520 W 112th St Unit 4B · New York, NY 10025

$484,900

1 bd · 1.0 ba · 628 sqft · Condo · 167 Days on market

Built 1990 $744/mo HOA · 14% of rent ↓ 10% since listing

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Why this score? — see what drove the C 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 +15.3/30.0
• ARV discount +7.5/15.0
• Appreciation +7.4/10.0
• 1% rule +6.1/10.0
• Schools +5.0/10.0
• DSCR +4.7/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome home to Residence 4B, a generously proportioned one-bedroom sanctuary located in the heart of Morningside Heights. Situated in The Lionsgate, a premier post-war condominium, this unit offers the perfect blend of quiet residential living and vibrant city convenience. The apartment features a spacious living room that easily accommodates both a large seating area and a dedicated dining space or home office—perfect for the modern hybrid lifestyle. The king-sized bedroom offers a peaceful retreat with ample room for additional furniture. Key Features: Generous Layout: Nearly 650 sq. ft. of usable living space. Storage: Excellent closet space throughout, including a large entry cl

Key facts

• Live in super
• Generous layout
• 24 hour doorman

Tags

• GENEROUS LAYOUT
• EXCELLENT CLOSET SPACE
• THROUGH-WALL A C UNITS
• SEPARATE GALLEY KITCHEN
• 24 HOUR DOORMAN
• LIVE IN SUPER

Property features AI

Finance

• HOA & community: Condo association with a monthly fee of $744; Association fee covers common area maintenance, exterior maintenance, grounds care, hot water, sewer, snow removal, trash and water

Exterior

• Parking: No carport; No dedicated parking
• Utilities: Public sewer; Electricity available; Natural gas available; Trash collection (public); Water available
• Home design: Condominium; Entry level: 4
• Construction: Brick construction
• Exterior features: Brick exterior; Not waterfront

Interior

• Kitchen: Other kitchen appliances
• Bedrooms: Total of 3 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: ENERGY STAR qualified heating; ENERGY STAR qualified cooling; Wall/Window AC unit(s)
• Interior features: Other interior features
• Laundry & utility: Washer/dryer info not provided

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $485k.

Deal economics

• At list price, monthly cash flow is $175 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $485k).
• Recommended offer: $427k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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 (+6.4%/yr); 304 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 4,467 units permitted in New York County in 2024 (4,463 in 5+ unit buildings).
• At $5,405/mo this rent would consume 60% of the median local household income ($109k/yr) (locally 7824% 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 $26k of equity ($3k loan paydown + $23k appreciation (4.7% local appreciation)).
• New York County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.7% appreciation + 6.4% rent growth), your $136k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 167 days — a 12% lower offer ($427k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $426,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 167 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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. 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: 1.11% ✓
• Cap rate: 6.73%
• Cash-on-cash: 1.54%
• DSCR: 1.07
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.73% appreciation · 6.4% rent growth · sell at horizon

5-year hold

• IRR: 15.5%
• Equity multiple: 2.00×
• Total profit: $135,185
• Equity at exit: $266,958

10-year hold

• IRR: 17.9%
• Equity multiple: 4.29×
• Total profit: $446,750
• Equity at exit: $454,387

Cash invested: $135,772 (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 10025

• Home prices YoY: 1.7%
• Rents YoY: 6.4%
• Active inventory: 304
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $5,405 high
• Mortgage (P&I): −$2,543
• Tax est. 1.5%: −$606 /mo · $7,274/yr
• Insurance: −$202
• HOA: −$744
• Vacancy / Maint / Mgmt: −$1,135
• Net cashflow: $175

Break-even live

Break-even rent $5,184

Max offer price $484,900

Occupancy floor 92%

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: $121,225
• Closing costs: $14,547
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30 Morningside Dr #2096 New York, NY	1.0–2.0	1.0–2.0	780	$5,550	$7.11	3d	2	0.19mi
1 Morningside Dr New York, NY	3.0	1.0–2.0	1655	$6,310	$3.81	1d	1	0.22mi
308 W 107th St Unit 1239985P New York, NY	1.0	1.0	559	$8,500	$15.21	21d	1	0.31mi
915 W End Ave #1020 New York, NY	1.0–3.0	1.0–2.0	851	$6,210	$7.30	1d	2	0.40mi
202 W 102nd St Unit 1053014P New York, NY	2.0	2.0	538	$10,000	$18.59	21d	1	0.53mi
814 Amsterdam Ave #1019 New York, NY	1.0–2.0	1.0–2.0	800	$4,800	$6.00	24d	2	0.63mi
788 Columbus Ave #1323 New York, NY	1.0–3.0	1.0–1.5	900	$3,660	$4.07	24d	2	0.72mi
808 Columbus Ave New York, NY	2.0	1.0–2.0	773	$6,906	$8.93	1d	31	0.73mi
266 W 96th St #2030 New York, NY	1.0	1.0	512	$5,800	$11.33	6d	1	0.83mi
255 W 94th St #686 New York, NY	1.0–2.0	1.0–2.0	750	$6,300	$8.40	1d	2	0.90mi
70 W 95th St New York, NY	1.0–4.0	1.0–2.0	1095	$9,999	$9.13	16d	1	0.94mi
212 W 91st St New York, NY	1.0–2.0	1.0–2.0	825	$4,695	$5.69	3d	4	1.08mi
212 W 91st St New York, NY	1.0–2.0	1.0–2.0	825	$4,725	$5.73	2d	3	1.08mi
212 W 91st St #416 New York, NY	1.0–2.0	1.0–2.0	825	$6,270	$7.60	6d	2	1.09mi
189 W 89th St New York, NY	2.0	1.0–2.0	716	$6,414	$8.95	1d	13	1.14mi
210 W 89th St #165 New York, NY	1.0	1.0	675	$7,520	$11.14	1d	2	1.19mi
132 W 134th St New York, NY	2.0	1.0	750	$4,500	$6.00	24d	1	1.25mi
100 River Mews Ln Edgewater, NJ	3.0	1.0–2.0	988	$3,698	$3.74	2d	1	1.29mi
122 E 102nd St Unit 1021896P New York, NY	2.0	1.0	742	$5,429	$7.32	15d	1	1.32mi
43 W 85th St Unit 1470323P New York, NY	1.0	1.0	699	$6,466	$9.25	5d	1	1.40mi
2 Main St Unit D-503 Edgewater, NJ	—	1.0	600	$2,200	$3.67	24d	1	1.45mi
1501 Lexington Ave #932 New York, NY	1.0	1.0	583	$5,580	$9.56	3d	2	1.47mi

HOA detail condo

• Monthly dues: $744 · $8,928/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-05-21
   status Pending
2. 2026-03-28
   price $484,900
3. 2026-02-27
   price $499,900
4. 2026-01-30
   price $509,900
5. 2026-01-04
   price $524,900
6. 2025-12-05
   listed $539,500 Active

ⓘ 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 · 14 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: $64,856
• − Mortgage interest: −$27,162
• − Property taxes: −$7,274
• − Insurance: −$2,424
• − Repairs & maintenance: −$5,188
• − Management: −$5,188
• − HOA: −$8,928
• − Depreciation: −$14,106
• Taxable loss: −$5,415
• Est. tax savings @ 24.0%: +$1,300
• After-tax cash flow: $3,395/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): 93,065
• Household income: $108,940
• Rent vs Own: 68.9% rent · 31.1% own
• Severe rent burden: 7824.0

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 0.64)
• Race & ethnicity: White 54% Hispanic / Latino 22% Two or more races 12% Asian 10% Black 10%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6% Dominican 6%
• Common ancestry: Scotch-Irish 4% Romanian 3% Lithuanian 2%
• Foreign-born: 24% · Canada, China, South Korea
• Languages at home: 64% English-only · Spanish 18% Chinese 5% French/Haitian/Cajun 3%

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: ▲ 4.73%
• Current HPI: 276.1636
• Rent YoY: ▲ 6.40%
• 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

-10.1% since first listed

6 events — show timeline

• 2026-05-21 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-28 Price Changed $484,900 OneKey® MLS as Distributed by MLS Grid
• 2026-02-27 Price Changed $499,900 OneKey® MLS as Distributed by MLS Grid
• 2026-01-30 Price Changed $509,900 OneKey® MLS as Distributed by MLS Grid
• 2026-01-04 Price Changed $524,900 OneKey® MLS as Distributed by MLS Grid
• 2025-12-05 Listed $539,500 OneKey® MLS as Distributed by MLS Grid