166 Arlo Rd Unit A · New York, NY 10301

$179,500

1 bd · 1.0 ba · 650 sqft · Condo · 41 Days on market

Built 1969

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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 +10.5/30.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you are looking for a sensible home with great natural light, this first-floor 1-bedroom unit delivers. The floor plan is clean and uncomplicated, offering a spacious living room and a bedroom with plenty of room for essentials. Situated in a classic, landscaped brick complex, the property is easy to maintain. The all-in maintenance fee covers the essentials—taxes, heat, and exterior care—allowing for predictable monthly budgeting. Conveniently positioned near transit and Wagner College, it offers a functional home base in a central Staten Island location. Pet policy is cats only. Board approval is required.

Key facts

• Large windows
• Spacious living area
• Ample closet space

Tags

• FIRST FLOOR CO-OP
• SPACIOUS LIVING AREA
• LARGE WINDOWS
• AMPLE CLOSET SPACE
• WELL MAINTAINED BRICK BUILDING

Property features AI

Finance

• Other: Directions: Off Howard Avenue
• HOA & community: Community association managed by CRM Property Mgmt; Monthly association fee covering taxes, water, sewer, snow removal, and exterior/outside maintenance

Exterior

• Parking: On-street parking
• Utilities: 220-volt electrical service
• Home design: Single-story property; Approximate year built; Conventional good condition
• Construction: Brick exterior
• Exterior features: Brick construction; R-4 zoning; Small lot (approximately 0.01 acre); Lot dimensions recorded

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Natural gas heating; Hot water heating
• Interior features: Central air conditioning (units); Natural gas heating; Hot water heating

🏢 Co-op / cooperative unit. The $179,500 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $180k.

Deal economics

• At list price, monthly cash flow is $-93 ($-1k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $174k (3.0% below list) — sets the bar for market timing.
• Cap rate 5.7% 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 27 Anning S Prall (math 52% / reading 67%, grade B, #161 of 729 statewide, top 24%, 952 students, 76% 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 (+6.1%/yr); 265 active listings in the ZIP; solid renter incomes; 480 units permitted in Richmond County in 2024 (22 in 5+ unit buildings).
• This rent runs 33% of the median local income ($86k/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 $5k 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 41 days — a 3% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 26y 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 $65k; list at $180k implies a 176% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.
• Climate carrying-cost: major wind risk, 61% 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 $174,115 (3.0% 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 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.32% ✓
• Cap rate: 5.67%
• Cash-on-cash: -2.22%
• DSCR: 0.90
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.07% rent growth · sell at horizon

5-year hold

• IRR: -14.3%
• Equity multiple: 0.46×
• Total profit: $-27,002
• Equity at exit: $26,764

10-year hold

• IRR: 0.9%
• Equity multiple: 1.07×
• Total profit: $3,704
• Equity at exit: $15,520

Cash invested: $50,260 (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 10301

• Rents YoY: 6.1%
• Active inventory: 265
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,364 medium
• Mortgage (P&I): −$941
• Tax est. 1.5%: −$224 /mo · $2,692/yr
• Insurance: −$75
• HOA est. from 1 same-building comp: −$720
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $-93

Break-even live

Break-even rent $2,482

Max offer price $166,051

Occupancy floor 99%

Sensitivity live

Price	-10% $31	-5% $-31	+0% $-93	+5% $-155	+10% $-217
Rent	-10% $-280	-5% $-186	+0% $-93	+5% $0	+10% $94
Rate	-1.0pp $-3	-0.5pp $-47	base $-93	+0.5pp $-139	+1.0pp $-187

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: $44,875
• Closing costs: $5,385
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 39 events

1. 2026-06-21
   days on market $179,500 Active 41 DOM
2. 2026-06-18
   days on market $179,500 Active 38 DOM
3. 2026-06-17
   days on market $179,500 Active 37 DOM
4. 2026-06-16
   days on market $179,500 Active 36 DOM
5. 2026-06-15
   days on market $179,500 Active 35 DOM
6. 2026-06-13
   days on market $179,500 Active 33 DOM
7. 2026-06-10
   days on market $179,500 Active 29 DOM
8. 2026-06-08
   days on market $179,500 Active 28 DOM
9. 2026-06-08
   days on market $179,500 Active 27 DOM
10. 2026-06-04
    days on market $179,500 Active 24 DOM
11. 2026-06-03
    days on market $179,500 Active 23 DOM
12. 2026-06-01
    days on market $179,500 Active 21 DOM
13. 2026-05-31
    days on market $179,500 Active 20 DOM
14. 2026-05-11
    listed $179,500 Active 630-char remark

    Show marketing remark (630 chars)

    If you are looking for a sensible home with great natural light, this first-floor 1-bedroom unit delivers. The floor plan is clean and uncomplicated, offering a spacious living room and a bedroom with plenty of room for essentials. Situated in a classic, landscaped brick complex, the property is easy to maintain. The all-in maintenance fee covers the essentials—taxes, heat, and exterior care—allowing for predictable monthly budgeting. Conveniently positioned near transit and Wagner College, it offers a functional home base in a central Staten Island location. Pet policy is cats only. Board approval is required.

15. 2026-05-11
    listed $179,500 Active

    Show marketing remark (630 chars)

    If you are looking for a sensible home with great natural light, this first-floor 1-bedroom unit delivers. The floor plan is clean and uncomplicated, offering a spacious living room and a bedroom with plenty of room for essentials. Situated in a classic, landscaped brick complex, the property is easy to maintain. The all-in maintenance fee covers the essentials—taxes, heat, and exterior care—allowing for predictable monthly budgeting. Conveniently positioned near transit and Wagner College, it offers a functional home base in a central Staten Island location. Pet policy is cats only. Board approval is required.

16. 2025-12-29
    status Pending
17. 2025-12-29
    historical
18. 2025-10-22
    price $179,500
19. 2025-09-29
    status Active
20. 2025-07-29
    status Pending
21. 2025-07-11
    historical Contingent
22. 2025-06-23
    price $184,500
23. 2025-05-02
    status Active
24. 2025-02-26
    status Pending
25. 2025-02-24
    historical Contingent
26. 2025-02-07
    status Active
27. 2025-02-01
    historical Contingent
28. 2025-01-17
    status Active
29. 2025-01-09
    historical Contingent
30. 2024-08-26
    status Active
31. 2024-08-22
    historical Contingent
32. 2024-05-31
    listed $189,000 Active
33. 2024-05-17
    historical
34. 2016-02-17
    historical
35. 2014-11-28
    historical
36. 2011-01-11
    listed $149,999
37. 2002-07-03
    soldstatus $65,000
38. 2002-02-26
    listed $64,900
39. 2000-05-15
    listed $44,900

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% 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: $28,368
• − Mortgage interest: −$10,055
• − Property taxes: −$2,692
• − Insurance: −$898
• − Repairs & maintenance: −$2,269
• − Management: −$2,269
• − HOA: −$8,640
• − Depreciation: −$5,222
• Taxable loss: −$3,678
• Est. tax savings @ 24.0%: +$883
• After-tax cash flow: $-233/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): 41,052
• Household income: $85,609
• Rent vs Own: 54.2% rent · 45.8% own
• Severe rent burden: 2008.0

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: White 37% Hispanic / Latino 29% Black 23% Two or more races 16% Asian 7%
• Hispanic origin (detail): Mexican 5% Puerto Rican 10% Cuban 2% Dominican 6%
• Common ancestry: Romanian 3% Scotch-Irish 2% Italian 1%
• Foreign-born: 22% · Canada, China, Jamaica
• Languages at home: 68% English-only · Spanish 16% Other Indo-European 5% Russian/Polish/Slavic 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: ▼ -407.37%
• Current HPI: 319.0616
• Rent YoY: ▲ 6.07%
• 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

+299.8% since first listed

26 events — show timeline

• 2026-05-11 Listed $179,500 SIBORMLS
• 2026-05-11 Listed $179,500 BNYMLS
• 2025-12-29 Pending — SIBORMLS
• 2025-12-29 Listing Removed — SIBORMLS
• 2025-10-22 Price Changed $179,500 SIBORMLS
• 2025-09-29 Relisted — SIBORMLS
• 2025-07-29 Pending — SIBORMLS
• 2025-07-11 Contingent — SIBORMLS
• 2025-06-23 Price Changed $184,500 SIBORMLS
• 2025-05-02 Relisted — SIBORMLS
• 2025-02-26 Pending — SIBORMLS
• 2025-02-24 Contingent — SIBORMLS
• 2025-02-07 Relisted — SIBORMLS
• 2025-02-01 Contingent — SIBORMLS
• 2025-01-17 Relisted — SIBORMLS
• 2025-01-09 Contingent — SIBORMLS
• 2024-08-26 Relisted — SIBORMLS
• 2024-08-22 Contingent — SIBORMLS
• 2024-05-31 Listed $189,000 SIBORMLS
• 2024-05-17 Coming Soon — SIBORMLS
• 2016-02-17 Listing Removed — SIBORMLS
• 2014-11-28 Listing Removed — SIBORMLS
• 2011-01-11 Listed $149,999 SIBORMLS
• 2002-07-03 Sold (MLS) $65,000 SIBORMLS
• 2002-02-26 Listed $64,900 SIBORMLS
• 2000-05-15 Listed $44,900 SIBORMLS