and tear
• Major Exterior siding — Significant weathering
• Major Flooring — Severe wear and tear
• Major Paint — Severe wear and tear

Value-add opportunities

• Both Paint job — Fresh paint enhances curb appeal and interior aesthetics
• Both Flooring replacement — New flooring improves comfort and value
• Both Exterior siding repair — Repairing siding enhances curb appeal and value
• Both Kitchen and bathroom updates — Modernizing these spaces increases both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Severe wear and tear	Major	$15,000–50,000
Bathroom fixtures · Severe wear and tear	Major	$15,000–50,000
Exterior siding · Significant weathering	Major	$15,000–50,000
Flooring · Severe wear and tear	Major	$15,000–50,000
Paint · Severe wear and tear	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both Paint job — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Flooring replacement — New flooring improves comfort and value ↑
• Both Exterior siding repair — Repairing siding enhances curb appeal and value ↑
• Both Kitchen and bathroom updates — Modernizing these spaces increases both resale and rental value ↑

ⓘ 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): 26,497
• Household income: $83,947
• Rent vs Own: 34.8% rent · 65.2% own
• Severe rent burden: 1198.0

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: Hispanic / Latino 38% Black 33% Two or more races 17% White 15% Asian 10%
• Hispanic origin (detail): Mexican 5% Puerto Rican 19% Dominican 5%
• Common ancestry: Romanian 2% Italian 1% Swiss 1%
• Foreign-born: 26% · Canada, China, Jamaica
• Languages at home: 57% English-only · Spanish 25% Other Indo-European 6% Chinese 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: ▼ -121.86%
• Current HPI: 369.2771
• Rent YoY: —
• 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

• 2026-06-09 Listed $280,250 SIBORMLS