47 Arden Ave · New York, NY 10312

$765,000

3 bd · 3.5 ba · 1,940 sqft · MultiFamily public records · 15 Days on market

Built 1999 2,560 sqft lot Est $693k · 10% over $150/mo HOA · 6% of rent

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Why this score? — see what drove the C+ 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 +27.5/30.0
• DSCR +9.6/10.0
• 1% rule +7.1/10.0
• Schools +5.0/10.0
• Rent growth +4.5/5.0
• Livability +3.8/5.0
• ARV discount +2.8/15.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

Attention first time buyers!! Amazing opportunity to own an oversized 2 family townhouse on the South Shore of Staten Island. This home has everything, Hardwood floors, oak banister and railings, ceramic tile, Huge, kitchen with an island and stainless steel alliances. Master suite with a master bathroom and a walk in closet. Washer and Dryer on top floor of the house. Central air condition. Alarm, intercom and cameras! Brand new windows, new trex deck with a hot rub in the backyard. Side entrance to a huge Studio apartment with a large EIK. Don't miss out on this investment.

Key facts

• 2,560 sq ft lot
• Garage
• Built 1999

Property features AI

Finance

• HOA & community: Association with $150 fee covering snow removal and outside maintenance

Exterior

• Parking: Attached 1-car garage; Assigned parking and off-street parking available
• Utilities: 220-volt electric
• Home design: 3-story property; Brick and vinyl siding construction; Property in excellent condition; Approximate year built
• Construction: Brick and vinyl siding exterior
• Exterior features: Lot approximately 0.06 acres with dimensions 16 x 158; Zoned R3-2

Interior

• Bedrooms: Unit 1 has 3 bedrooms (located on level 2)
• Bathrooms: Unit 1 has 3 bathrooms (2 full, 1 three-quarter, 1 half total listed for property)
• Heating & cooling: Natural gas heating with forced air; Has cooling
• Interior features: Central air; Finished basement

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath multifamily listed at $765k.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $765k).
• Recommended offer: $754k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.8% 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 fast (+8.0%/yr); 390 active listings in the ZIP; high-income renter base; 480 units permitted in Richmond County in 2024 (22 in 5+ unit buildings).
• At $9,261/mo this rent would consume 100% 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $214k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($754k) is reasonable based on typical stale-listing flexibility.
• 7 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 $550k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $753,525 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.21% ✓
• Cap rate: 9.83%
• Cash-on-cash: 12.62%
• DSCR: 1.56
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $692,580
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21 Evan Pl	0.74mi	4/1.0 (+1)	2,160 (+11%)	12mo	$772,000	$357	21

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: 7.7%
• Equity multiple: 1.32×
• Total profit: $68,471
• Equity at exit: $114,064

10-year hold

• IRR: 20.9%
• Equity multiple: 3.18×
• Total profit: $467,155
• Equity at exit: $66,143

Cash invested: $214,200 (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: 390
• Price-to-rent: 27.5×

Monthly cashflow live

• Estimated rent: $9,261 medium
• Mortgage (P&I): −$4,012
• Tax from tax record: −$583 /mo · $6,993/yr
• Insurance: −$319
• HOA: −$150
• Vacancy / Maint / Mgmt: −$1,945
• Net cashflow: $2,253

Break-even live

Break-even rent $6,409

Max offer price $765,000

Occupancy floor 71%

Sensitivity live

Price	-10% $2,686	-5% $2,469	+0% $2,253	+5% $2,036	+10% $1,820
Rent	-10% $1,521	-5% $1,887	+0% $2,253	+5% $2,619	+10% $2,985
Rate	-1.0pp $2,638	-0.5pp $2,447	base $2,253	+0.5pp $2,055	+1.0pp $1,853

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$9,260
Total (4 units)			$9,261

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: $191,250
• Closing costs: $22,950
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $150 · $1,800/yr

Listing history 22 events

1. 2026-05-14
   listed $765,000 Active
2. 2026-05-12
   historical $765,000
3. 2026-04-25
   historical
4. 2026-04-13
   price $765,000
5. 2026-03-23
   price $785,000
6. 2026-02-26
   price $749,000
7. 2026-02-20
   listed $695,000 Active
8. 2017-05-18
   soldstatus $550,000 Closed 586-char remark

   Show marketing remark (586 chars)

   Attention first time buyers!! Amazing opportunity to own an oversized 2 family townhouse on the South Shore of Staten Island. This home has everything, Hardwood floors, oak banister and railings, ceramic tile, Huge, kitchen with an island and stainless steel alliances. Master suite with a master bathroom and a walk in closet. Washer and Dryer on top floor of the house. Central air condition. Alarm, intercom and cameras! Brand new windows, new trex deck with a hot rub in the backyard. Side entrance to a huge Studio apartment with a large EIK. Don't miss out on this investment.

9. 2017-04-18
   soldstatus $550,000
10. 2017-03-29
    status Pending 586-char remark

    Show marketing remark (586 chars)

    Attention first time buyers!! Amazing opportunity to own an oversized 2 family townhouse on the South Shore of Staten Island. This home has everything, Hardwood floors, oak banister and railings, ceramic tile, Huge, kitchen with an island and stainless steel alliances. Master suite with a master bathroom and a walk in closet. Washer and Dryer on top floor of the house. Central air condition. Alarm, intercom and cameras! Brand new windows, new trex deck with a hot rub in the backyard. Side entrance to a huge Studio apartment with a large EIK. Don't miss out on this investment.

11. 2016-12-13
    historical 586-char remark

    Show marketing remark (586 chars)

    Attention first time buyers!! Amazing opportunity to own an oversized 2 family townhouse on the South Shore of Staten Island. This home has everything, Hardwood floors, oak banister and railings, ceramic tile, Huge, kitchen with an island and stainless steel alliances. Master suite with a master bathroom and a walk in closet. Washer and Dryer on top floor of the house. Central air condition. Alarm, intercom and cameras! Brand new windows, new trex deck with a hot rub in the backyard. Side entrance to a huge Studio apartment with a large EIK. Don't miss out on this investment.

12. 2016-12-09
    listed $554,999 Active 586-char remark

    Show marketing remark (586 chars)

    Attention first time buyers!! Amazing opportunity to own an oversized 2 family townhouse on the South Shore of Staten Island. This home has everything, Hardwood floors, oak banister and railings, ceramic tile, Huge, kitchen with an island and stainless steel alliances. Master suite with a master bathroom and a walk in closet. Washer and Dryer on top floor of the house. Central air condition. Alarm, intercom and cameras! Brand new windows, new trex deck with a hot rub in the backyard. Side entrance to a huge Studio apartment with a large EIK. Don't miss out on this investment.

13. 2016-02-17
    historical
14. 2010-07-12
    historical
15. 2010-01-20
    listed $479,000
16. 2006-05-08
    soldstatus $500,000
17. 2006-04-10
    soldstatus $500,000
18. 2005-07-19
    listed $519,900
19. 2005-05-31
    historical
20. 2005-02-01
    listed $539,000
21. 2004-05-05
    listed $479,000
22. 2001-11-13
    soldstatus $275,000

ⓘ 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: $6,993 · $583/mo
• Projected year-2 tax: $9,961 · $830/mo
• Expected delta: +$2,968/yr (+$247/mo · 42.4%)

ⓘ 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: $111,132
• − Mortgage interest: −$42,852
• − Property taxes: −$6,993
• − Insurance: −$3,825
• − Repairs & maintenance: −$8,891
• − Management: −$8,891
• − HOA: −$1,800
• − Depreciation: −$22,255
• Taxable income: $15,626
• Est. tax owed @ 24.0%: −$3,750
• After-tax cash flow: $23,285/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

+178.2% since first listed

22 events — show timeline

• 2026-05-14 Listed $765,000 SIBORMLS
• 2026-05-12 Coming Soon $765,000 SIBORMLS
• 2026-04-25 Listing Removed — SIBORMLS
• 2026-04-13 Price Changed $765,000 SIBORMLS
• 2026-03-23 Price Changed $785,000 SIBORMLS
• 2026-02-26 Price Changed $749,000 SIBORMLS
• 2026-02-20 Listed $695,000 SIBORMLS
• 2017-05-18 Sold (MLS) $550,000 SIBORMLS
• 2017-04-18 Sold (Public Records) $550,000 Public Records
• 2017-03-29 Pending — SIBORMLS
• 2016-12-13 Listing Removed — SIBORMLS
• 2016-12-09 Listed $554,999 SIBORMLS
• 2016-02-17 Listing Removed — SIBORMLS
• 2010-07-12 Listing Removed — SIBORMLS
• 2010-01-20 Listed $479,000 SIBORMLS
• 2006-05-08 Sold (Public Records) $500,000 Public Records
• 2006-04-10 Sold (MLS) $500,000 SIBORMLS
• 2005-07-19 Listed $519,900 SIBORMLS
• 2005-05-31 Listing Removed — SIBORMLS
• 2005-02-01 Listed $539,000 SIBORMLS
• 2004-05-05 Listed $479,000 SIBORMLS
• 2001-11-13 Sold (Public Records) $275,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $6,993 · +4.7% YoY. Source: county tax records.