501 W 123rd St Unit 7H · New York, NY 10027

$495,000

1 bd · 1.0 ba · 750 sqft · Condo · 31 Days on market

Built 1956 Good condition

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Why this score? — see what drove the F 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
• Schools +5.0/10.0
• Appreciation +4.4/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +3.2/5.0
• 1% rule +2.7/10.0
• Cash flow +0.6/30.0
• DSCR +0.0/10.0

Listing remarks

A sunlit 1BR apt with private patio with a great park view and much amenities. Superb building management. Generous size of bedroom and living room with a eat-in kitchen. Many closets. Laundry, gym, playroom, day care facilities in the building. Close to all. Sold as-is.

Key facts

• Built 1956
• Listed 30 days

Property features AI

Finance

• HOA & community: Fitness center in building; Nearby park

Exterior

• Parking: On-street parking
• Utilities: Con-Edison electric; Public sewer; Cable connected; Electricity connected; Natural gas connected; Sewer connected; Public trash collection; Water connected
• Home design: Stock cooperative; One level (entry level 1); Located on 6th floor or higher
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Cooktop; Dishwasher; Refrigerator; Eat-in kitchen; Open kitchen; Breakfast bar; Walk-through kitchen
• Bedrooms: First-floor bedroom
• Flooring: Hardwood floors
• Bathrooms: One full bathroom
• Heating & cooling: Baseboard heating; Wall/window AC unit(s)
• Interior features: First-floor bedroom; Breakfast bar; Eat-in kitchen; Elevator access; Primary bathroom; Open kitchen; Walk-through kitchen; Library/den; Covered terrace/porch; Pets allowed
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $495k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-2k ($-26k/yr) — negative.
• To cash-flow at today's rent, offer at most $437k (11.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $383k (22.7% below list).
• Recommended offer: $383k (22.7% below list) — sets the bar for 1% rule.
• Cap rate 1.1% 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.
• Market conditions: Rents rising (+2.7%/yr); 177 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 $3,825/mo this rent would consume 77% of the median local household income ($60k/yr) (locally 5635% 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 (-1.3%/yr); year-one equity from $3k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• New York County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($480k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 45% of rent; built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• 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 $382,511 (22.7% 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 31 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 1956 — 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. 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: 0.77% ✗
• Cap rate: 1.11%
• Cash-on-cash: -18.52%
• DSCR: 0.18
• GRM: 10.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.26% appreciation · 2.71% rent growth · sell at horizon

5-year hold

• IRR: -32.6%
• Equity multiple: -0.29×
• Total profit: $-179,267
• Equity at exit: $113,343

10-year hold

• IRR: -28.0%
• Equity multiple: -1.14×
• Total profit: $-297,052
• Equity at exit: $113,859

Cash invested: $138,600 (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 10027

• Home prices YoY: -0.3%
• Rents YoY: 2.7%
• Active inventory: 177
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $3,825 medium
• Mortgage (P&I): −$2,596
• Tax est. 1.5%: −$619 /mo · $7,425/yr
• Insurance: −$206
• HOA est. from 1 same-building comp: −$1,740
• Vacancy / Maint / Mgmt: −$803
• Net cashflow: $-2,139

Break-even live

Break-even rent $6,533

Max offer price $185,484

Occupancy floor —

Sensitivity live

Price	-10% $-1,797	-5% $-1,968	+0% $-2,139	+5% $-2,310	+10% $-2,481
Rent	-10% $-2,441	-5% $-2,290	+0% $-2,139	+5% $-1,988	+10% $-1,837
Rate	-1.0pp $-1,890	-0.5pp $-2,013	base $-2,139	+0.5pp $-2,267	+1.0pp $-2,398

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: $123,750
• Closing costs: $14,850
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
543 W 122nd St New York, NY	2.0	1.0–2.0	1057	$7,948	$7.52	3d	7	0.10mi
230 W 126th St Unit 20C New York, NY	2.0	1.0	860	$4,555	$5.30	25d	1	0.47mi
30 Morningside Dr #2096 New York, NY	1.0–2.0	1.0–2.0	780	$5,550	$7.11	0d	2	0.54mi
1 Morningside Dr New York, NY	3.0	1.0–2.0	1655	$6,307	$3.81	0d	1	0.69mi
132 W 134th St New York, NY	2.0	1.0	750	$4,500	$6.00	25d	1	0.78mi
308 W 107th St Unit 1239985P New York, NY	1.0	1.0	559	$5,497	$9.83	0d	1	0.87mi
915 W End Ave #1020 New York, NY	1.0–3.0	1.0–2.0	851	$6,070	$7.13	0d	2	0.97mi
202 W 102nd St Unit 1053014P New York, NY	2.0	2.0	538	$10,000	$18.59	23d	1	1.11mi
420 Central Park W Unit 6K New York, NY	2.0	2.0	1060	$8,000	$7.55	23d	1	1.14mi
814 Amsterdam Ave #1019 New York, NY	1.0–2.0	1.0–2.0	800	$4,800	$6.00	25d	2	1.20mi
100 River Mews Ln Edgewater, NJ	3.0	1.0–2.0	988	$3,670	$3.71	0d	1	1.23mi
77 E 110th St Unit 1322508P New York, NY	2.0	1.5	990	$6,360	$6.42	25d	1	1.27mi
788 Columbus Ave #1323 New York, NY	1.0–3.0	1.0–1.5	900	$3,660	$4.07	25d	2	1.28mi
100 Tower Dr Edgewater, NJ	1.0–3.0	1.0–2.5	1290	$3,582	$2.78	0d	10	1.28mi
808 Columbus Ave New York, NY	2.0	1.0–2.0	773	$6,906	$8.93	0d	30	1.28mi
309 W 97th St Unit 5N New York, NY	2.0	2.0	900	$5,495	$6.11	25d	1	1.35mi
160 W 97th St #1101 New York, NY	2.0	1.0	850	$6,050	$7.12	15d	1	1.36mi
50 W 97th St #1739 New York, NY	2.0	1.0	800	$6,560	$8.20	7d	1	1.39mi
2413 3rd Ave Bronx, NY	1.0–3.0	1.0–2.0	857	$2,953	$3.44	0d	21	1.41mi
105 Lighthouse Ter Edgewater, NJ	1.0–2.0	1.5–2.5	1000	$2,939	$2.94	0d	7	1.44mi
5 Lincoln Ave Bronx, NY	1.0–3.0	1.0–2.5	1011	$2,856	$2.82	0d	183	1.47mi
255 W 94th St #686 New York, NY	1.0–2.0	1.0–2.0	750	$6,210	$8.28	0d	2	1.48mi
70 W 95th St New York, NY	1.0–4.0	1.0–2.0	1095	$9,999	$9.13	18d	1	1.49mi

HOA detail condo

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

Listing history 16 events

1. 2026-06-21
   days on market $495,000 Active 31 DOM
2. 2026-06-18
   days on market $495,000 Active 28 DOM
3. 2026-06-17
   days on market $495,000 Active 27 DOM
4. 2026-06-16
   days on market $495,000 Active 26 DOM
5. 2026-06-15
   days on market $495,000 Active 25 DOM
6. 2026-06-13
   days on market $495,000 Active 23 DOM
7. 2026-06-10
   days on market $495,000 Active 19 DOM
8. 2026-06-08
   days on market $495,000 Active 18 DOM
9. 2026-06-08
   days on market $495,000 Active 17 DOM
10. 2026-06-04
    days on market $495,000 Active 14 DOM
11. 2026-06-03
    days on market $495,000 Active 13 DOM
12. 2026-06-02
    days on market $495,000 Active 12 DOM
13. 2026-06-01
    days on market $495,000 Active 11 DOM
14. 2026-05-31
    days on market $495,000 Active 10 DOM
15. 2026-05-22
    listed $495,000 Active
16. 2026-05-10
    historical $495,000

ⓘ 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 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: $45,901
• − Mortgage interest: −$27,728
• − Property taxes: −$7,425
• − Insurance: −$2,475
• − Repairs & maintenance: −$3,672
• − Management: −$3,672
• − HOA: −$20,880
• − Depreciation: −$14,400
• Taxable loss: −$34,351
• Est. tax savings @ 24.0%: +$8,244
• After-tax cash flow: $-17,424/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.

Condition & rehab AI · 8 photos

Good 75/100 Cosmetic rehab

A sunlit 1BR apartment with a private patio and great park view, in a well-maintained building with amenities. Minor updates to kitchen and bathroom would enhance its resale value.

Repairs flagged

• Minor kitchen backsplash — dated appearance
• Minor bathroom fixtures — dated appearance

Value-add opportunities

• Resale update kitchen backsplash — modernizes kitchen
• Resale update bathroom fixtures — modernizes bathroom
• Both paint interior walls — enhances interior aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen backsplash · dated appearance	Minor	$500–3,000
bathroom fixtures · dated appearance	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale update kitchen backsplash — modernizes kitchen ↑
• Resale update bathroom fixtures — modernizes bathroom ↑
• Both paint interior walls — enhances interior aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 63,885
• Household income: $59,587
• Rent vs Own: 82.6% rent · 17.4% own
• Severe rent burden: 5635.0

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: Highly diverse neighborhood (Simpson 0.75)
• Race & ethnicity: Black 33% White 27% Hispanic / Latino 24% Asian 10% Two or more races 9%
• Hispanic origin (detail): Mexican 3% Puerto Rican 5% Dominican 10%
• Common ancestry: Lithuanian 1% Scotch-Irish 1% Romanian 1%
• Foreign-born: 26% · Canada, China, South Korea
• Languages at home: 61% English-only · Spanish 18% French/Haitian/Cajun 5% Chinese 4%

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: ▼ -1.26%
• Current HPI: 414.8385
• Rent YoY: ▲ 2.71%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-22 Listed $495,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-10 Coming Soon $495,000 OneKey® MLS as Distributed by MLS Grid