12 Temple Ct · New York, NY 10314

$399,999

2 bd · 1.5 ba · 1,348 sqft · SingleFamily public records · 147 Days on market

Built 1989 767 sqft lot Est $718k · 44% under $60/mo HOA · 2% of rent

---

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).

• ARV discount +15.0/15.0
• Cash flow +12.2/30.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• DSCR +3.6/10.0
• Rent growth +3.5/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MINT,LG EIK,CLOSE TO TRANSP. PERFECT FOR SMALL FAMILY. WHY PAY RENT ALL NEW APPLIANCES. BRING ALL OFFERS. SHOW & SELL Level 1: B: SLAB L1: FOYER,FAM RM,1/2 BATH,GR STEPS UP TO 2ND LV L2: LR/DR COMBO,HUGE EIK,LAUNDRY RM L3: BR,MBR,FULL BATH

Key facts

• Garage
• Built 1989
• Listed 146 days

Property features AI

Finance

• HOA & community: GOTHAM association with $60 monthly fee

Exterior

• Parking: Garage with 1 space (attached: no)
• Utilities: 220-volt electric
• Home design: 3 stories; Good condition; Zoned R3A
• Construction: Stone and vinyl siding exterior; Approximately built (year not specified)
• Exterior features: Off-street parking; On-street parking

Interior

• Kitchen: Refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Central air; Refrigerator included

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $-83 ($-990/yr) — negative.
• To cash-flow at today's rent, offer at most $385k (3.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $329k (17.7% below list).
• Recommended offer: $329k (17.7% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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 72 Rocco Laurie (math 47% / reading 65%, grade B-, #205 of 729 statewide, top 29%, 1,449 students, 66% 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 (+3.9%/yr); 490 active listings in the ZIP; solid renter incomes; 480 units permitted in Richmond County in 2024 (22 in 5+ unit buildings).
• This rent runs 38% of the median local income ($105k/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 $3k of loan paydown is wiped out by about $12k 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 147 days — a 12% lower offer ($352k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 28y 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 $123k; list at $400k implies a 225% gain — meaningful room to come down on a strong offer.

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 $329,369 (17.7% 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 147 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.82% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.88%
• DSCR: 0.96
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $718,484
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
81 Church Ave	0.05mi	2/1.5	1,386 (+3%)	2mo	$582,000	$420	91
33 Church Ave	0.03mi	3/1.5 (+1)	1,312 (-3%)	8mo	$675,000	$514	83
53 Calvanico Ln	0.15mi	3/2.5 (+1)	1,308 (-3%)	5mo	$685,000	$524	75
46 Calvanico Ln	0.16mi	3/2.5 (+1)	1,223 (-9%)	3mo	$678,500	$555	65
152 Burke Ave	0.08mi	3/2.5 (+1)	1,500 (+11%)	4mo	$800,000	$533	65
3945 Victory Blvd	0.10mi	3/1.0 (+1)	1,200 (-11%)	6mo	$650,000	$542	65
95 Burke Ave	0.07mi	3/3.5 (+1)	1,450 (+8%)	8mo	$823,000	$568	64
131 Ridgeway Ave	0.14mi	3/2.5 (+1)	1,204 (-11%)	5mo	$615,000	$511	63
18 Calvanico Ln	0.20mi	3/2.5 (+1)	1,202 (-11%)	3mo	$650,000	$541	61
124 Riche Ave	0.19mi	3/2.0 (+1)	1,196 (-11%)	6mo	$760,000	$635	60
14 Prices Ln	0.24mi	3/2.5 (+1)	1,476 (+10%)	10mo	$755,000	$512	56
52 Wild Ave	0.26mi	3/3.5 (+1)	1,440 (+7%)	12mo	$720,000	$500	54

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 · 3.93% rent growth · sell at horizon

5-year hold

• IRR: -16.7%
• Equity multiple: 0.40×
• Total profit: $-66,961
• Equity at exit: $59,641

10-year hold

• IRR: -7.0%
• Equity multiple: 0.54×
• Total profit: $-52,066
• Equity at exit: $34,585

Cash invested: $112,000 (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 10314

• Rents YoY: 3.9%
• Active inventory: 490
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $3,294 medium
• Mortgage (P&I): −$2,098
• Tax from tax record: −$360 /mo · $4,323/yr
• Insurance: −$167
• HOA: −$60
• Vacancy / Maint / Mgmt: −$692
• Net cashflow: $-83

Break-even live

Break-even rent $3,398

Max offer price $385,422

Occupancy floor 98%

Sensitivity live

Price	-10% $144	-5% $31	+0% $-83	+5% $-196	+10% $-309
Rent	-10% $-343	-5% $-213	+0% $-83	+5% $48	+10% $178
Rate	-1.0pp $119	-0.5pp $19	base $-83	+0.5pp $-186	+1.0pp $-292

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $60 · $720/yr

Listing history 7 events

1. 2026-06-01
   days on market $399,999 Active 147 DOM
2. 2026-05-31
   days on market $399,999 Active 146 DOM
3. 2026-01-05
   listed $399,999 Active
4. 1998-06-16
   soldstatus $123,000
5. 1998-05-28
   soldstatus $117,000 247-char remark

   Show marketing remark (247 chars)

   MINT,LG EIK,CLOSE TO TRANSP. PERFECT FOR SMALL FAMILY. WHY PAY RENT ALL NEW APPLIANCES. BRING ALL OFFERS. SHOW & SELL Level 1: B: SLAB L1: FOYER,FAM RM,1/2 BATH,GR STEPS UP TO 2ND LV L2: LR/DR COMBO,HUGE EIK,LAUNDRY RM L3: BR,MBR,FULL BATH

6. 1998-01-08
   listed $119,900 247-char remark

   Show marketing remark (247 chars)

   MINT,LG EIK,CLOSE TO TRANSP. PERFECT FOR SMALL FAMILY. WHY PAY RENT ALL NEW APPLIANCES. BRING ALL OFFERS. SHOW & SELL Level 1: B: SLAB L1: FOYER,FAM RM,1/2 BATH,GR STEPS UP TO 2ND LV L2: LR/DR COMBO,HUGE EIK,LAUNDRY RM L3: BR,MBR,FULL BATH

7. 1997-04-03
   soldstatus $108,000

ⓘ 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: $4,323 · $360/mo
• Projected year-2 tax: $5,541 · $462/mo
• Expected delta: +$1,219/yr (+$102/mo · 28.2%)

ⓘ 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 4/10 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: $39,524
• − Mortgage interest: −$22,406
• − Property taxes: −$4,323
• − Insurance: −$2,000
• − Repairs & maintenance: −$3,162
• − Management: −$3,162
• − HOA: −$720
• − Depreciation: −$11,636
• Taxable loss: −$7,885
• Est. tax savings @ 24.0%: +$1,892
• After-tax cash flow: $902/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): 93,915
• Household income: $104,613
• Rent vs Own: 27.1% rent · 72.9% own
• Severe rent burden: 2168.0

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 0.58)
• Race & ethnicity: White 60% Asian 19% Hispanic / Latino 15% Two or more races 8% Black 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 7% Dominican 1%
• Common ancestry: Romanian 4% Scotch-Irish 2% Subsaharan African 1%
• Foreign-born: 28% · Canada, China, South Korea
• Languages at home: 61% English-only · Spanish 9% Chinese 7% Other Indo-European 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: ▼ -553.73%
• Current HPI: 378.3872
• Rent YoY: ▲ 3.93%
• 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

+270.4% since first listed

5 events — show timeline

• 2026-01-05 Listed $399,999 SIBORMLS
• 1998-06-16 Sold (Public Records) $123,000 Public Records
• 1998-05-28 Sold (MLS) $117,000 SIBORMLS
• 1998-01-08 Listed $119,900 SIBORMLS
• 1997-04-03 Sold (Public Records) $108,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $4,323 · +6.0% YoY. Source: county tax records.