1989 Amsterdam Ave #41 · New York, NY 10032

$219,000

2 bd · 1.0 ba · 800 sqft · Townhouse · 129 Days on market

Built 1910 Fair condition $274/sqft · 38% below area Est $353k · 38% under ↓ 42% since listing

---

Why this score? — see what drove the A 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.8/10.0
• Schools +4.0/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Condition / age +2.2/5.0

Listing remarks

Welcome to Residence 41 at 1989 Amsterdam Avenue — a bright 2-bedroom on the 4th floor of a classic pre-war walk-up in Washington Heights . The apartment features a functional layout, windowed kitchen, and good natural light throughout. Needs minor TLC, offering great potential to customize and add value. Low monthly maintenance makes this an exceptional opportunity for affordable homeownership in Manhattan. Conveniently located near the A, C, and 1 trains, with easy access to shopping, dining, and everyday essentials. HDFC co-op – income restrictions apply (approximately not more than 125% of Area Median Income).

Key facts

• Windowed kitchen
• Good natural light
• Built 1910

Tags

• WINDOWED KITCHEN
• GOOD NATURAL LIGHT
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING
• EASY ACCESS TO ESSENTIALS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $219k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $219k).
• Recommended offer: $193k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.9% vs local median 2.7% 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); 86 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 61d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,467 units permitted in New York County in 2024 (4,463 in 5+ unit buildings).
• At $4,363/mo this rent would consume 92% of the median local household income ($57k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $18k of equity ($2k loan paydown + $17k 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.
• At projected returns (7.7% appreciation + 2.8% rent growth), your $61k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1910 — 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. 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 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: 1.99% ✓
• Cap rate: 16.88%
• Cash-on-cash: 37.83%
• DSCR: 2.68
• GRM: 4.2

CMA / ARV

• ARV (median comp): $353,182
• List price: $219,000
• Delta: -37.99%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1001 Anderson Ave #22	0.73mi	1/1.0 (-1)	806 (+1%)	5mo	$150,000	$186	55
924 Summit Avenue Bronx, NY 10452 Ave NE Unit 1B	0.56mi	2/1.0	750 (-6%)	12mo	$155,000	$207	54
287 W 147th St Unit 2B	0.68mi	1/1.0 (-1)	784 (-2%)	11mo	$65,000	$83	51
456 W 167th St Unit 3D	0.41mi	2/2.0	728 (-9%)	24mo	$500,000	$687	42
1015 Anderson Ave Unit 3C	0.73mi	1/1.0 (-1)	775 (-3%)	23mo	$85,000	$110	36
68 Bradhurst Ave Unit 5A	0.71mi	2/2.0	901 (+13%)	22mo	$737,500	$819	23

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: 50.0%
• Equity multiple: 4.39×
• Total profit: $207,957
• Equity at exit: $161,346

10-year hold

• IRR: 45.5%
• Equity multiple: 9.33×
• Total profit: $510,519
• Equity at exit: $315,585

Cash invested: $61,320 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 51 active · 9 under contract
• Months of supply: 76.5 mo (1%/mo absorbed)
• Median asking: $430,000 ($589/sqft)
• Median days on market: 140 d
• This list price: 25% of active listings are priced below it
• ARV vs active asking: -25.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 10032

• Home prices YoY: 1.8%
• Rents YoY: 2.8%
• Active inventory: 86
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $4,363 medium
• Mortgage (P&I): −$1,148
• Tax est. 1.5%: −$274 /mo · $3,285/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$916
• Net cashflow: $1,933

Break-even live

Break-even rent $1,916

Max offer price $219,000

Occupancy floor 51%

Sensitivity live

Price	-10% $2,084	-5% $2,009	+0% $1,933	+5% $1,857	+10% $1,782
Rent	-10% $1,588	-5% $1,761	+0% $1,933	+5% $2,105	+10% $2,278
Rate	-1.0pp $2,043	-0.5pp $1,989	base $1,933	+0.5pp $1,876	+1.0pp $1,818

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: $54,750
• Closing costs: $6,570
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
68 Bradhurst Ave Ph 2B New York, NY	2.0	2.0	900	$5,000	$5.56	8d	1	0.73mi
40 Pinehurst Ave Ph 7B New York, NY	2.0	2.0	1043	$5,200	$4.99	60d	1	1.08mi
300 W 135th St Unit 9G New York, NY	3.0	2.0	1032	$5,500	$5.33	54d	1	1.26mi
132 W 134th St New York, NY	2.0	1.0	750	$4,500	$6.00	73d	1	1.38mi

Property features AI

Finance

• Other: Living area reported as 800 (source: Other)
• Financial info: Details not provided
• HOA & community: Pets allowed — contact for details

Exterior

• Parking: On-street parking
• Security: Details not specified
• Utilities: Electricity connectedNatural gas connectedWater connectedPublic sewer / Sewer connected
• Home design: Stock cooperative
• Construction: Brick construction
• Exterior features: Brick exteriorNot waterfront

Interior

• Kitchen: RangeRefrigerator
• Bedrooms: Details not specified
• Flooring: Details not specified
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heatingWall/window air conditioning unit(s)
• Interior features: Original detailsEntry on 4th level4 total rooms
• Laundry & utility: Details not specified

Listing history 50 events

1. 2026-08-06
   days on market $219,000 Active 129 DOM
2. 2026-08-05
   days on market $219,000 Active 128 DOM
3. 2026-08-04
   days on market $219,000 Active 127 DOM
4. 2026-08-03
   days on market $219,000 Active 126 DOM
5. 2026-07-31
   days on market $219,000 Active 123 DOM
6. 2026-07-30
   days on market $219,000 Active 122 DOM
7. 2026-07-30
   days on market $219,000 Active 121 DOM
8. 2026-07-26
   days on market $219,000 Active 118 DOM
9. 2026-07-24
   days on market $219,000 Active 116 DOM
10. 2026-07-23
    days on market $219,000 Active 115 DOM
11. 2026-07-22
    days on market $219,000 Active 114 DOM
12. 2026-07-21
    days on market $219,000 Active 113 DOM
13. 2026-07-20
    days on market $219,000 Active 112 DOM
14. 2026-07-18
    days on market $219,000 Active 110 DOM
15. 2026-07-18
    days on market $219,000 Active 109 DOM
16. 2026-07-16
    days on market $219,000 Active 108 DOM
17. 2026-07-14
    days on market $219,000 Active 106 DOM
18. 2026-07-14
    days on market $219,000 Active 105 DOM
19. 2026-07-13
    days on market $219,000 Active 104 DOM
20. 2026-07-11
    days on market $219,000 Active 103 DOM
21. 2026-07-10
    days on market $219,000 Active 102 DOM
22. 2026-07-09
    days on market $219,000 Active 101 DOM
23. 2026-07-07
    days on market $219,000 Active 99 DOM
24. 2026-07-06
    days on market $219,000 Active 98 DOM
25. 2026-07-05
    days on market $219,000 Active 96 DOM
26. 2026-07-03
    days on market $219,000 Active 95 DOM
27. 2026-07-02
    days on market $219,000 Active 94 DOM
28. 2026-07-01
    days on market $219,000 Active 93 DOM
29. 2026-06-30
    days on market $219,000 Active 92 DOM
30. 2026-06-29
    days on market $219,000 Active 91 DOM
31. 2026-06-28
    days on market $219,000 Active 90 DOM
32. 2026-06-27
    days on market $219,000 Active 89 DOM
33. 2026-06-26
    days on market $219,000 Active 88 DOM
34. 2026-06-24
    days on market $219,000 Active 86 DOM
35. 2026-06-22
    days on market $219,000 Active 84 DOM
36. 2026-06-21
    days on market $219,000 Active 83 DOM
37. 2026-06-18
    days on market $219,000 Active 80 DOM
38. 2026-06-17
    days on market $219,000 Active 79 DOM
39. 2026-06-15
    days on market $219,000 Active 77 DOM
40. 2026-06-13
    days on market $219,000 Active 75 DOM
41. 2026-06-10
    days on market $219,000 Active 71 DOM
42. 2026-06-08
    days on market $219,000 Active 70 DOM
43. 2026-06-08
    days on market $219,000 Active 69 DOM
44. 2026-06-04
    days on market $219,000 Active 66 DOM
45. 2026-06-03
    days on market $219,000 Active 65 DOM
46. 2026-06-01
    days on market $219,000 Active 63 DOM
47. 2026-05-31
    days on market $219,000 Active 62 DOM
48. 2026-03-30
    listed $219,000 Active
49. 2019-10-06
    historical
50. 2018-10-06
    listed $375,000 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 · 13 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: $52,350
• − Mortgage interest: −$12,267
• − Property taxes: −$3,285
• − Insurance: −$1,095
• − Repairs & maintenance: −$4,188
• − Management: −$4,188
• − Depreciation: −$6,371
• Taxable income: $20,956
• Est. tax owed @ 24.0%: −$5,029
• After-tax cash flow: $18,166/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 · 7 photos

Fair 45/100 Moderate rehab Est. rehab $20,000–$36,000 screening

This property requires moderate renovations to improve its curb appeal and interior aesthetics, which can significantly increase its resale and rental value.

Repairs flagged

• Minor Kitchen cabinets — The kitchen cabinets appear to be in good condition but could benefit from a fresh coat of paint.
• Minor Bathroom fixtures — The bathroom fixtures are dated and may need updating to appeal to modern buyers.
• Moderate Exterior paint — The brick facade shows signs of discoloration and could benefit from a fresh coat of paint.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint can significantly improve the curb appeal and interior aesthetics, making the property more attractive to both buyers and renters. ↑
• Both Updating the kitchen and bathroom — Updating these spaces can increase the property's functionality and appeal, making it more attractive to both buyers and renters. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 40/100

Zoned Schools

Elementary Ps 28 Wright Brothers F NY #1,945/2,108 Nat'l #33,283/41,679 Middle Community Math And Science Prep F NY #666/729 Nat'l #11,652/14,009 High Leaders High School A- NY #563/1,100 Nat'l #1,271/17,239

Schools (NCES district)

No district data.

B Composite livability gradescore 75/100

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 · 1,825,725 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: 13% of renters

---

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

Property features AI

Finance

• Other: Living area reported as 800 (source: Other)
• Financial info: Details not provided
• HOA & community: Pets allowed — contact for details

Exterior

• Parking: On-street parking
• Security: Details not specified
• Utilities: Electricity connectedNatural gas connectedWater connectedPublic sewer / Sewer connected
• Home design: Stock cooperative
• Construction: Brick construction
• Exterior features: Brick exteriorNot waterfront

Interior

• Kitchen: RangeRefrigerator
• Bedrooms: Details not specified
• Flooring: Details not specified
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heatingWall/window air conditioning unit(s)
• Interior features: Original detailsEntry on 4th level4 total rooms
• Laundry & utility: Details not specified

Price history

-41.6% since first listed

3 events — show timeline

• 2026-03-30 Listed $219,000 OneKey® MLS as Distributed by MLS Grid
• 2019-10-06 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2018-10-06 Listed $375,000 OneKey® MLS as Distributed by MLS Grid