57 Arden Ave · New York, NY 10312

$770,000

6 bd · 5.0 ba · 1,940 sqft · MultiFamily public records · 26 Days on market

Built 2000 2,624 sqft lot Est $799k · at est.

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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).

• ARV discount +9.1/15.0
• Cash flow +8.1/30.0
• Schools +5.0/10.0
• Rent growth +4.5/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.9/10.0
• 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

57 Arden Ave features a bright, airy layout, spacious bedrooms, and comfortable living spaces. The main house is duplex with 3 bedrooms and 2.5 baths, featuring a private backyard and one car garage. The apartment is a large studio with a separate entrance.

Key facts

• 2,624 sq ft lot
• 7 parking spots
• Listed 26 days

Property features AI

Finance

• Financial info: Financing available: bank mortgage or cash

Exterior

• Parking: Shared drive; 3–4 parking spaces
• Utilities: 220V electric; Gas hot water; Gas heat
• Home design: Attached building; Residential property; Shingle roof; Poured concrete foundation
• Construction: Wood frame construction
• Exterior features: Back yard; Aluminum siding; Brick face

Interior

• Kitchen: Refrigerator in unit
• Bedrooms: Efficiency unit (1 room)
• Flooring: Hardwood floors; Tile floors
• Bathrooms: 2 full bathrooms; 1 three-quarter bathroom; 1 half bathroom; Efficiency unit includes 1 full bath
• Heating & cooling: 2 AC units; Gas heating with hot-air delivery
• Interior features: Central A/C; Deck; Separate basement entrance
• Laundry & utility: Water included for efficiency unit

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/?-bath units multifamily listed at $770k.

Deal economics

• At list price, monthly cash flow is $-765 ($-9k/yr) — negative. Per door: $-383/mo.
• To cash-flow at today's rent, offer at most $635k (17.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $529k (31.3% below list).
• Recommended offer: $529k (31.3% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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 75 Frank D Paulo (math 64% / reading 80%, grade A, #76 of 729 statewide, top 11%, 1,452 students, 46% 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 (+8.0%/yr); 396 active listings in the ZIP; high-income renter base; 480 units permitted in Richmond County in 2024 (22 in 5+ unit buildings).
• At $5,291/mo this rent would consume 57% of the median local household income ($111k/yr) (locally 1081% 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 $5k of loan paydown is wiped out by about $23k 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 26 days — a 2% lower offer ($758k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y 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 $445k; list at $770k implies a 73% gain — meaningful room to come down on a strong offer.

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 $529,100 (31.3% 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: 0.69% ✗
• Cap rate: 5.10%
• Cash-on-cash: -4.26%
• DSCR: 0.81
• GRM: 12.1

CMA / ARV

• ARV (on-the-fly): $799,280
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31 Arden Ave	0.04mi	5/5.5 (-1)	1,940 (0%)	2mo	$800,000	$412	90

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -18.5%
• Equity multiple: 0.32×
• Total profit: $-145,689
• Equity at exit: $114,810

10-year hold

• IRR: -3.7%
• Equity multiple: 0.71×
• Total profit: $-62,957
• Equity at exit: $66,576

Cash invested: $215,600 (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 10312

• Rents YoY: 8.0%
• Active inventory: 396
• Price-to-rent: 24.3×

Monthly cashflow live

• Estimated rent: $5,291 medium
• Mortgage (P&I): −$4,038
• Tax from tax record: −$586 /mo · $7,034/yr
• Insurance: −$321
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,111
• Net cashflow: $-765

Break-even live

Break-even rent $6,259

Max offer price $634,851

Occupancy floor —

Sensitivity live

Price	-10% $-329	-5% $-547	+0% $-765	+5% $-983	+10% $-1,201
Rent	-10% $-1,183	-5% $-974	+0% $-765	+5% $-556	+10% $-347
Rate	-1.0pp $-377	-0.5pp $-569	base $-765	+0.5pp $-965	+1.0pp $-1,168

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	—	$5,290
Total (2 units)			$5,291

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: $192,500
• Closing costs: $23,100
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-04-20
   status Pending

   Show marketing remark (259 chars)

   57 Arden Ave features a bright, airy layout, spacious bedrooms, and comfortable living spaces. The main house is duplex with 3 bedrooms and 2.5 baths, featuring a private backyard and one car garage. The apartment is a large studio with a separate entrance.

2. 2026-04-20
   status Pending 259-char remark

   Show marketing remark (259 chars)

   57 Arden Ave features a bright, airy layout, spacious bedrooms, and comfortable living spaces. The main house is duplex with 3 bedrooms and 2.5 baths, featuring a private backyard and one car garage. The apartment is a large studio with a separate entrance.

3. 2026-03-25
   listed $770,000 Active 259-char remark

   Show marketing remark (259 chars)

   57 Arden Ave features a bright, airy layout, spacious bedrooms, and comfortable living spaces. The main house is duplex with 3 bedrooms and 2.5 baths, featuring a private backyard and one car garage. The apartment is a large studio with a separate entrance.

4. 2026-03-25
   listed $770,000 Active

   Show marketing remark (259 chars)

   57 Arden Ave features a bright, airy layout, spacious bedrooms, and comfortable living spaces. The main house is duplex with 3 bedrooms and 2.5 baths, featuring a private backyard and one car garage. The apartment is a large studio with a separate entrance.

5. 2026-03-24
   price $770,000 259-char remark

   Show marketing remark (259 chars)

   57 Arden Ave features a bright, airy layout, spacious bedrooms, and comfortable living spaces. The main house is duplex with 3 bedrooms and 2.5 baths, featuring a private backyard and one car garage. The apartment is a large studio with a separate entrance.

6. 2026-03-20
   historical $760,000 259-char remark

   Show marketing remark (259 chars)

   57 Arden Ave features a bright, airy layout, spacious bedrooms, and comfortable living spaces. The main house is duplex with 3 bedrooms and 2.5 baths, featuring a private backyard and one car garage. The apartment is a large studio with a separate entrance.

7. 2012-10-04
   soldstatus $445,000
8. 2012-08-15
   soldstatus $445,000 380-char remark

   Show marketing remark (380 chars)

   Immaculate three bedroom with studio apartment. Large two family townhouse on oversized lot. Move in condition. READY TO GO. Level 1: STUDIO APART - GARAGE Level 2: UPDATED KITCHEN, DINING ROOM COMBO, SS APPLIANCES, PANTRY, 1/2 BATH, SLIDERS TO TREK DECK AND YARD Level 3: MASTER BEDROOM, MASTER BATH, BEDROOM WITH LOFT, BEDROOM, FULL BATH, LAUNDRY, HARDWOOD FLOORS Basement: NONE

9. 2012-02-15
   listed $464,900 380-char remark

   Show marketing remark (380 chars)

   Immaculate three bedroom with studio apartment. Large two family townhouse on oversized lot. Move in condition. READY TO GO. Level 1: STUDIO APART - GARAGE Level 2: UPDATED KITCHEN, DINING ROOM COMBO, SS APPLIANCES, PANTRY, 1/2 BATH, SLIDERS TO TREK DECK AND YARD Level 3: MASTER BEDROOM, MASTER BATH, BEDROOM WITH LOFT, BEDROOM, FULL BATH, LAUNDRY, HARDWOOD FLOORS Basement: NONE

10. 2012-01-11
    historical
11. 2011-07-05
    listed $479,900
12. 2001-07-16
    soldstatus $297,500

ⓘ 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: $7,034 · $586/mo
• Projected year-2 tax: $10,023 · $835/mo
• Expected delta: +$2,990/yr (+$249/mo · 42.5%)

ⓘ 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 3/10 Moderate
• 🌡 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: $63,492
• − Mortgage interest: −$43,132
• − Property taxes: −$7,034
• − Insurance: −$3,850
• − Repairs & maintenance: −$5,079
• − Management: −$5,079
• − Depreciation: −$22,400
• Taxable loss: −$23,082
• Est. tax savings @ 24.0%: +$5,540
• After-tax cash flow: $-3,641/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): 63,469
• Household income: $110,719
• Rent vs Own: 17.5% rent · 82.5% own
• Severe rent burden: 1081.0

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: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 13% Asian 9% Two or more races 8%
• Hispanic origin (detail): Puerto Rican 8% Dominican 2%
• Common ancestry: Scotch-Irish 5% Romanian 3% Subsaharan African 1%
• Foreign-born: 20% · China, Canada, South Korea
• Languages at home: 72% English-only · Russian/Polish/Slavic 7% Chinese 6% Other Indo-European 6%

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: ▼ -584.96%
• Current HPI: 311.4886
• Rent YoY: ▲ 8.04%
• 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

+158.8% since first listed

12 events — show timeline

• 2026-04-20 Pending — BNYMLS
• 2026-04-20 Pending — SIBORMLS
• 2026-03-25 Listed $770,000 SIBORMLS
• 2026-03-25 Listed $770,000 BNYMLS
• 2026-03-24 Price Changed $770,000 SIBORMLS
• 2026-03-20 Coming Soon $760,000 SIBORMLS
• 2012-10-04 Sold (Public Records) $445,000 Public Records
• 2012-08-15 Sold (MLS) $445,000 SIBORMLS
• 2012-02-15 Listed $464,900 SIBORMLS
• 2012-01-11 Listing Removed — SIBORMLS
• 2011-07-05 Listed $479,900 SIBORMLS
• 2001-07-16 Sold (Public Records) $297,500 Public Records

Property tax history

+4.8%/yr

Latest (2025): $7,034 · +6.2% YoY. Source: county tax records.