209 Regis Dr · New York, NY 10314

$799,999

4 bd · 5.6 ba · 1,912 sqft · MultiFamily public records · 77 Days on market

Built 1974 3,300 sqft lot Est $845k · 5% under

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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).

• Cash flow +12.2/30.0
• ARV discount +9.9/15.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• DSCR +3.6/10.0
• Rent growth +3.5/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• 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

SPACIOUS 3 BR SEMI,NEW FULL BA,NEW HW HEATER,NEW ROOF,3 CAR DRVWY + GARAGE,CLOSE TO SHOPPING & TRANSPORT. HOMEOWNERS WARRANTY SUBJECT TO E & O. SB PAYS $25 SUB FEE. Level 1: B: FULL,1/2 BATH,LOTS OF CLOSETS,KIT,LNDRY RM,WORKSHOP,DR TO YARD L1: 2 BEDROOMS,EIK,LR,FOYER,FULL BATH/GARAGE SIDE ENTRANCE L2: EIK,LR/DR COMBO,FULL BATH, 3 BEDROOMS L3: ATTIC,CRAWL STORAGE

Key facts

• 3,300 sq ft lot
• Garage
• Built 1974

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.8-bath units multifamily listed at $800k.

Deal economics

• At list price, monthly cash flow is $-164 ($-2k/yr) — negative. Per door: $-82/mo.
• To cash-flow at today's rent, offer at most $771k (3.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $622k (22.2% below list).
• Recommended offer: $622k (22.2% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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.
• Zoned schools: Staten Island School of Civic Leadership (math 47% / reading 67%, grade C+, #842 of 2,108 statewide, top 43%, 838 students, 76% FRL); Jhs 383 Philippa Schuyler (math 32% / reading 67%, grade C, #280 of 729 statewide, top 40%, 822 students, 85% 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 (+3.9%/yr); 499 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 480 units permitted in Richmond County in 2024 (22 in 5+ unit buildings).
• At $6,224/mo this rent would consume 71% of the median local household income ($105k/yr) (locally 2168% 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 $24k 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 77 days — a 6% lower offer ($752k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 27y 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 $222k; list at $800k implies a 260% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; major wind risk, 51% 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 $622,400 (22.2% 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. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 0.78% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.88%
• DSCR: 0.96
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $845,104
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
95 Regis Dr	0.21mi	5/3.0 (+1)	1,896 (-1%)	8mo	$838,000	$442	66
191 Lamberts Ln	0.31mi	5/3.0 (+1)	1,860 (-3%)	3mo	$935,000	$503	63
37 Ludwig Ln	0.22mi	4/1.0	2,000 (+5%)	6mo	$750,000	$375	59
151 Amity Pl	0.19mi	3/2.5 (-1)	1,800 (-6%)	10mo	$747,000	$415	56
11 Firth Rd	0.75mi	3/4.5 (-1)	1,960 (+2%)	2mo	$995,000	$508	50
61 Comstock Ave	0.17mi	3/2.0 (-1)	1,700 (-11%)	7mo	$730,000	$429	49
147 Kirshon Ave	0.40mi	4/3.5	2,114 (+11%)	8mo	$990,000	$468	48
44 Oliver Pl	0.62mi	4/2.5	1,980 (+4%)	16mo	$865,000	$437	40
24 Nadal Pl	0.60mi	5/2.0 (+1)	2,022 (+6%)	7mo	$720,000	$356	37
8 Nadal Pl	0.57mi	4/2.0	2,100 (+10%)	8mo	$970,000	$462	36
90 Levit Ave	0.69mi	4/4.0	2,184 (+14%)	4mo	$1,075,000	$492	34

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 · 3.93% rent growth · sell at horizon

5-year hold

• IRR: -16.8%
• Equity multiple: 0.40×
• Total profit: $-134,403
• Equity at exit: $119,282

10-year hold

• IRR: -7.2%
• Equity multiple: 0.52×
• Total profit: $-106,666
• Equity at exit: $69,169

Cash invested: $224,000 (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 10314

• Rents YoY: 3.9%
• Active inventory: 499
• Price-to-rent: 21.4×

Monthly cashflow live

• Estimated rent: $6,224 medium
• Mortgage (P&I): −$4,195
• Tax from tax record: −$553 /mo · $6,632/yr
• Insurance: −$333
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,307
• Net cashflow: $-164

Break-even live

Break-even rent $6,432

Max offer price $770,973

Occupancy floor 98%

Sensitivity live

Price	-10% $289	-5% $62	+0% $-164	+5% $-391	+10% $-617
Rent	-10% $-656	-5% $-410	+0% $-164	+5% $82	+10% $327
Rate	-1.0pp $239	-0.5pp $39	base $-164	+0.5pp $-372	+1.0pp $-583

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	2.8	$6,224
Total (2 units)			$6,224

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: $200,000
• Closing costs: $24,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
581 W Caswell Ave Unit 2 Staten Island, NY	3.0	2.0	2292	$3,200	$1.40	17d	1	0.39mi
110 Spartan Ave Unit 2 Staten Island, NY	3.0	1.5	2400	$3,500	$1.46	27d	1	0.44mi
147 Vedder Ave Unit 1 Staten Island, NY	3.0	3.0	2188	$3,800	$1.74	27d	1	0.87mi

Listing history 7 events

1. 2026-04-27
   status Pending
2. 2026-02-09
   listed $799,999 Active
3. 2026-02-02
   historical
4. 2026-01-24
   historical
5. 2000-01-04
   soldstatus $222,000
6. 1999-09-17
   soldstatus $222,000 377-char remark

   Show marketing remark (377 chars)

   SPACIOUS 3 BR SEMI,NEW FULL BA,NEW HW HEATER,NEW ROOF,3 CAR DRVWY + GARAGE,CLOSE TO SHOPPING & TRANSPORT. HOMEOWNERS WARRANTY SUBJECT TO E & O. SB PAYS $25 SUB FEE. Level 1: B: FULL,1/2 BATH,LOTS OF CLOSETS,KIT,LNDRY RM,WORKSHOP,DR TO YARD L1: 2 BEDROOMS,EIK,LR,FOYER,FULL BATH/GARAGE SIDE ENTRANCE L2: EIK,LR/DR COMBO,FULL BATH, 3 BEDROOMS L3: ATTIC,CRAWL STORAGE

7. 1999-02-15
   listed $219,900 377-char remark

   Show marketing remark (377 chars)

   SPACIOUS 3 BR SEMI,NEW FULL BA,NEW HW HEATER,NEW ROOF,3 CAR DRVWY + GARAGE,CLOSE TO SHOPPING & TRANSPORT. HOMEOWNERS WARRANTY SUBJECT TO E & O. SB PAYS $25 SUB FEE. Level 1: B: FULL,1/2 BATH,LOTS OF CLOSETS,KIT,LNDRY RM,WORKSHOP,DR TO YARD L1: 2 BEDROOMS,EIK,LR,FOYER,FULL BATH/GARAGE SIDE ENTRANCE L2: EIK,LR/DR COMBO,FULL BATH, 3 BEDROOMS L3: ATTIC,CRAWL STORAGE

ⓘ 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: $6,632 · $553/mo
• Projected year-2 tax: $10,076 · $840/mo
• Expected delta: +$3,444/yr (+$287/mo · 51.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 65% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 51% 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: $74,688
• − Mortgage interest: −$44,812
• − Property taxes: −$6,632
• − Insurance: −$4,000
• − Repairs & maintenance: −$5,975
• − Management: −$5,975
• − Depreciation: −$23,273
• Taxable loss: −$15,979
• Est. tax savings @ 24.0%: +$3,835
• After-tax cash flow: $1,863/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): 93,915
• Household income: $104,613
• Rent vs Own: 27.1% rent · 72.9% own
• Severe rent burden: 2168.0

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 0.58)
• Race & ethnicity: White 60% Asian 19% Hispanic / Latino 15% Two or more races 8% Black 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 7% Dominican 1%
• Common ancestry: Romanian 4% Scotch-Irish 2% Subsaharan African 1%
• Foreign-born: 28% · Canada, China, South Korea
• Languages at home: 61% English-only · Spanish 9% Chinese 7% Other Indo-European 7%

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: ▼ -553.73%
• Current HPI: 378.3872
• Rent YoY: ▲ 3.93%
• 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

+263.8% since first listed

7 events — show timeline

• 2026-04-27 Pending — SIBORMLS
• 2026-02-09 Listed $799,999 SIBORMLS
• 2026-02-02 Listing Removed — SIBORMLS
• 2026-01-24 Coming Soon — SIBORMLS
• 2000-01-04 Sold (Public Records) $222,000 Public Records
• 1999-09-17 Sold (MLS) $222,000 SIBORMLS
• 1999-02-15 Listed $219,900 SIBORMLS

Property tax history

+4.5%/yr

Latest (2025): $6,632 · +6.0% YoY. Source: county tax records.