15 Fort Washington Ave Unit 3A · New York, NY 10032

$575,000

3 bd · 1.0 ba · 1,500 sqft · SingleFamily · 302 Days on market

Built 1912 Est $402k · 43% over ↓ 8% since listing

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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 +9.0/30.0
• Appreciation +8.8/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• 1% rule +2.7/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

15 Fort Washington Avenue #3A Spacious 3-Bedroom HDFC Co-op in Washington Heights Welcome to this generously sized 3-bedroom, 1-bath apartment in a well-maintained HDFC cooperative. The flexible layout allows for a variety of configurations, including a combination living and dining space with two bedrooms, or a full three-bedroom setup. Well-priced for its condition, the home presents an opportunity for thoughtful updates to suit your style. The building offers a range of amenities for comfortable city living, including an elevator, laundry room, bike room, fitness center, community room, and basement storage. A live-in superintendent ensures attentive management. This pet-friendly property is located near Riverbank State Park and Highbridge Park, providing easy access to green spaces and recreation. Transportation is convenient with the 1 train at 157th Street, the C train at 160th Street, Broadway buses (M4, M5), the BX6 for cross-Bronx travel, and quick access to the West Side Highway via 158th Street. HDFC 120% AMI Income Eligibility (2025): The total household income must be at or below the following limits: 1-person household: $136,080 2-person household: $155,520 3-person household: $174,960 4-person household: $194,400 5-person household: $210,000 Financing: Up to 90% financing available, subject to lender approval. Some images shown have been virtually staged or digitally decluttered to better illustrate layout and scale. Buyer should independently verify all information, including square footage, taxes, and building policies.

Key facts

• Fitness center
• Elevator
• Bike room

Tags

• ELEVATOR
• GYM
• BIKE ROOM
• FITNESS CENTER
• COMMUNITY ROOM
• BASEMENT STORAGE

Property features AI

Exterior

• Parking: No carport
• Utilities: Sewer: Other; No utilities listed
• Home design: Stock cooperative
• Construction: Other construction; Other foundation
• Exterior features: Other construction materials; Other foundation details; Not waterfront

Interior

• Kitchen: Gas oven; Refrigerator
• Bedrooms: 5 rooms total (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating: Other; No central cooling
• Interior features: Other interior features
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $575k.

Deal economics

• At list price, monthly cash flow is $-456 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $509k (11.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $445k (22.6% below list).
• Recommended offer: $445k (22.6% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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); Mark Twain Is 239 For The Gifted And Talented (math 90% / reading 96%, grade A+, #6 of 729 statewide, top 1%, 1,207 students, 44% 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 (+2.8%/yr); 79 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 4,467 units permitted in New York County in 2024 (4,463 in 5+ unit buildings).
• At $4,453/mo this rent would consume 94% of the median local household income ($57k/yr) (locally 5464% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $48k of equity ($4k loan paydown + $44k appreciation (7.7% local appreciation)).
• New York County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$77k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 302 days — a 12% lower offer ($506k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $50k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% 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 $445,297 (22.6% 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 302 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1912 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.77% ✗
• Cap rate: 5.34%
• Cash-on-cash: -3.40%
• DSCR: 0.85
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $402,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
946 Saint Nicholas Ave Unit TH	0.30mi	4/2.0 (+1)	1,659 (+11%)	23mo	$445,000	$268	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

7.66% appreciation · 2.84% rent growth · sell at horizon

5-year hold

• IRR: 16.6%
• Equity multiple: 2.21×
• Total profit: $194,762
• Equity at exit: $423,626

10-year hold

• IRR: 16.0%
• Equity multiple: 4.63×
• Total profit: $585,124
• Equity at exit: $828,592

Cash invested: $161,000 (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 10032

• Home prices YoY: 1.8%
• Rents YoY: 2.8%
• Active inventory: 79
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $4,453 high
• Mortgage (P&I): −$3,015
• Tax est. 1.5%: −$719 /mo · $8,625/yr
• Insurance: −$240
• HOA: −$0
• Vacancy / Maint / Mgmt: −$935
• Net cashflow: $-456

Break-even live

Break-even rent $5,030

Max offer price $509,039

Occupancy floor —

Sensitivity live

Price	-10% $-58	-5% $-257	+0% $-456	+5% $-655	+10% $-853
Rent	-10% $-808	-5% $-632	+0% $-456	+5% $-280	+10% $-104
Rate	-1.0pp $-166	-0.5pp $-310	base $-456	+0.5pp $-605	+1.0pp $-756

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: $143,750
• Closing costs: $17,250
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2360 Amsterdam Ave Unit 6A New York, NY	3.0	2.0	1175	$4,500	$3.83	26d	1	0.92mi
1203 River Rd Unit 6E Edgewater, NJ	2.0	2.0	1200	$3,500	$2.92	26d	1	1.31mi
7605 River Rd Unit 0802-02 Edgewater, NJ	2.0	2.0	1500	$5,120	$3.41	26d	1	1.35mi
7605 River Rd Unit 0425-3 Edgewater, NJ	3.0	3.0	1700	$6,455	$3.80	26d	1	1.35mi
7605 River Rd Unit 519-2 Edgewater, NJ	2.0	2.5	1600	$5,405	$3.38	26d	1	1.35mi
7605 River Rd Unit 1130-2 Edgewater, NJ	2.0	2.5	1300	$4,276	$3.29	26d	1	1.35mi
7605 River Rd Unit 1228-2 Edgewater, NJ	2.0	2.0	1400	$4,386	$3.13	26d	1	1.35mi
69 Main St Fort Lee, NJ	2.0	1.0–2.0	1126	$4,950	$4.39	26d	7	1.41mi

Listing history 18 events

1. 2026-06-21
   days on market $575,000 Active 302 DOM
2. 2026-06-18
   days on market $575,000 Active 299 DOM
3. 2026-06-17
   days on marketlisting id $575,000 Active 298 DOM
4. 2026-06-16
   days on marketlisting id $575,000 Active 307 DOM
5. 2026-06-15
   days on market $575,000 Active 296 DOM
6. 2026-06-13
   days on market $575,000 Active 294 DOM
7. 2026-06-10
   days on market $575,000 Active 290 DOM
8. 2026-06-08
   days on market $575,000 Active 289 DOM
9. 2026-06-03
   days on market $575,000 Active 284 DOM
10. 2026-06-01
    days on market $575,000 Active 282 DOM
11. 2026-05-31
    days on market $575,000 Active 281 DOM
12. 2026-02-11
    price $575,000

    Show marketing remark (1569 chars)

    15 Fort Washington Avenue #3A Spacious 3-Bedroom HDFC Co-op in Washington Heights Welcome to this generously sized 3-bedroom, 1-bath apartment in a well-maintained HDFC cooperative. The flexible layout allows for a variety of configurations, including a combination living and dining space with two bedrooms, or a full three-bedroom setup. Well-priced for its condition, the home presents an opportunity for thoughtful updates to suit your style. The building offers a range of amenities for comfortable city living, including an elevator, laundry room, bike room, fitness center, community room, and basement storage. A live-in superintendent ensures attentive management. This pet-friendly property is located near Riverbank State Park and Highbridge Park, providing easy access to green spaces and recreation. Transportation is convenient with the 1 train at 157th Street, the C train at 160th Street, Broadway buses (M4, M5), the BX6 for cross-Bronx travel, and quick access to the West Side Highway via 158th Street. HDFC 120% AMI Income Eligibility (2025): The total household income must be at or below the following limits: 1-person household: $136,080 2-person household: $155,520 3-person household: $174,960 4-person household: $194,400 5-person household: $210,000 Financing: Up to 90% financing available, subject to lender approval. Some images shown have been virtually staged or digitally decluttered to better illustrate layout and scale. Buyer should independently verify all information, including square footage, taxes, and building policies.

13. 2026-02-11
    price $575,000 1569-char remark

    Show marketing remark (1569 chars)

    15 Fort Washington Avenue #3A Spacious 3-Bedroom HDFC Co-op in Washington Heights Welcome to this generously sized 3-bedroom, 1-bath apartment in a well-maintained HDFC cooperative. The flexible layout allows for a variety of configurations, including a combination living and dining space with two bedrooms, or a full three-bedroom setup. Well-priced for its condition, the home presents an opportunity for thoughtful updates to suit your style. The building offers a range of amenities for comfortable city living, including an elevator, laundry room, bike room, fitness center, community room, and basement storage. A live-in superintendent ensures attentive management. This pet-friendly property is located near Riverbank State Park and Highbridge Park, providing easy access to green spaces and recreation. Transportation is convenient with the 1 train at 157th Street, the C train at 160th Street, Broadway buses (M4, M5), the BX6 for cross-Bronx travel, and quick access to the West Side Highway via 158th Street. HDFC 120% AMI Income Eligibility (2025): The total household income must be at or below the following limits: 1-person household: $136,080 2-person household: $155,520 3-person household: $174,960 4-person household: $194,400 5-person household: $210,000 Financing: Up to 90% financing available, subject to lender approval. Some images shown have been virtually staged or digitally decluttered to better illustrate layout and scale. Buyer should independently verify all information, including square footage, taxes, and building policies.

14. 2026-01-14
    status Active
15. 2025-10-29
    price $599,999 1569-char remark

    Show marketing remark (1569 chars)

    15 Fort Washington Avenue #3A Spacious 3-Bedroom HDFC Co-op in Washington Heights Welcome to this generously sized 3-bedroom, 1-bath apartment in a well-maintained HDFC cooperative. The flexible layout allows for a variety of configurations, including a combination living and dining space with two bedrooms, or a full three-bedroom setup. Well-priced for its condition, the home presents an opportunity for thoughtful updates to suit your style. The building offers a range of amenities for comfortable city living, including an elevator, laundry room, bike room, fitness center, community room, and basement storage. A live-in superintendent ensures attentive management. This pet-friendly property is located near Riverbank State Park and Highbridge Park, providing easy access to green spaces and recreation. Transportation is convenient with the 1 train at 157th Street, the C train at 160th Street, Broadway buses (M4, M5), the BX6 for cross-Bronx travel, and quick access to the West Side Highway via 158th Street. HDFC 120% AMI Income Eligibility (2025): The total household income must be at or below the following limits: 1-person household: $136,080 2-person household: $155,520 3-person household: $174,960 4-person household: $194,400 5-person household: $210,000 Financing: Up to 90% financing available, subject to lender approval. Some images shown have been virtually staged or digitally decluttered to better illustrate layout and scale. Buyer should independently verify all information, including square footage, taxes, and building policies.

16. 2025-10-29
    price $599,999

    Show marketing remark (1569 chars)

    15 Fort Washington Avenue #3A Spacious 3-Bedroom HDFC Co-op in Washington Heights Welcome to this generously sized 3-bedroom, 1-bath apartment in a well-maintained HDFC cooperative. The flexible layout allows for a variety of configurations, including a combination living and dining space with two bedrooms, or a full three-bedroom setup. Well-priced for its condition, the home presents an opportunity for thoughtful updates to suit your style. The building offers a range of amenities for comfortable city living, including an elevator, laundry room, bike room, fitness center, community room, and basement storage. A live-in superintendent ensures attentive management. This pet-friendly property is located near Riverbank State Park and Highbridge Park, providing easy access to green spaces and recreation. Transportation is convenient with the 1 train at 157th Street, the C train at 160th Street, Broadway buses (M4, M5), the BX6 for cross-Bronx travel, and quick access to the West Side Highway via 158th Street. HDFC 120% AMI Income Eligibility (2025): The total household income must be at or below the following limits: 1-person household: $136,080 2-person household: $155,520 3-person household: $174,960 4-person household: $194,400 5-person household: $210,000 Financing: Up to 90% financing available, subject to lender approval. Some images shown have been virtually staged or digitally decluttered to better illustrate layout and scale. Buyer should independently verify all information, including square footage, taxes, and building policies.

17. 2025-08-12
    listed $625,000 Active

    Show marketing remark (1569 chars)

    15 Fort Washington Avenue #3A Spacious 3-Bedroom HDFC Co-op in Washington Heights Welcome to this generously sized 3-bedroom, 1-bath apartment in a well-maintained HDFC cooperative. The flexible layout allows for a variety of configurations, including a combination living and dining space with two bedrooms, or a full three-bedroom setup. Well-priced for its condition, the home presents an opportunity for thoughtful updates to suit your style. The building offers a range of amenities for comfortable city living, including an elevator, laundry room, bike room, fitness center, community room, and basement storage. A live-in superintendent ensures attentive management. This pet-friendly property is located near Riverbank State Park and Highbridge Park, providing easy access to green spaces and recreation. Transportation is convenient with the 1 train at 157th Street, the C train at 160th Street, Broadway buses (M4, M5), the BX6 for cross-Bronx travel, and quick access to the West Side Highway via 158th Street. HDFC 120% AMI Income Eligibility (2025): The total household income must be at or below the following limits: 1-person household: $136,080 2-person household: $155,520 3-person household: $174,960 4-person household: $194,400 5-person household: $210,000 Financing: Up to 90% financing available, subject to lender approval. Some images shown have been virtually staged or digitally decluttered to better illustrate layout and scale. Buyer should independently verify all information, including square footage, taxes, and building policies.

18. 2025-08-12
    listed $625,000 Active 1569-char remark

    Show marketing remark (1569 chars)

    15 Fort Washington Avenue #3A Spacious 3-Bedroom HDFC Co-op in Washington Heights Welcome to this generously sized 3-bedroom, 1-bath apartment in a well-maintained HDFC cooperative. The flexible layout allows for a variety of configurations, including a combination living and dining space with two bedrooms, or a full three-bedroom setup. Well-priced for its condition, the home presents an opportunity for thoughtful updates to suit your style. The building offers a range of amenities for comfortable city living, including an elevator, laundry room, bike room, fitness center, community room, and basement storage. A live-in superintendent ensures attentive management. This pet-friendly property is located near Riverbank State Park and Highbridge Park, providing easy access to green spaces and recreation. Transportation is convenient with the 1 train at 157th Street, the C train at 160th Street, Broadway buses (M4, M5), the BX6 for cross-Bronx travel, and quick access to the West Side Highway via 158th Street. HDFC 120% AMI Income Eligibility (2025): The total household income must be at or below the following limits: 1-person household: $136,080 2-person household: $155,520 3-person household: $174,960 4-person household: $194,400 5-person household: $210,000 Financing: Up to 90% financing available, subject to lender approval. Some images shown have been virtually staged or digitally decluttered to better illustrate layout and scale. Buyer should independently verify all information, including square footage, taxes, and building policies.

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $53,436
• − Mortgage interest: −$32,209
• − Property taxes: −$8,625
• − Insurance: −$2,875
• − Repairs & maintenance: −$4,275
• − Management: −$4,275
• − Depreciation: −$16,727
• Taxable loss: −$15,550
• Est. tax savings @ 24.0%: +$3,732
• After-tax cash flow: $-1,738/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: New York County · 1,599,927 people
• City population: 7,731,280
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 55,610
• Household income: $56,829
• Rent vs Own: 91.5% rent · 8.5% own
• Severe rent burden: 5464.0

Population outlook (New York County) Hauer SSP2

• Today (2025): 1,825,725 people
• By 2030: 1,904,611 · +4.3%
• By 2040: 2,052,719 · +12.4%
• By 2050: 2,206,601 · +20.9%
• By 2075: 2,509,427 · +37.4%
• By 2100: 2,702,933 · +48.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Hispanic / Latino 62% White 17% Two or more races 14% Black 12% Asian 5%
• Hispanic origin (detail): Mexican 5% Puerto Rican 4% Dominican 42%
• Common ancestry: Romanian 1% Hispanic 1% Lithuanian 1%
• Foreign-born: 44% · Canada, China
• Languages at home: 38% English-only · Spanish 54% Other Indo-European 3% Chinese 2%

Political lean MEDSL · New York

• 2024 margin: Solid D (+64.8) · D 82.4% · R 17.6%
• 2008→2024 swing: -7.4pp toward R · 2008: 72.2pp · 2024: 64.8pp
• All cycles: 2024: D+64.8 2020: D+74.5 2016: D+77.2 2012: D+69.6 2008: D+72.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.66%
• Current HPI: 431.3199
• Rent YoY: ▲ 2.84%
• 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

-8.0% since first listed

7 events — show timeline

• 2026-02-11 Price Changed $575,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-11 Price Changed $575,000 RLS at REBNY
• 2026-01-14 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-10-29 Price Changed $599,999 RLS at REBNY
• 2025-10-29 Price Changed $599,999 OneKey® MLS as Distributed by MLS Grid
• 2025-08-12 Listed $625,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-12 Listed $625,000 RLS at REBNY