102 Bradhurst Ave #308 · New York, NY 10039

$380,000

1 bd · 1.0 ba · 697 sqft · Condo · 296 Days on market

Built 2005

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +4.2/5.0
• 1% rule +3.8/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Cash flow +2.1/30.0
• DSCR +0.0/10.0

Listing remarks

Discover Your Next Home at The Sutton in Harlem. Step into the ideal blend of city convenience and modern luxury at The Sutton, a one-bedroom co-op nestled in the heart of Harlem. Inside, you'll find an open kitchen equipped with granite countertops, and a welcoming breakfast bar. The king-sized bedroom features 2 closets, Parquet floors and through-the-wall air conditioning, complemented by the added convenience of an in-unit washer and dryer. The building features a 24-hour doorman, live-in superintendent, package room, fitness center, a community room and dedicated bike room. Quick access to the A/B/C/D and 1/3 subway lines puts the entire city within easy reach. Right across from Jackie

Key facts

• Green space
• 421-a tax abatement
• Fitness center

Tags

• GRANITE COUNTERTOPS
• 24-HOUR DOORMAN
• FITNESS CENTER
• COMMUNITY ROOM
• GREEN SPACE
• 421-A TAX ABATEMENT

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $380k.

Deal economics

• At list price, monthly cash flow is $-1k ($-17k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $334k (12.0% below list).
• Recommended offer: $334k (12.0% below list) — sets the bar for market timing.
• Cap rate 1.9% vs local median 2.6% in New York — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 fast (+6.7%/yr); 42 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 4,467 units permitted in New York County in 2024 (4,463 in 5+ unit buildings).
• At $3,344/mo this rent would consume 88% of the median local household income ($45k/yr) (locally 2826% 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 $41k of equity ($3k loan paydown + $38k appreciation (10.0% 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 ~$65k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 296 days — a 12% lower offer ($334k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago; this cycle's ask has dropped $25k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 42% of rent.
• Climate carrying-cost: moderate flood risk; 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 $334,400 (12.0% 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 296 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.88% ✗
• Cap rate: 1.91%
• Cash-on-cash: -15.67%
• DSCR: 0.30
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 6.68% rent growth · sell at horizon

5-year hold

• IRR: 14.8%
• Equity multiple: 2.24×
• Total profit: $132,236
• Equity at exit: $342,334

10-year hold

• IRR: 15.7%
• Equity multiple: 5.61×
• Total profit: $491,016
• Equity at exit: $738,256

Cash invested: $106,400 (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 10039

• Home prices YoY: 2.6%
• Rents YoY: 6.7%
• Active inventory: 42
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $3,344 medium
• Mortgage (P&I): −$1,993
• Tax est. 1.5%: −$475 /mo · $5,700/yr
• Insurance: −$158
• HOA est. from 1 same-building comp: −$1,405
• Vacancy / Maint / Mgmt: −$702
• Net cashflow: $-1,389

Break-even live

Break-even rent $5,103

Max offer price $178,989

Occupancy floor —

Sensitivity live

Price	-10% $-1,127	-5% $-1,258	+0% $-1,389	+5% $-1,520	+10% $-1,652
Rent	-10% $-1,653	-5% $-1,521	+0% $-1,389	+5% $-1,257	+10% $-1,125
Rate	-1.0pp $-1,198	-0.5pp $-1,292	base $-1,389	+0.5pp $-1,488	+1.0pp $-1,588

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: $95,000
• Closing costs: $11,400
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
132 W 134th St New York, NY	2.0	1.0	750	$4,500	$6.00	26d	1	0.76mi
2413 3rd Ave Bronx, NY	1.0–3.0	1.0–2.0	857	$2,953	$3.44	1d	21	1.23mi
5 Lincoln Ave Bronx, NY	1.0–3.0	1.0–2.5	1011	$2,856	$2.82	0d	181	1.33mi

HOA detail condo

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

Listing history 8 events

1. 2025-09-03
   status Pending
2. 2025-04-07
   price $380,000
3. 2025-01-20
   price $390,000
4. 2024-11-11
   listed $405,000 Active
5. 2015-09-14
   listed $375,000
6. 2015-09-14
   listed $375,000
7. 2015-01-17
   historical
8. 2015-01-03
   listed $189,000

ⓘ 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 5/10 Major 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 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: $40,131
• − Mortgage interest: −$21,286
• − Property taxes: −$5,700
• − Insurance: −$1,900
• − Repairs & maintenance: −$3,210
• − Management: −$3,210
• − HOA: −$16,860
• − Depreciation: −$11,055
• Taxable loss: −$23,091
• Est. tax savings @ 24.0%: +$5,542
• After-tax cash flow: $-11,128/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): 32,492
• Household income: $45,371
• Rent vs Own: 86.3% rent · 13.7% own
• Severe rent burden: 2826.0

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 0.60)
• Race & ethnicity: Black 53% Hispanic / Latino 33% Two or more races 18% White 7% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 6% Dominican 14%
• Common ancestry: Scotch-Irish 1% Iranian 1% Romanian 1%
• Foreign-born: 23% · Canada, China
• Languages at home: 65% English-only · Spanish 28% French/Haitian/Cajun 3% Chinese 1%

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: ▲ 20.96%
• Current HPI: 833.2625
• Rent YoY: ▲ 6.68%
• 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

+101.1% since first listed

8 events — show timeline

• 2025-09-03 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-04-07 Price Changed $380,000 OneKey® MLS as Distributed by MLS Grid
• 2025-01-20 Price Changed $390,000 OneKey® MLS as Distributed by MLS Grid
• 2024-11-11 Listed $405,000 OneKey® MLS as Distributed by MLS Grid
• 2015-09-14 Listed $375,000 RLS at REBNY
• 2015-09-14 Listed $375,000 RLS at REBNY
• 2015-01-17 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2015-01-03 Listed $189,000 OneKey® MLS as Distributed by MLS Grid