2701 Goethals Rd N Unit F10 · New York, NY 10303

$185,000

2 bd · 1.0 ba · 900 sqft · SingleFamily · 104 Days on market

Built 1984 900 sqft lot $700/mo HOA · 27% of rent

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Why this score? — see what drove the C- 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 +15.3/30.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• DSCR +4.7/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Roomy and Affordable mobile home in most convenient area! 2 br 1 bath w/ large eat in kitchen, living room and cute front deck . Off street parking, Ramp off side entrance to open yard/ patio Hw heater approx 5 yrs old. With a bit of TLC this can be cute as a button! This is a land lease manufactured unit. Hoa covers lease, taxes outside maintenance, water garbage pick up and snow removal Motivated Seller!

Key facts

• Large eat in kitchen
• Off street parking
• Open yard

Tags

• LARGE EAT IN KITCHEN
• OFF STREET PARKING
• RAMP OFF SIDE ENTRANCE
• OPEN YARD
• PATIO

Property features AI

Finance

• Other: Zoning: M2-1
• HOA & community: Part of Garden Homes association; Association fee $700 monthly

Exterior

• Parking: On-street parking
• Utilities: 110V electric service; Private sewer
• Home design: Single-family residence; One story; Good condition; Approximately built (year details approximate)
• Construction: Aluminum siding; 900 building area
• Exterior features: Handicap accessible; Side lot feature

Interior

• Kitchen: Refrigerator
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas hot water heating
• Interior features: Washer and dryer included; Refrigerator included
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $68 ($815/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $185k).
• Recommended offer: $168k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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); Is 51 Edwin Markham (math 54% / reading 74%, grade A-, #121 of 729 statewide, top 17%, 1,205 students, 77% FRL); Midwood High School (math 94% / reading 96%, grade A+, #83 of 1,100 statewide, top 8%, 4,062 students, 73% FRL).
• Market conditions: 109 active listings in the ZIP; solid renter incomes; 480 units permitted in Richmond County in 2024 (22 in 5+ unit buildings).
• This rent runs 37% of the median local income ($84k/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 $1k of loan paydown is wiped out by about $6k 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 104 days — a 9% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 23% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.
• 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 $168,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.40% ✓
• Cap rate: 6.73%
• Cash-on-cash: 1.57%
• DSCR: 1.07
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $445,500
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
38 Pond Way Unit A	0.70mi	2/1.0	872 (-3%)	9mo	$237,000	$272	54
74 Wolkoff Ln Unit A	0.71mi	2/1.5	999 (+11%)	3mo	$417,150	$418	44
94 Wolkoff Ln	0.66mi	2/1.5	1,000 (+11%)	7mo	$445,000	$445	43
327 South Ave	0.70mi	3/1.5 (+1)	912 (+1%)	18mo	$525,000	$576	43
64 Wolkoff Ln	0.73mi	2/1.5	1,011 (+12%)	3mo	$518,000	$512	41
80 Wolkoff Ln	0.70mi	2/1.5	960 (+7%)	16mo	$475,000	$495	41
406 Grandview Ave	0.71mi	3/1.0 (+1)	1,008 (+12%)	17mo	$499,000	$495	27

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: -13.5%
• Equity multiple: 0.51×
• Total profit: $-25,181
• Equity at exit: $27,584

10-year hold

• IRR: -4.2%
• Equity multiple: 0.72×
• Total profit: $-14,447
• Equity at exit: $15,995

Cash invested: $51,800 (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 10303

• Home prices YoY: -24.8%
• Active inventory: 109
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,590 medium
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$700
• Vacancy / Maint / Mgmt: −$544
• Net cashflow: $68

Break-even live

Break-even rent $2,504

Max offer price $185,000

Occupancy floor 92%

Sensitivity live

Price	-10% $196	-5% $132	+0% $68	+5% $4	+10% $-60
Rent	-10% $-137	-5% $-34	+0% $68	+5% $170	+10% $273
Rate	-1.0pp $161	-0.5pp $115	base $68	+0.5pp $20	+1.0pp $-29

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $700 · $8,400/yr
• Likely covers: watertrashsnow removal

Listing history 16 events

1. 2026-06-21
   days on market $185,000 Active 104 DOM
2. 2026-06-18
   days on market $185,000 Active 101 DOM
3. 2026-06-17
   days on market $185,000 Active 100 DOM
4. 2026-06-15
   days on market $185,000 Active 99 DOM
5. 2026-06-13
   days on market $185,000 Active 97 DOM
6. 2026-06-10
   days on market $185,000 Active 93 DOM
7. 2026-06-08
   days on market $185,000 Active 92 DOM
8. 2026-06-08
   days on market $185,000 Active 91 DOM
9. 2026-06-04
   days on market $185,000 Active 88 DOM
10. 2026-06-03
    days on market $185,000 Active 87 DOM
11. 2026-06-01
    days on market $185,000 Active 85 DOM
12. 2026-05-31
    days on market $185,000 Active 84 DOM
13. 2026-04-30
    status Active
14. 2026-02-21
    historical
15. 2026-02-21
    price $185,000
16. 2025-12-31
    listed $149,900 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 1/10 Low FEMA zone X (unshaded) · 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: $31,085
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$2,487
• − Management: −$2,487
• − HOA: −$8,400
• − Depreciation: −$5,382
• Taxable loss: −$1,733
• Est. tax savings @ 24.0%: +$416
• After-tax cash flow: $1,231/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): 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

+23.4% since first listed

4 events — show timeline

• 2026-04-30 Relisted — SIBORMLS
• 2026-02-21 Price Changed $185,000 SIBORMLS
• 2026-02-21 Listing Removed — SIBORMLS
• 2025-12-31 Listed $149,900 SIBORMLS