95 Ann St · New York, NY 10302

$638,888

8 bd · 2.0 ba · 2,092 sqft · MultiFamily public records · 20 Days on market

Built 1915 2,923 sqft lot

---

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 +14.8/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• DSCR +4.5/10.0
• Livability +3.8/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• 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

INVESTORS DELIGHT! Newly renovated 2 family detached colonial in Port Richmond area of Staten Island. 1st Floor unit features 3 bedrooms with fully tiled bath , brand new kitchen with stainless steel appliances, new cabinets and flooring. 1st floor also has access to full unfinished basement and back yard. 2nd floor duplex unit also fully renovated with 4 bedrooms across 2 floors including walk up attic. Conveniently located near shopping and transportation.

Key facts

• Fully tiled bath
• Fully renovated
• Back yard

Tags

• FULLY TILED BATH
• BRAND NEW KITCHEN
• STAINLESS STEEL APPLIANCES
• NEW CABINETS
• BACK YARD
• FULLY RENOVATED

What this means for you Summary

Snapshot

• This is a 1×3bd/1.0ba + 1×4bd/1.0ba units multifamily listed at $639k.

Deal economics

• At list price, monthly cash flow is $177 ($2k/yr) — positive. Per door: $89/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 $537k (16.0% below list).
• Recommended offer: $537k (16.0% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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 51 Edwin Markham (math 54% / reading 74%, grade A-, #121 of 729 statewide, top 17%, 1,205 students, 77% FRL); Midwood High School (math 94% / reading 96%, grade A+, #83 of 1,100 statewide, top 8%, 4,062 students, 73% FRL).
• Market conditions: 69 active listings in the ZIP; 480 units permitted in Richmond County in 2024 (22 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $19k 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 20 days — a 2% lower offer ($629k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 20y 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 $500k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• 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 $536,800 (16.0% 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 1915 — 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. 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?
8. 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.
9. 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.
10. 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: 0.84% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.19%
• DSCR: 1.05
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -14.4%
• Equity multiple: 0.48×
• Total profit: $-92,373
• Equity at exit: $95,260

10-year hold

• IRR: -5.7%
• Equity multiple: 0.63×
• Total profit: $-66,448
• Equity at exit: $55,239

Cash invested: $178,889 (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 10302

• Home prices YoY: -31.0%
• Active inventory: 69
• Price-to-rent: 20.4×

Monthly cashflow live

• Estimated rent: $5,368 high
• Mortgage (P&I): −$3,350
• Tax from tax record: −$447 /mo · $5,362/yr
• Insurance: −$266
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,127
• Net cashflow: $177

Break-even live

Break-even rent $5,144

Max offer price $638,888

Occupancy floor 92%

Sensitivity live

Price	-10% $539	-5% $358	+0% $177	+5% $-4	+10% $-184
Rent	-10% $-247	-5% $-35	+0% $177	+5% $389	+10% $601
Rate	-1.0pp $499	-0.5pp $340	base $177	+0.5pp $12	+1.0pp $-157

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

Units	Beds	Baths	Est. rent
1× unit	3	1	$2,605
1× unit	4	1	$2,763
Total (2 units)			$5,368

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: $159,722
• Closing costs: $19,167
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-04-22
   status Pending
2. 2026-04-01
   listed $638,888 Active
3. 2021-05-17
   soldstatus $500,000
4. 2020-11-19
   historical
5. 2020-06-25
   status Active
6. 2020-06-07
   historical
7. 2019-12-06
   listed $499,999 Active
8. 2019-02-05
   soldstatus $255,000
9. 2016-02-17
   historical
10. 2015-04-20
    soldstatus $415,000
11. 2015-02-24
    historical
12. 2014-12-13
    historical
13. 2014-09-26
    listed $299,999
14. 2014-01-14
    soldstatus $195,000
15. 2014-01-07
    soldstatus $190,000
16. 2012-01-10
    listed $199,000
17. 2010-10-31
    listed $299,999
18. 2006-05-08
    listed $499,000
19. 2004-12-20
    soldstatus $379,900
20. 2004-08-09
    soldstatus $150,000
21. 1991-02-15
    soldstatus $20,000

ⓘ 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: $5,362 · $447/mo
• Projected year-2 tax: $8,080 · $673/mo
• Expected delta: +$2,717/yr (+$226/mo · 50.7%)

ⓘ 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 ≥97°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 · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $64,416
• − Mortgage interest: −$35,788
• − Property taxes: −$5,362
• − Insurance: −$3,194
• − Repairs & maintenance: −$5,153
• − Management: −$5,153
• − Depreciation: −$18,586
• Taxable loss: −$8,821
• Est. tax savings @ 24.0%: +$2,117
• After-tax cash flow: $4,244/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
• City population: 7,731,280
• Population (ZIP): 19,693

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 0.69)
• Race & ethnicity: Hispanic / Latino 43% White 27% Black 21% Two or more races 15% Asian 6% Native American 2%
• Hispanic origin (detail): Mexican 23% Puerto Rican 11% Dominican 4%
• Common ancestry: Lithuanian 1% Romanian 1% Portuguese 1%
• Foreign-born: 28% · Canada, China, Jamaica
• Languages at home: 58% English-only · Spanish 29% Other Indo-European 3% Arabic 2%

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: ▼ -153.26%
• Current HPI: 340.4458
• Rent YoY: —
• Metro: —
• 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

+3094.4% since first listed

21 events — show timeline

• 2026-04-22 Pending — SIBORMLS
• 2026-04-01 Listed $638,888 SIBORMLS
• 2021-05-17 Sold (Public Records) $500,000 Public Records
• 2020-11-19 Listing Removed — SIBORMLS
• 2020-06-25 Relisted — SIBORMLS
• 2020-06-07 Listing Removed — SIBORMLS
• 2019-12-06 Listed $499,999 SIBORMLS
• 2019-02-05 Sold (Public Records) $255,000 Public Records
• 2016-02-17 Listing Removed — SIBORMLS
• 2015-04-20 Sold (Public Records) $415,000 Public Records
• 2015-02-24 Listing Removed — SIBORMLS
• 2014-12-13 Listing Removed — SIBORMLS
• 2014-09-26 Listed $299,999 SIBORMLS
• 2014-01-14 Sold (Public Records) $195,000 Public Records
• 2014-01-07 Sold (MLS) $190,000 SIBORMLS
• 2012-01-10 Listed $199,000 SIBORMLS
• 2010-10-31 Listed $299,999 SIBORMLS
• 2006-05-08 Listed $499,000 SIBORMLS
• 2004-12-20 Sold (Public Records) $379,900 Public Records
• 2004-08-09 Sold (Public Records) $150,000 Public Records
• 1991-02-15 Sold (Public Records) $20,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $5,362 · +4.5% YoY. Source: county tax records.