74 Montgomery Ave · New York, NY 10301

$859,000

9 bd · 9.0 ba · 1,968 sqft · MultiFamily public records · 28 Days on market

Built 1930 1,700 sqft lot Est $807k · 6% over

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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
• Schools +5.0/10.0
• DSCR +4.9/10.0
• ARV discount +4.6/15.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• 1% rule +3.3/10.0
• 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: 3 units. confirmed

Listing remarks MLS

Excellent investment opportunity in Staten Island! This spacious 3-family property is perfect for buyers looking to generate strong rental income. Tenants pays all utilities. Each unit features a comfortable layout with 1 bedroom, 1 full bathroom, a living/dining area, and kitchen. The property also includes a fully finished basement. Situated just minutes from the Staten Island Ferry, commuting to Manhattan is quick and convenient. Close to shopping, restaurants, schools, parks, and public transportation, this property offers both accessibility and everyday convenience. Well maintained and full of potential, this home is ideal for those seeking a valuable income-producing property in a highly convenient location.

Key facts

• Close to parks
• Close to restaurants
• Close to schools

Tags

• 3-FAMILY PROPERTY
• FULLY FINISHED BASEMENT
• CLOSE TO SHOPPING
• CLOSE TO RESTAURANTS
• CLOSE TO SCHOOLS
• CLOSE TO PARKS

Property features AI

Finance

• Financial info: Three-unit building with rental income: one unit listed at $2,200/month and another at $1,800/month

Exterior

• Parking: On-street parking
• Utilities: 220-volt electric service
• Home design: 3-story multi-family building; Zoned R5
• Construction: Brick and stucco construction; Built approximately (year approximate); Building area about 1,968 total
• Exterior features: Small urban lot roughly 20' x 85'; Lot approximately 0.04 acres

Interior

• Bedrooms: Three 1-bedroom units (one bedroom per unit)
• Bathrooms: Three full bathrooms (one per unit)
• Heating & cooling: Natural gas heating
• Interior features: Finished basement

What this means for you Summary

Snapshot

• This is a 3 × 1-bed/1-bath units multifamily listed at $859k.

Deal economics

• At list price, monthly cash flow is $428 ($5k/yr) — positive. Per door: $143/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 $715k (16.8% below list).
• Recommended offer: $715k (16.8% 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.
• Market conditions: Rents rising fast (+6.1%/yr); 263 active listings in the ZIP; solid renter incomes; 480 units permitted in Richmond County in 2024 (22 in 5+ unit buildings).
• At $7,151/mo this rent would consume 100% of the median local household income ($86k/yr) (locally 2008% 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 $6k of loan paydown is wiped out by about $26k 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 28 days — a 2% lower offer ($846k) is reasonable based on typical stale-listing flexibility.
• 6 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 $650k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 51% 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 $715,100 (16.8% 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 1930 — 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: 0.83% ✗
• Cap rate: 6.89%
• Cash-on-cash: 2.13%
• DSCR: 1.09
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $806,880
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37 Crescent Ave	0.37mi	8/2.0 (-1)	2,205 (+12%)	10mo	$560,000	$254	34
226 Benziger Ave	0.41mi	9/4.0	2,258 (+15%)	16mo	$925,000	$410	23

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 · 6.07% rent growth · sell at horizon

5-year hold

• IRR: -9.9%
• Equity multiple: 0.63×
• Total profit: $-89,524
• Equity at exit: $128,080

10-year hold

• IRR: 2.8%
• Equity multiple: 1.23×
• Total profit: $55,277
• Equity at exit: $74,271

Cash invested: $240,520 (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: 30.0×

Monthly cashflow live

• Estimated rent: $7,151 medium
• Mortgage (P&I): −$4,505
• Tax from tax record: −$359 /mo · $4,309/yr
• Insurance: −$358
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,502
• Net cashflow: $428

Break-even live

Break-even rent $6,610

Max offer price $859,000

Occupancy floor 89%

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

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$7,152
Total (3 units)			$7,151

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: $214,750
• Closing costs: $25,770
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $859,000 Active 28 DOM
2. 2026-06-17
   days on market $859,000 Active 27 DOM
3. 2026-06-16
   days on market $859,000 Active 26 DOM
4. 2026-06-15
   days on market $859,000 Active 25 DOM
5. 2026-06-13
   days on market $859,000 Active 23 DOM
6. 2026-06-10
   days on market $859,000 Active 19 DOM
7. 2026-06-08
   days on market $859,000 Active 18 DOM
8. 2026-06-08
   days on market $859,000 Active 17 DOM
9. 2026-06-04
   days on market $859,000 Active 14 DOM
10. 2026-06-03
    days on market $859,000 Active 13 DOM
11. 2026-06-02
    days on market $859,000 Active 12 DOM
12. 2026-06-01
    days on market $859,000 Active 11 DOM
13. 2026-05-31
    days on market $859,000 Active 10 DOM
14. 2026-05-21
    listed $859,000 Active

    Show marketing remark (723 chars)

    Excellent investment opportunity in Staten Island! This spacious 3-family property is perfect for buyers looking to generate strong rental income. Tenants pays all utilities. Each unit features a comfortable layout with 1 bedroom, 1 full bathroom, a living/dining area, and kitchen. The property also includes a fully finished basement. Situated just minutes from the Staten Island Ferry, commuting to Manhattan is quick and convenient. Close to shopping, restaurants, schools, parks, and public transportation, this property offers both accessibility and everyday convenience. Well maintained and full of potential, this home is ideal for those seeking a valuable income-producing property in a highly convenient location.

15. 2026-05-21
    listed $859,000 Active 723-char remark

    Show marketing remark (723 chars)

    Excellent investment opportunity in Staten Island! This spacious 3-family property is perfect for buyers looking to generate strong rental income. Tenants pays all utilities. Each unit features a comfortable layout with 1 bedroom, 1 full bathroom, a living/dining area, and kitchen. The property also includes a fully finished basement. Situated just minutes from the Staten Island Ferry, commuting to Manhattan is quick and convenient. Close to shopping, restaurants, schools, parks, and public transportation, this property offers both accessibility and everyday convenience. Well maintained and full of potential, this home is ideal for those seeking a valuable income-producing property in a highly convenient location.

16. 2016-02-17
    historical
17. 2007-05-14
    soldstatus $650,000
18. 2007-05-01
    soldstatus $650,000
19. 2007-02-12
    listed $679,000
20. 2004-12-30
    soldstatus $560,000
21. 2004-09-30
    soldstatus $560,000
22. 2004-04-28
    listed $583,000
23. 2000-05-14
    listed $220,000
24. 2000-03-21
    soldstatus $125,000
25. 2000-01-12
    soldstatus $125,000
26. 1998-05-29
    listed $139,900
27. 1987-04-17
    soldstatus $99,000
28. 1987-03-03
    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: $4,309 · $359/mo
• Projected year-2 tax: $9,413 · $784/mo
• Expected delta: +$5,104/yr (+$425/mo · 118.5%)

ⓘ 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 (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 51% 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: $85,812
• − Mortgage interest: −$48,117
• − Property taxes: −$4,309
• − Insurance: −$4,295
• − Repairs & maintenance: −$6,865
• − Management: −$6,865
• − Depreciation: −$24,989
• Taxable loss: −$9,628
• Est. tax savings @ 24.0%: +$2,311
• After-tax cash flow: $7,442/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

+4195.0% since first listed

15 events — show timeline

• 2026-05-21 Listed $859,000 BNYMLS
• 2026-05-21 Listed $859,000 SIBORMLS
• 2016-02-17 Listing Removed — SIBORMLS
• 2007-05-14 Sold (Public Records) $650,000 Public Records
• 2007-05-01 Sold (MLS) $650,000 SIBORMLS
• 2007-02-12 Listed $679,000 SIBORMLS
• 2004-12-30 Sold (Public Records) $560,000 Public Records
• 2004-09-30 Sold (MLS) $560,000 SIBORMLS
• 2004-04-28 Listed $583,000 SIBORMLS
• 2000-05-14 Listed $220,000 SIBORMLS
• 2000-03-21 Sold (Public Records) $125,000 Public Records
• 2000-01-12 Sold (MLS) $125,000 SIBORMLS
• 1998-05-29 Listed $139,900 SIBORMLS
• 1987-04-17 Sold (Public Records) $99,000 Public Records
• 1987-03-03 Sold (Public Records) $20,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $4,309 · +6.0% YoY. Source: county tax records.