92 Saint Nicholas Ave Unit 3G · New York, NY 10026

$355,000

3 bd · 1.0 ba · 820 sqft · Condo · 9 Days on market

Built 1926 Good condition

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +3.1/5.0

Listing remarks MLS

Blank Canvas: Flexible 3BR HDFC Co-op in the Heart of Harlem. Bring your imagination to this remarkably versatile Harlem HDFC co op, where space and value align perfectly. A comfortable 3-bedroom, or as an expansive 2-bedroom with a dedicated workspace or formal dining room. With the rare opportunity for an in-unit washer/dryer hookup, a game-changing perk for NYC. This pet-friendly HDFC building offers a live-in super, a part-time porter, and a community room for gatherings. Located in a prime transit hub, just two blocks from the 2/3 at 116th & Lenox and two blocks from the B/C at 116th & Frederick Douglass. Important: HDFC income restrictions apply. Primary residents only; no investors or pieds- & agrave; -terre allowed Income limits apply at 120% AMI: Household Size Max Income- 1 person $136,080 2 persons $155,520 3 persons $174,960 4 persons $194,400 5 persons $210,000 6 persons $225,600

Key facts

• Live in super
• Prime transit hub
• Community room

Tags

• IN UNIT WASHER DRYER HOOKUP
• PET FRIENDLY HDFC BUILDING
• LIVE IN SUPER
• COMMUNITY ROOM
• PRIME TRANSIT HUB

Property features AI

Exterior

• Parking: No carport
• Utilities: Public sewer; Cable available; Electricity connected; Phone available; Sewer connected; Public trash collection; Water connected
• Home design: Stock cooperative
• Construction: Brick construction
• Exterior features: Brick exterior; Not waterfront

Interior

• Kitchen: Gas oven; Oven; Refrigerator
• Bedrooms: 3rd floor entry
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating; Wall/window air conditioning units
• Interior features: Eat-in kitchen; Elevator; No basement; 6 total rooms; Pets allowed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath condo listed at $355k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($30k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $355k).
• Cap rate 14.6% 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 (+2.5%/yr); 96 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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 $6,228/mo this rent would consume 92% of the median local household income ($81k/yr) (locally 2685% 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 $21k of equity ($2k loan paydown + $19k appreciation (5.3% 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 (5.3% appreciation + 2.5% rent growth), your $99k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 1926 — 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 $355,000

Questions for the listing agent

1. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.75% ✓
• Cap rate: 14.63%
• Cash-on-cash: 29.78%
• DSCR: 2.33
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.26% appreciation · 2.46% rent growth · sell at horizon

5-year hold

• IRR: 39.0%
• Equity multiple: 3.42×
• Total profit: $240,921
• Equity at exit: $206,764

10-year hold

• IRR: 36.7%
• Equity multiple: 6.87×
• Total profit: $583,915
• Equity at exit: $361,555

Cash invested: $99,400 (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 10026

• Home prices YoY: 1.6%
• Rents YoY: 2.5%
• Active inventory: 96
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $6,228 high
• Mortgage (P&I): −$1,862
• Tax est. 1.5%: −$444 /mo · $5,325/yr
• Insurance: −$148
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,308
• Net cashflow: $2,467

Break-even live

Break-even rent $3,105

Max offer price $355,000

Occupancy floor 55%

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: $88,750
• Closing costs: $10,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
312 W 121st St Unit 5-A New York, NY	3.0	1.0	800	$4,655	$5.82	11d	1	0.42mi
506 Manhattan Ave Unit 1A New York, NY	3.0	1.0	800	$4,699	$5.87	11d	1	0.44mi
2071 Adam Clayton Powell Junior Blvd Unit 2 New York, NY	4.0	2.0	1000	$5,995	$6.00	19d	1	0.44mi
312 W 121st St Unit 4C New York, NY	3.0	2.0	900	$4,854	$5.39	7d	1	0.44mi
508 Manhattan Ave Unit 2C New York, NY	3.0	1.0	800	$4,699	$5.87	11d	1	0.44mi
4 W 108th St Unit 28 New York, NY	4.0	1.0	750	$5,550	$7.40	20d	1	0.44mi
30 Morningside Dr #2096 New York, NY	1.0–2.0	1.0–2.0	780	$9,000	$11.53	3d	2	0.47mi
1 Morningside Dr New York, NY	3.0	1.0–2.0	1655	$9,980	$6.03	1d	1	0.51mi
77 E 110th St Unit 1322508P New York, NY	2.0	1.5	990	$6,360	$6.42	24d	1	0.51mi
120 E 116th St Unit 3R New York, NY	4.0	2.0	1100	$4,995	$4.54	7d	1	0.56mi
230 W 126th St Unit 20C New York, NY	2.0	1.0	860	$4,555	$5.30	24d	1	0.58mi
420 Central Park W Unit 6K New York, NY	2.0	2.0	1060	$8,000	$7.55	22d	1	0.68mi
543 W 122nd St New York, NY	2.0	1.0–2.0	1057	$10,995	$10.40	2d	7	0.77mi
1635 Lexington Ave Unit 6D New York, NY	2.0	2.0	1112	$6,000	$5.40	24d	1	0.82mi
122 E 102nd St Unit 1021896P New York, NY	2.0	1.0	742	$5,429	$7.32	16d	1	0.86mi
202 W 102nd St Unit 1053014P New York, NY	2.0	2.0	538	$10,000	$18.59	22d	1	0.89mi
319 E 109th St Unit 1021947P New York, NY	3.0	1.0	818	$7,260	$8.88	5d	1	0.92mi
915 W End Ave #1020 New York, NY	1.0–3.0	1.0–2.0	851	$8,540	$10.04	2d	2	0.92mi
808 Columbus Ave New York, NY	2.0	1.0–2.0	773	$9,876	$12.78	1d	31	0.93mi
132 W 134th St New York, NY	2.0	1.0	750	$4,500	$6.00	24d	1	0.95mi
788 Columbus Ave #1323 New York, NY	1.0–3.0	1.0–1.5	900	$8,980	$9.98	24d	2	0.95mi
814 Amsterdam Ave #1019 New York, NY	1.0–2.0	1.0–2.0	800	$5,270	$6.59	24d	2	0.96mi
50 W 97th St #1739 New York, NY	2.0	1.0	800	$6,560	$8.20	6d	1	0.97mi
300 W 135th St Unit 9G New York, NY	3.0	2.0	1032	$5,500	$5.33	5d	1	1.02mi
160 W 97th St #1101 New York, NY	2.0	1.0	850	$6,050	$7.12	14d	1	1.05mi
53-55 E 95th St Unit 4A New York, NY	3.0	2.0	803	$7,495	$9.33	7d	1	1.07mi
70 W 95th St New York, NY	1.0–4.0	1.0–2.0	1095	$16,333	$14.91	17d	1	1.08mi
175 E 96th St Unit 1251683P New York, NY	2.0	1.0	600	$6,380	$10.63	2d	2	1.14mi
2413 3rd Ave Bronx, NY	1.0–3.0	1.0–2.0	857	$4,997	$5.83	11d	23	1.17mi
5 Lincoln Ave Bronx, NY	1.0–3.0	1.0–2.5	1011	$7,411	$7.33	2d	183	1.18mi
309 W 97th St Unit 5N New York, NY	2.0	2.0	900	$5,495	$6.11	24d	1	1.18mi
215 E 95th St #1293 New York, NY	1.0–2.0	1.0–1.5	740	$6,100	$8.24	2d	2	1.23mi
255 W 94th St #686 New York, NY	1.0–2.0	1.0–2.0	750	$8,690	$11.59	2d	2	1.23mi
118 E 91st St Unit 1022052P New York, NY	3.0	1.0	592	$6,180	$10.44	7d	1	1.33mi
600 Columbus Ave Unit 1251680P New York, NY	1.0–2.0	1.0	900	$7,970	$8.86	2d	2	1.35mi
1377 Lexington Ave Unit 5CC New York, NY	2.0	1.0	796	$5,100	$6.41	20d	1	1.35mi
212 W 91st St New York, NY	1.0–2.0	1.0–2.0	825	$9,650	$11.70	3d	4	1.36mi
212 W 91st St New York, NY	1.0–2.0	1.0–2.0	825	$9,650	$11.70	3d	3	1.36mi
212 W 91st St #416 New York, NY	1.0–2.0	1.0–2.0	825	$9,630	$11.67	6d	2	1.37mi
189 W 89th St New York, NY	2.0	1.0–2.0	716	$8,623	$12.03	1d	13	1.38mi

HOA detail condo

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

Listing history 7 events

1. 2026-06-18
   days on market $355,000 Active 9 DOM
2. 2026-06-17
   days on market $355,000 Active 8 DOM
3. 2026-06-16
   days on market $355,000 Active 7 DOM
4. 2026-06-15
   days on market $355,000 Active 6 DOM
5. 2026-06-13
   days on market $355,000 Active 4 DOM
6. 2026-06-10
   remarks 691-char remark
7. 2026-06-10
   listed $355,000 Active 1 DOM

ⓘ 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: $74,737
• − Mortgage interest: −$19,886
• − Property taxes: −$5,325
• − Insurance: −$1,775
• − Repairs & maintenance: −$5,979
• − Management: −$5,979
• − Depreciation: −$10,327
• Taxable income: $25,466
• Est. tax owed @ 24.0%: −$6,112
• After-tax cash flow: $23,491/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 · 12 photos

Good 75/100 Cosmetic rehab

This 3-bedroom apartment in Harlem is in good condition with minimal repairs needed. The fresh paint and carpet replacement would significantly enhance its value.

Value-add opportunities

• Both Paint the exterior — Enhances curb appeal and resale value
• Both Replace carpet — Improves comfort and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior — Enhances curb appeal and resale value ↑
• Both Replace carpet — Improves comfort and 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): 37,123
• Household income: $81,244
• Rent vs Own: 76.5% rent · 23.5% own
• Severe rent burden: 2685.0

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 0.69)
• Race & ethnicity: Black 45% White 25% Hispanic / Latino 18% Two or more races 11% Asian 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4% Dominican 8%
• Common ancestry: Lithuanian 2% Hispanic 2% Scotch-Irish 1%
• Foreign-born: 27% · Canada, China, Vietnam
• Languages at home: 67% English-only · Spanish 14% French/Haitian/Cajun 8% Other Indo-European 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: ▲ 5.26%
• Current HPI: 330.628
• Rent YoY: ▲ 2.46%
• 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

• 2026-06-09 Listed $355,000 OneKey® MLS as Distributed by MLS Grid
• 2026-06-09 Listed $355,000 RLS at REBNY