36 Hamilton Ave Unit 2a · New York, NY 10301

$264,900

1 bd · 1.0 ba · 750 sqft · Condo · 83 Days on market

Built 1963

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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).

• ARV discount +7.5/15.0
• Cash flow +7.4/30.0
• 1% rule +5.1/10.0
• Schools +5.0/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this fabulous one-bedroom home featuring a spacious king-size bedroom and generous wall-to-wall closets with minutes to the ferry. A welcoming foyer leads into a bright and airy combination living and dining area, perfect for both relaxing and entertaining. Enjoy beautiful wood floors throughout, adding warmth and elegance to every room. Close to all transportation, stores and restaurants. The HOA offers exceptional value, including access to a summer roof deck, a tranquil garden, and one indoor heated garage space. Monthly fees also conveniently cover taxes, heat, gas, and hot water! Making for truly effortless living.

Key facts

• Summer roof deck
• Wood floors
• King-size bedroom

Tags

• KING-SIZE BEDROOM
• WALL-TO-WALL CLOSETS
• WOOD FLOORS
• SUMMER ROOF DECK
• TRANQUIL GARDEN
• INDOOR HEATED GARAGE SPACE

Property features AI

Finance

• Other: Directions: St Marks Place; Unparsed address: 36 Hamilton Avenue Unit 2a, Staten Island, NY 10301
• Financial info: Information not provided
• HOA & community: Has association (Maxwell Kates); Monthly association fees include taxes, snow removal, sewer, outside maintenance, water, and gas; Association amenities include a health club

Exterior

• Parking: Attached garage (1 space); Covered parking; On-street parking
• Security: Information not provided
• Utilities: 220-volt electric service
• Home design: 6-story building; Approximate year built
• Construction: Brick construction
• Exterior features: Brick exterior; Lot approximately 0.02 acres; Zoned R3-2

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: Information not provided
• Flooring: Information not provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Hot water heating; Cooling units
• Interior features: Excellent condition; Dishwasher; Microwave; Refrigerator; Central air (unit-based)
• Laundry & utility: Information not provided

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $265k.

Deal economics

• At list price, monthly cash flow is $-338 ($-4k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $265k).
• Recommended offer: $249k (6.0% below list) — sets the bar for market timing.
• Cap rate 4.8% 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 (+6.1%/yr); 263 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 480 units permitted in Richmond County in 2024 (22 in 5+ unit buildings).
• This rent runs 37% of the median local income ($86k/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 $2k of loan paydown is wiped out by about $8k 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 83 days — a 6% lower offer ($249k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 28y ago; this cycle's ask has dropped $14k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: major wind risk, 52% 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 $249,006 (6.0% 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 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 1.01% ✓
• Cap rate: 4.76%
• Cash-on-cash: -5.46%
• DSCR: 0.76
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.07% rent growth · sell at horizon

5-year hold

• IRR: -20.8%
• Equity multiple: 0.25×
• Total profit: $-55,538
• Equity at exit: $39,497

10-year hold

• IRR: -6.7%
• Equity multiple: 0.50×
• Total profit: $-37,307
• Equity at exit: $22,904

Cash invested: $74,172 (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 10301

• Rents YoY: 6.1%
• Active inventory: 263
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,663 medium
• Mortgage (P&I): −$1,389
• Tax est. 1.5%: −$331 /mo · $3,974/yr
• Insurance: −$110
• HOA est. from 3 same-building comps: −$611
• Vacancy / Maint / Mgmt: −$559
• Net cashflow: $-338

Break-even live

Break-even rent $3,091

Max offer price $216,036

Occupancy floor —

Sensitivity live

Price	-10% $-155	-5% $-246	+0% $-338	+5% $-429	+10% $-521
Rent	-10% $-548	-5% $-443	+0% $-338	+5% $-232	+10% $-127
Rate	-1.0pp $-204	-0.5pp $-270	base $-338	+0.5pp $-406	+1.0pp $-476

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: $66,225
• Closing costs: $7,947
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
430 Saint Marks Pl Unit 3b Staten Island, NY	2.0	1.0	885	$3,200	$3.62	25d	1	0.41mi
0 Victory Blvd Unit 1 FL Staten Island, NY	2.0	1.0	900	$2,500	$2.78	25d	1	0.56mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: watergas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $264,900 Active 83 DOM
2. 2026-06-17
   days on market $264,900 Active 82 DOM
3. 2026-06-15
   days on market $264,900 Active 80 DOM
4. 2026-06-13
   days on market $264,900 Active 78 DOM
5. 2026-06-10
   days on market $264,900 Active 74 DOM
6. 2026-06-08
   days on market $264,900 Active 73 DOM
7. 2026-06-08
   days on market $264,900 Active 72 DOM
8. 2026-06-04
   days on market $264,900 Active 69 DOM
9. 2026-06-03
   days on market $264,900 Active 68 DOM
10. 2026-06-01
    days on market $264,900 Active 66 DOM
11. 2026-05-31
    days on market $264,900 Active 65 DOM
12. 2026-05-22
    price $264,900 638-char remark

    Show marketing remark (638 chars)

    Welcome to this fabulous one-bedroom home featuring a spacious king-size bedroom and generous wall-to-wall closets with minutes to the ferry. A welcoming foyer leads into a bright and airy combination living and dining area, perfect for both relaxing and entertaining. Enjoy beautiful wood floors throughout, adding warmth and elegance to every room. Close to all transportation, stores and restaurants. The HOA offers exceptional value, including access to a summer roof deck, a tranquil garden, and one indoor heated garage space. Monthly fees also conveniently cover taxes, heat, gas, and hot water! Making for truly effortless living.

13. 2026-05-22
    price $264,900

    Show marketing remark (638 chars)

    Welcome to this fabulous one-bedroom home featuring a spacious king-size bedroom and generous wall-to-wall closets with minutes to the ferry. A welcoming foyer leads into a bright and airy combination living and dining area, perfect for both relaxing and entertaining. Enjoy beautiful wood floors throughout, adding warmth and elegance to every room. Close to all transportation, stores and restaurants. The HOA offers exceptional value, including access to a summer roof deck, a tranquil garden, and one indoor heated garage space. Monthly fees also conveniently cover taxes, heat, gas, and hot water! Making for truly effortless living.

14. 2026-04-22
    listed $279,000 Active 638-char remark

    Show marketing remark (638 chars)

    Welcome to this fabulous one-bedroom home featuring a spacious king-size bedroom and generous wall-to-wall closets with minutes to the ferry. A welcoming foyer leads into a bright and airy combination living and dining area, perfect for both relaxing and entertaining. Enjoy beautiful wood floors throughout, adding warmth and elegance to every room. Close to all transportation, stores and restaurants. The HOA offers exceptional value, including access to a summer roof deck, a tranquil garden, and one indoor heated garage space. Monthly fees also conveniently cover taxes, heat, gas, and hot water! Making for truly effortless living.

15. 2026-03-27
    listed $279,000 Active
16. 2016-02-17
    historical
17. 1998-04-02
    listed $42,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 52% 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: $31,959
• − Mortgage interest: −$14,839
• − Property taxes: −$3,974
• − Insurance: −$1,324
• − Repairs & maintenance: −$2,557
• − Management: −$2,557
• − HOA: −$7,332
• − Depreciation: −$7,706
• Taxable loss: −$8,329
• Est. tax savings @ 24.0%: +$1,999
• After-tax cash flow: $-2,053/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): 41,052
• Household income: $85,609
• Rent vs Own: 54.2% rent · 45.8% own
• Severe rent burden: 2008.0

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 0.72)
• Race & ethnicity: White 37% Hispanic / Latino 29% Black 23% Two or more races 16% Asian 7%
• Hispanic origin (detail): Mexican 5% Puerto Rican 10% Cuban 2% Dominican 6%
• Common ancestry: Romanian 3% Scotch-Irish 2% Italian 1%
• Foreign-born: 22% · Canada, China, Jamaica
• Languages at home: 68% English-only · Spanish 16% Other Indo-European 5% Russian/Polish/Slavic 3%

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: ▼ -407.37%
• Current HPI: 319.0616
• Rent YoY: ▲ 6.07%
• 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

+530.7% since first listed

6 events — show timeline

• 2026-05-22 Price Changed $264,900 BNYMLS
• 2026-05-22 Price Changed $264,900 SIBORMLS
• 2026-04-22 Listed $279,000 BNYMLS
• 2026-03-27 Listed $279,000 SIBORMLS
• 2016-02-17 Listing Removed — SIBORMLS
• 1998-04-02 Listed $42,000 SIBORMLS