300 Cathedral Pkwy · New York, NY 10026

$610,000

1 bd · 1.0 ba · 589 sqft · Condo · 8 Days on market

Built 1989 Poor condition

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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).

• Cash flow +8.3/30.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• Rent growth +3.1/5.0
• DSCR +2.3/10.0
• Condition / age +1.0/5.0

Listing remarks

Spacious, renovated, light-filled 1-bedroom/1-bathroom apartment on the northwest corner of Central Park! Overlooking private gardens, this south-facing apartment & acirc; & euro; & trade; s wood flooring, updated kitchen with stainless steel appliances, oversized bedroom, refreshed bathroom, giant closets, and thoughtful space-maximizing customizations combine to create an incredible move-in ready opportunity. (The wall unit desk is not built in, although the seller is open to leaving it should the buyer so desire. ) The elevator condominium offers a 24-hour door person and concierge, a live-in super and resident manager, private gardens, large recently updated laundry rooms,

Key facts

• Wood flooring
• Giant closets
• Refreshed bathroom

Tags

• UPDATED KITCHEN
• WOOD FLOORING
• REFRESHED BATHROOM
• GIANT CLOSETS
• SPACIOUS COMMUNITY ROOMS
• BIKE STORAGE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $610k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-557 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $606k (0.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $530k (13.1% below list).
• Recommended offer: $530k (13.1% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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.
• 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 (+2.5%/yr); 96 active listings in the ZIP; 31 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 $5,302/mo this rent would consume 78% 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 $36k of equity ($4k loan paydown + $32k 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.
• By year 2, paydown + projected appreciation supports a ~$58k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $530,166 (13.1% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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. 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?
9. 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.
10. 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.
11. 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: 0.87% ✗
• Cap rate: 5.20%
• Cash-on-cash: -3.92%
• DSCR: 0.83
• GRM: 9.6

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: 10.1%
• Equity multiple: 1.65×
• Total profit: $111,673
• Equity at exit: $355,284

10-year hold

• IRR: 11.3%
• Equity multiple: 3.11×
• Total profit: $359,606
• Equity at exit: $621,264

Cash invested: $170,800 (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: 9.6×

Monthly cashflow live

• Estimated rent: $5,302 high
• Mortgage (P&I): −$3,199
• Tax est. 1.5%: −$762 /mo · $9,150/yr
• Insurance: −$254
• HOA est. from 1 same-building comp: −$530
• Vacancy / Maint / Mgmt: −$1,113
• Net cashflow: $-557

Break-even live

Break-even rent $6,007

Max offer price $529,363

Occupancy floor —

Sensitivity live

Price	-10% $-136	-5% $-346	+0% $-557	+5% $-768	+10% $-979
Rent	-10% $-976	-5% $-767	+0% $-557	+5% $-348	+10% $-138
Rate	-1.0pp $-250	-0.5pp $-402	base $-557	+0.5pp $-715	+1.0pp $-876

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: $152,500
• Closing costs: $18,300
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Morningside Dr New York, NY	3.0	1.0–2.0	1655	$6,335	$3.83	0d	1	0.22mi
30 Morningside Dr #2096 New York, NY	1.0–2.0	1.0–2.0	780	$5,550	$7.11	1d	2	0.31mi
202 W 102nd St Unit 1053014P New York, NY	2.0	2.0	538	$10,000	$18.59	24d	1	0.50mi
308 W 107th St Unit 1239985P New York, NY	1.0	1.0	559	$5,497	$9.83	1d	1	0.54mi
808 Columbus Ave New York, NY	2.0	1.0–2.0	773	$6,906	$8.93	0d	30	0.55mi
915 W End Ave #1020 New York, NY	1.0–3.0	1.0–2.0	851	$6,070	$7.13	1d	2	0.55mi
814 Amsterdam Ave #1019 New York, NY	1.0–2.0	1.0–2.0	800	$4,800	$6.00	26d	2	0.57mi
788 Columbus Ave #1323 New York, NY	1.0–3.0	1.0–1.5	900	$3,660	$4.07	26d	2	0.57mi
70 W 95th St New York, NY	1.0–4.0	1.0–2.0	1095	$9,999	$9.13	19d	1	0.73mi
266 W 96th St #2030 New York, NY	1.0	1.0	512	$5,800	$11.33	8d	1	0.80mi
255 W 94th St #686 New York, NY	1.0–2.0	1.0–2.0	750	$6,210	$8.28	1d	2	0.84mi
122 E 102nd St Unit 1021896P New York, NY	2.0	1.0	742	$5,429	$7.32	18d	1	0.89mi
101 W 90th St New York, NY	3.0	1.0–2.5	962	$6,188	$6.43	0d	1	0.95mi
212 W 91st St New York, NY	1.0–2.0	1.0–2.0	825	$4,695	$5.69	5d	4	0.99mi
212 W 91st St New York, NY	1.0–2.0	1.0–2.0	825	$4,725	$5.73	5d	3	0.99mi
212 W 91st St #416 New York, NY	1.0–2.0	1.0–2.0	825	$6,050	$7.33	1d	2	0.99mi
1501 Lexington Ave #932 New York, NY	1.0	1.0	583	$7,403	$12.69	1d	3	1.05mi
210 W 89th St #165 New York, NY	1.0	1.0	600	$5,730	$9.55	1d	2	1.08mi
175 E 96th St Unit 1251683P New York, NY	2.0	1.0	600	$5,305	$8.84	4d	2	1.11mi
215 E 96th St Unit 688 New York, NY	1.0	1.0	717	$7,810	$10.89	1d	1	1.17mi
43 W 85th St Unit 1470323P New York, NY	1.0	1.0	699	$6,466	$9.25	7d	1	1.19mi
215 E 95th St #1293 New York, NY	1.0–2.0	1.0–1.5	740	$5,420	$7.32	1d	2	1.21mi
132 W 134th St New York, NY	2.0	1.0	750	$4,500	$6.00	26d	1	1.27mi
160 E 88th St #1332 New York, NY	1.0	1.0	560	$5,670	$10.12	8d	1	1.37mi
200 E 89th St Unit 12G New York, NY	1.0	1.0	650	$5,000	$7.69	20d	1	1.39mi
45 W 81st St Unit 2011 New York, NY	1.0	1.0	450	$4,710	$10.47	26d	1	1.39mi
345 E 94th St #1470 New York, NY	2.0	1.0–2.0	710	$5,645	$7.95	5d	3	1.40mi
235 E 89th St Unit 1495783P New York, NY	2.0	1.0	699	$7,443	$10.65	22d	1	1.45mi
201 E 86th St #298 New York, NY	1.0–2.0	1.0–1.5	700	$7,210	$10.30	1d	2	1.47mi
1001 5th Ave Unit 3 New York, NY	1.0	1.0	450	$5,400	$12.00	26d	1	1.49mi
354 E 91st St #648 New York, NY	1.0–2.0	1.0	692	$5,520	$7.97	1d	2	1.50mi

HOA detail condo

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

Listing history 6 events

1. 2026-06-21
   days on market $610,000 Active 8 DOM
2. 2026-06-18
   days on market $610,000 Active 5 DOM
3. 2026-06-17
   days on market $610,000 Active 4 DOM
4. 2026-06-15
   days on market $610,000 Active 2 DOM
5. 2026-06-13
   remarks 687-char remark
6. 2026-06-13
   listed $610,000 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: $63,620
• − Mortgage interest: −$34,169
• − Property taxes: −$9,150
• − Insurance: −$3,050
• − Repairs & maintenance: −$5,090
• − Management: −$5,090
• − HOA: −$6,360
• − Depreciation: −$17,745
• Taxable loss: −$17,034
• Est. tax savings @ 24.0%: +$4,088
• After-tax cash flow: $-2,599/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 · 1 photo

Poor 20/100 Extensive rehab

This property requires extensive repairs and updates across all systems and areas, significantly impacting its current condition and value. Significant investment is needed to bring it up to a move-in-ready state.

Repairs flagged

• Major Kitchen appliances — No visible photos of the kitchen.
• Major Bathroom fixtures — No visible photos of the bathroom.
• Major Roof — No visible photos of the roof.
• Major Exterior siding — No visible photos of the exterior.
• Major Flooring — No visible photos of the flooring.
• Major Interior walls/paint — No visible photos of the interior walls/paint.
• Major Windows — No visible photos of the windows.
• Major Foundation/structure — No visible photos of the foundation/structure.
• Major HVAC/mechanicals — No visible photos of the HVAC/mechanicals.
• Major Landscaping — No visible photos of the landscaping/curb appeal.

Value-add opportunities

• Resale New kitchen appliances — Up-to-date appliances can significantly enhance the appeal of a kitchen.
• Resale New bathroom fixtures — Modern fixtures can improve the bathroom's functionality and aesthetic.
• Resale New roof — A new roof can add significant value and longevity to the property.
• Resale New exterior siding — Fresh siding can improve the curb appeal and increase the property's value.
• Resale New flooring — High-quality flooring can enhance the overall look and feel of the home.
• Resale New interior walls/paint — Fresh paint can make the interior look and feel more modern and inviting.
• Resale New windows — New windows can improve energy efficiency and increase the home's value.
• Resale New foundation/structure — A solid foundation and structure are crucial for the home's longevity and value.
• Resale New HVAC/mechanicals — Upgraded HVAC can improve comfort and energy efficiency, enhancing the home's value.
• Resale Landscaping — A well-maintained landscape can significantly enhance the home's curb appeal and value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen appliances · No visible photos of the kitchen.	Major	$15,000–50,000
Bathroom fixtures · No visible photos of the bathroom.	Major	$15,000–50,000
Roof · No visible photos of the roof.	Major	$15,000–50,000
Exterior siding · No visible photos of the exterior.	Major	$15,000–50,000
Flooring · No visible photos of the flooring.	Major	$15,000–50,000
Interior walls/paint · No visible photos of the interior walls/paint.	Major	$15,000–50,000
Windows · No visible photos of the windows.	Major	$15,000–50,000
Foundation/structure · No visible photos of the foundation/structure.	Major	$15,000–50,000
HVAC/mechanicals · No visible photos of the HVAC/mechanicals.	Major	$15,000–50,000
Landscaping · No visible photos of the landscaping/curb appeal.	Major	$15,000–50,000
Total estimated repair cost · 10 items		$150,000–500,000

Value-add ROI direction

• Resale New kitchen appliances — Up-to-date appliances can significantly enhance the appeal of a kitchen. ↑
• Resale New bathroom fixtures — Modern fixtures can improve the bathroom's functionality and aesthetic. ↑
• Resale New roof — A new roof can add significant value and longevity to the property. ↑
• Resale New exterior siding — Fresh siding can improve the curb appeal and increase the property's value. ↑
• Resale New flooring — High-quality flooring can enhance the overall look and feel of the home. ↑
• Resale New interior walls/paint — Fresh paint can make the interior look and feel more modern and inviting. ↑
• Resale New windows — New windows can improve energy efficiency and increase the home's value. ↑
• Resale New foundation/structure — A solid foundation and structure are crucial for the home's longevity and value. ↑
• Resale New HVAC/mechanicals — Upgraded HVAC can improve comfort and energy efficiency, enhancing the home's value. ↑
• Resale Landscaping — A well-maintained landscape can significantly enhance the home's curb appeal and value. ↑

ⓘ 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

1 event — show timeline

• 2026-06-13 Listed $610,000 FSBO.com