71 Osgood Ave · New York, NY 10304

$499,000

4 bd · 2.0 ba · 1,084 sqft · MultiFamily public records · 28 Days on market

Built 1940 3,000 sqft lot Est $596k · 16% 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 +23.5/30.0
• ARV discount +14.8/15.0
• DSCR +7.6/10.0
• 1% rule +5.3/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +3.0/5.0
• 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

Short sale subject to third-party bank approval. Cash offers only. Drive-by only — no interior access. Property is being sold as-is with all existing violations. Legal two-family currently being utilized as an SRO (single room occupancy) and is occupied.

Key facts

• 3,000 sq ft lot
• Built 1940
• Listed 28 days

Property features AI

Finance

• Other: Annual tax information not included per instructions
• Financial info: Two-unit property

Exterior

• Parking: No attached garage
• Utilities: Electric: 110V; Water and sewer: (not specified)
• Home design: 3-story multifamily building; Approximately 1,100 building area total; Vinyl siding
• Construction: Vinyl siding construction; Year built: Approximate; Property condition: Poor
• Exterior features: Lot approximately 0.07 acres (about 3,000 sq ft); Lot dimensions about 25 x 120; Zoned R3A

Interior

• Bedrooms: Unit 1: 2 bedrooms (level 1); Unit 2: 2 bedrooms (level 2)
• Bathrooms: 1 full bathroom (total)
• Heating & cooling: Natural gas hot water heating
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $499k.

Deal economics

• At list price, monthly cash flow is $929 ($11k/yr) — positive. Per door: $465/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $499k).
• Recommended offer: $492k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: Rents rising (+2.0%/yr); 203 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 480 units permitted in Richmond County in 2024 (22 in 5+ unit buildings).
• At $5,120/mo this rent would consume 86% of the median local household income ($72k/yr) (locally 2401% 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 $3k of loan paydown is wiped out by about $15k 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 28 days — a 2% lower offer ($492k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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 $121k; list at $499k implies a 312% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 61% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $491,515 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.03% ✓
• Cap rate: 8.53%
• Cash-on-cash: 7.98%
• DSCR: 1.36
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $596,200
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
174 Pine Pl	0.26mi	3/1.0 (-1)	1,000 (-8%)	12mo	$550,000	$550	56
273 Clifton Ave	0.73mi	3/4.0 (-1)	1,200 (+11%)	3mo	$655,000	$546	32

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 · 1.99% rent growth · sell at horizon

5-year hold

• IRR: -5.2%
• Equity multiple: 0.81×
• Total profit: $-26,955
• Equity at exit: $74,403

10-year hold

• IRR: 3.3%
• Equity multiple: 1.23×
• Total profit: $31,507
• Equity at exit: $43,144

Cash invested: $139,720 (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 10304

• Rents YoY: 2.0%
• Active inventory: 203
• Price-to-rent: 16.2×

Monthly cashflow live

• Estimated rent: $5,120 medium
• Mortgage (P&I): −$2,617
• Tax from tax record: −$291 /mo · $3,490/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,075
• Net cashflow: $929

Break-even live

Break-even rent $3,944

Max offer price $499,000

Occupancy floor 77%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$5,120
Total (2 units)			$5,120

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: $124,750
• Closing costs: $14,970
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21 Susan Ct Staten Island, NY	3.0	2.5	900	$3,400	$3.78	24d	1	0.30mi
305 Osgood Ave Unit 2 Staten Island, NY	3.0	2.0	1300	$3,200	$2.46	24d	1	0.46mi
97 Greenfield Ave Staten Island, NY	3.0	2.5	1254	$3,400	$2.71	24d	1	0.49mi

Listing history 23 events

1. 2026-06-18
   days on market $499,000 Active 28 DOM
2. 2026-06-17
   days on market $499,000 Active 27 DOM
3. 2026-06-16
   days on market $499,000 Active 26 DOM
4. 2026-06-15
   days on market $499,000 Active 25 DOM
5. 2026-06-13
   days on market $499,000 Active 23 DOM
6. 2026-06-10
   days on market $499,000 Active 19 DOM
7. 2026-06-08
   days on market $499,000 Active 18 DOM
8. 2026-06-08
   days on market $499,000 Active 17 DOM
9. 2026-06-04
   days on market $499,000 Active 14 DOM
10. 2026-06-03
    days on market $499,000 Active 13 DOM
11. 2026-06-02
    days on market $499,000 Active 12 DOM
12. 2026-06-01
    days on market $499,000 Active 11 DOM
13. 2026-05-31
    days on market $499,000 Active 10 DOM
14. 2026-05-21
    listed $499,000 Active
15. 2021-02-04
    status Pending
16. 2019-11-27
    historical
17. 2019-11-27
    historical
18. 2019-11-25
    listed $99,999 Active
19. 2019-06-21
    historical
20. 2019-06-05
    status Active
21. 2019-04-17
    historical
22. 2019-02-05
    listed $349,000 Active
23. 1996-03-21
    soldstatus $121,000

ⓘ 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: $3,490 · $291/mo
• Projected year-2 tax: $5,962 · $497/mo
• Expected delta: +$2,472/yr (+$206/mo · 70.8%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥98°F today · 16 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: $61,440
• − Mortgage interest: −$27,952
• − Property taxes: −$3,490
• − Insurance: −$2,495
• − Repairs & maintenance: −$4,915
• − Management: −$4,915
• − Depreciation: −$14,516
• Taxable income: $3,156
• Est. tax owed @ 24.0%: −$758
• After-tax cash flow: $10,393/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): 45,658
• Household income: $71,561
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 2401.0

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 0.73)
• Race & ethnicity: White 36% Black 25% Hispanic / Latino 24% Asian 13% Two or more races 8% Native American 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 10% Dominican 2%
• Common ancestry: Scotch-Irish 3% Romanian 2% Swiss 2%
• Foreign-born: 32% · Canada, China, Jamaica
• Languages at home: 54% English-only · Spanish 16% Chinese 8% Other Indo-European 5%

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: ▼ -254.93%
• Current HPI: 346.7976
• Rent YoY: ▲ 1.99%
• 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

+312.4% since first listed

10 events — show timeline

• 2026-05-21 Listed $499,000 SIBORMLS
• 2021-02-04 Pending — SIBORMLS
• 2019-11-27 Listing Removed — SIBORMLS
• 2019-11-27 Listing Removed — SIBORMLS
• 2019-11-25 Listed $99,999 SIBORMLS
• 2019-06-21 Listing Removed — SIBORMLS
• 2019-06-05 Relisted — SIBORMLS
• 2019-04-17 Listing Removed — SIBORMLS
• 2019-02-05 Listed $349,000 SIBORMLS
• 1996-03-21 Sold (Public Records) $121,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $3,490 · +7.7% YoY. Source: county tax records.