154 Weed Ave · New York, NY 10306

$1,250,000

12 bd · 4.8 ba · 3,120 sqft · MultiFamily public records · 33 Days on market

Built 1931 6,666 sqft lot

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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 +16.0/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Schools +5.0/10.0
• 1% rule +4.1/10.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• 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: 4 units. confirmed

Listing remarks MLS

EXCELLENT INVESTMENT OPPORTUNITY 4 FAMILY BUILDING IN THE HEART OF NEW DORP, ZONE X, NO FLOOD INSURANCE REQUIRED. FEATURING A LARGE PROPERTY WITH FRONT AND BACK YARD SPACE, 3 BEDROOM APARTMENT, 2 BEDROOM APARTMENT, 2x1 BEDROOM APARTMENTs, FULL FINISHED BASEMENT WITH 3 BEDROOMS, FULL BATH AND SEPARATE ENTRANCE, BIG FINISHED ATTIC & MUCH MORE !

Key facts

• Large lot
• Abundant parking
• 6,666 sq ft lot

Tags

• FULLY DETACHED PROPERTY
• LARGE LOT
• ABUNDANT PARKING
• NO FLOOD INSURANCE REQUIREMENT
• HIGHLY DESIRABLE NEIGHBORHOOD

Property features AI

Finance

• Other: Zoning: R3-1
• Financial info: Financing options may include bank mortgage, cash, or exchange consideration; Monthly utility expense listed (approximate): $298

Exterior

• Parking: Private drive; Designated parking area
• Utilities: 220V electric service; Gas hot water; Gas heating; Hot water heat delivery
• Home design: Detached residential building; Pitched roof; Stucco exterior; Wood frame construction; Four total units
• Construction: Built on poured concrete foundation; Wood frame with stucco finish; Pitched roof
• Exterior features: Front and back yards

Interior

• Bedrooms: Unit 1: 3 bedrooms (first floor); Unit 2: 1 bedroom (first floor); Unit 3: 1 bedroom (second floor); Unit 4: 3 bedrooms (second floor)
• Flooring: Hardwood floors throughout
• Bathrooms: Five full bathrooms total; Each unit includes one full bathroom
• Heating & cooling: Hot water heat; Gas-fired heating and hot water; 220V electric service
• Interior features: Finished full basement with separate entrance and walk-in access; Hardwood floors

What this means for you Summary

Snapshot

• This is a 4 × 3-bed/1.2-bath units multifamily listed at $1.25M.

Deal economics

• At list price, monthly cash flow is $624 ($7k/yr) — positive. Per door: $156/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.13M (9.4% below list).
• Recommended offer: $1.13M (9.4% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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 2 George L Egbert (math 40% / reading 65%, grade C+, #235 of 729 statewide, top 33%, 934 students, 74% 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 (+1.2%/yr); 311 active listings in the ZIP; solid renter incomes; 480 units permitted in Richmond County in 2024 (22 in 5+ unit buildings).
• At $11,328/mo this rent would consume 140% of the median local household income ($97k/yr) (locally 2004% 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 $9k of loan paydown is wiped out by about $38k 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 33 days — a 3% lower offer ($1.21M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y 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 $840k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1931 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 65% 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 $1,132,800 (9.4% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
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. Built in 1931 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.91% ✗
• Cap rate: 6.89%
• Cash-on-cash: 2.14%
• DSCR: 1.10
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.22% rent growth · sell at horizon

5-year hold

• IRR: -14.9%
• Equity multiple: 0.48×
• Total profit: $-182,760
• Equity at exit: $186,379

10-year hold

• IRR: -9.4%
• Equity multiple: 0.47×
• Total profit: $-186,976
• Equity at exit: $108,077

Cash invested: $350,000 (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 10306

• Rents YoY: 1.2%
• Active inventory: 311
• Price-to-rent: 36.8×

Monthly cashflow live

• Estimated rent: $11,328 medium
• Mortgage (P&I): −$6,555
• Tax from tax record: −$1,249 /mo · $14,988/yr
• Insurance: −$521
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,379
• Net cashflow: $624

Break-even live

Break-even rent $10,538

Max offer price $1,250,000

Occupancy floor 89%

Sensitivity live

Price	-10% $1,332	-5% $978	+0% $624	+5% $270	+10% $-83
Rent	-10% $-271	-5% $177	+0% $624	+5% $1,072	+10% $1,519
Rate	-1.0pp $1,254	-0.5pp $942	base $624	+0.5pp $300	+1.0pp $-29

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

Units	Beds	Baths	Est. rent
▸ 4× units	3	1.2	$11,328
Total (4 units)			$11,328

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: $312,500
• Closing costs: $37,500
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-05-13
   status Pending
2. 2026-04-10
   listed $1,250,000 Active
3. 2023-10-22
   historical
4. 2023-04-19
   price $1,200,000
5. 2022-10-21
   listed $1,249,000 Active
6. 2017-04-05
   soldstatus $840,000
7. 2017-03-21
   soldstatus $840,000 Closed 348-char remark

   Show marketing remark (348 chars)

   EXCELLENT INVESTMENT OPPORTUNITY 4 FAMILY BUILDING IN THE HEART OF NEW DORP, ZONE X, NO FLOOD INSURANCE REQUIRED. FEATURING A LARGE PROPERTY WITH FRONT AND BACK YARD SPACE, 3 BEDROOM APARTMENT, 2 BEDROOM APARTMENT, 2x1 BEDROOM APARTMENTs, FULL FINISHED BASEMENT WITH 3 BEDROOMS, FULL BATH AND SEPARATE ENTRANCE, BIG FINISHED ATTIC & MUCH MORE !

8. 2016-11-02
   status Pending 348-char remark

   Show marketing remark (348 chars)

   EXCELLENT INVESTMENT OPPORTUNITY 4 FAMILY BUILDING IN THE HEART OF NEW DORP, ZONE X, NO FLOOD INSURANCE REQUIRED. FEATURING A LARGE PROPERTY WITH FRONT AND BACK YARD SPACE, 3 BEDROOM APARTMENT, 2 BEDROOM APARTMENT, 2x1 BEDROOM APARTMENTs, FULL FINISHED BASEMENT WITH 3 BEDROOMS, FULL BATH AND SEPARATE ENTRANCE, BIG FINISHED ATTIC & MUCH MORE !

9. 2016-10-07
   historical 348-char remark

   Show marketing remark (348 chars)

   EXCELLENT INVESTMENT OPPORTUNITY 4 FAMILY BUILDING IN THE HEART OF NEW DORP, ZONE X, NO FLOOD INSURANCE REQUIRED. FEATURING A LARGE PROPERTY WITH FRONT AND BACK YARD SPACE, 3 BEDROOM APARTMENT, 2 BEDROOM APARTMENT, 2x1 BEDROOM APARTMENTs, FULL FINISHED BASEMENT WITH 3 BEDROOMS, FULL BATH AND SEPARATE ENTRANCE, BIG FINISHED ATTIC & MUCH MORE !

10. 2016-09-30
    listed $849,900 Active 348-char remark

    Show marketing remark (348 chars)

    EXCELLENT INVESTMENT OPPORTUNITY 4 FAMILY BUILDING IN THE HEART OF NEW DORP, ZONE X, NO FLOOD INSURANCE REQUIRED. FEATURING A LARGE PROPERTY WITH FRONT AND BACK YARD SPACE, 3 BEDROOM APARTMENT, 2 BEDROOM APARTMENT, 2x1 BEDROOM APARTMENTs, FULL FINISHED BASEMENT WITH 3 BEDROOMS, FULL BATH AND SEPARATE ENTRANCE, BIG FINISHED ATTIC & MUCH MORE !

11. 2006-01-20
    soldstatus $725,000
12. 2004-10-15
    soldstatus $725,000
13. 2004-05-07
    listed $789,000
14. 1994-08-24
    soldstatus $136,000

ⓘ 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: $14,988 · $1,249/mo
• Projected year-2 tax: $18,057 · $1,505/mo
• Expected delta: +$3,068/yr (+$256/mo · 20.5%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 72% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $135,936
• − Mortgage interest: −$70,019
• − Property taxes: −$14,988
• − Insurance: −$6,250
• − Repairs & maintenance: −$10,875
• − Management: −$10,875
• − Depreciation: −$36,364
• Taxable loss: −$13,435
• Est. tax savings @ 24.0%: +$3,224
• After-tax cash flow: $10,714/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): 57,428
• Household income: $96,866
• Rent vs Own: 30.7% rent · 69.3% own
• Severe rent burden: 2004.0

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 0.56)
• Race & ethnicity: White 62% Hispanic / Latino 17% Asian 15% Two or more races 8% Black 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 10% Cuban 1%
• Common ancestry: Romanian 4% Scotch-Irish 3% Subsaharan African 3%
• Foreign-born: 25% · China, Canada
• Languages at home: 64% English-only · Chinese 10% Russian/Polish/Slavic 9% Spanish 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: ▼ -708.23%
• Current HPI: 306.5101
• Rent YoY: ▲ 1.22%
• 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

+819.1% since first listed

14 events — show timeline

• 2026-05-13 Pending — BNYMLS
• 2026-04-10 Listed $1,250,000 BNYMLS
• 2023-10-22 Listing Removed — SIBORMLS
• 2023-04-19 Price Changed $1,200,000 SIBORMLS
• 2022-10-21 Listed $1,249,000 SIBORMLS
• 2017-04-05 Sold (Public Records) $840,000 Public Records
• 2017-03-21 Sold (MLS) $840,000 SIBORMLS
• 2016-11-02 Pending — SIBORMLS
• 2016-10-07 Listing Removed — SIBORMLS
• 2016-09-30 Listed $849,900 SIBORMLS
• 2006-01-20 Sold (Public Records) $725,000 Public Records
• 2004-10-15 Sold (MLS) $725,000 SIBORMLS
• 2004-05-07 Listed $789,000 SIBORMLS
• 1994-08-24 Sold (Public Records) $136,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $14,988 · +3.3% YoY. Source: county tax records.