454 W 152nd St #2 · New York, NY 10031

$385,000

2 bd · 1.0 ba · 750 sqft · Condo · 13 Days on market

Built 1926

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Why this score? — see what drove the B- 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 +26.5/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Schools +5.0/10.0
• Rent growth +4.2/5.0
• Appreciation +4.0/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to your new home in the heart of thriving Hamilton Heights. This lovely two-bedroom, one-bathroom apartment is located on a tree-lined block. As you step through the door, you are welcomed by the spacious living area, which features double windows and exposed brick. As you make your way to the kitchen, you can enjoy the convenience of a long hallway leading to a charming eat-in windowed kitchen, complete with stainless steel appliances, including a full-size washer and dryer and a dishwasher. The apartment boasts southern and western exposures. The building is steps from public transportation, including the A, B, C, D and 1 trains, and is a 15- 20-minute commute into Midtown Manhattan. The apartment is walking distance to various stores as well as fine restaurants, coffee shops and eateries, including houses of worship. This is an HDFC Income restrictions apply: 1 Individual: $130,440 2 Individuals: $149,160 3 Individuals: $167,760 4 Individuals: $186,360 5 Individuals: $201,240

Key facts

• Exposed brick
• Eat in kitchen
• One bath

Tags

• TWO BEDROOM
• ONE BATH
• TREE LINED BLOCK
• EXPOSED BRICK
• OVERSIZED DOUBLE WINDOWS
• EAT IN KITCHEN

Property features AI

Finance

• HOA & community: Senior community

Exterior

• Parking: No designated parking; No carport
• Utilities: Public sewer; Electricity connected; Natural gas available and connected
• Home design: Stock cooperative
• Construction: Brick construction
• Exterior features: Brick exterior; Not waterfront

Interior

• Kitchen: Dishwasher; Gas oven; Refrigerator; Stainless steel appliances
• Bedrooms: Entry level: Unit on 1
• Bathrooms: 1 full bathroom
• Heating & cooling: Steam heating; Wall/window air conditioning units
• Interior features: Granite counters; High ceilings; No basement
• Laundry & utility: Pets allowed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $385k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $385k).
• Cap rate 9.5% 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 (+6.7%/yr); 89 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 4,467 units permitted in New York County in 2024 (4,463 in 5+ unit buildings).
• At $4,664/mo this rent would consume 86% of the median local household income ($65k/yr) (locally 5780% 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 (-2.1%/yr); year-one equity from $3k of loan paydown is wiped out by about $8k 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.
• At projected returns (-2.1% appreciation + 6.7% rent growth), your $108k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 9y 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 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 $385,000

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: 1.21% ✓
• Cap rate: 9.48%
• Cash-on-cash: 11.40%
• DSCR: 1.51
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.06% appreciation · 6.67% rent growth · sell at horizon

5-year hold

• IRR: 7.7%
• Equity multiple: 1.33×
• Total profit: $36,099
• Equity at exit: $73,736

10-year hold

• IRR: 18.4%
• Equity multiple: 2.93×
• Total profit: $208,363
• Equity at exit: $62,029

Cash invested: $107,800 (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 10031

• Home prices YoY: -0.4%
• Rents YoY: 6.7%
• Active inventory: 89
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $4,664 high
• Mortgage (P&I): −$2,019
• Tax est. 1.5%: −$481 /mo · $5,775/yr
• Insurance: −$160
• HOA: −$0
• Vacancy / Maint / Mgmt: −$979
• Net cashflow: $1,024

Break-even live

Break-even rent $3,368

Max offer price $385,000

Occupancy floor 73%

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: $96,250
• Closing costs: $11,550
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 W 135th St Unit 9G New York, NY	3.0	2.0	1032	$5,500	$5.33	5d	1	0.90mi
132 W 134th St New York, NY	2.0	1.0	750	$4,500	$6.00	24d	1	1.03mi
230 W 126th St Unit 20C New York, NY	2.0	1.0	860	$4,555	$5.30	24d	1	1.35mi
40 Pinehurst Ave Ph 7B New York, NY	2.0	2.0	1043	$5,200	$4.99	11d	1	1.44mi
1203 River Rd Unit 9D Edgewater, NJ	1.0	1.0	880	$3,350	$3.81	24d	1	1.47mi
543 W 122nd St New York, NY	2.0	1.0–2.0	1057	$10,995	$10.40	2d	7	1.49mi

HOA detail condo

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

Listing history 9 events

1. 2026-06-18
   days on market $385,000 Active 13 DOM
2. 2026-06-17
   days on market $385,000 Active 12 DOM
3. 2026-06-16
   days on market $385,000 Active 11 DOM
4. 2026-06-15
   days on market $385,000 Active 10 DOM
5. 2026-06-13
   days on market $385,000 Active 8 DOM
6. 2026-06-09
   days on market $385,000 Active 4 DOM
7. 2026-06-08
   days on market $385,000 Active 3 DOM
8. 2026-06-07
   remarks 699-char remark
9. 2026-06-07
   listed $385,000 Active 2 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: $55,967
• − Mortgage interest: −$21,566
• − Property taxes: −$5,775
• − Insurance: −$1,925
• − Repairs & maintenance: −$4,477
• − Management: −$4,477
• − Depreciation: −$11,200
• Taxable income: $6,546
• Est. tax owed @ 24.0%: −$1,571
• After-tax cash flow: $10,715/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): 61,058
• Household income: $65,283
• Rent vs Own: 85.9% rent · 14.1% own
• Severe rent burden: 5780.0

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 0.67)
• Race & ethnicity: Hispanic / Latino 49% Black 25% Two or more races 21% White 18% Asian 4%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4% Dominican 32%
• Common ancestry: Italian 2% Hispanic 1% Romanian 1%
• Foreign-born: 38% · Canada, China, Jamaica
• Languages at home: 47% English-only · Spanish 43% French/Haitian/Cajun 3% Other Asian/Pacific 1%

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: ▼ -2.06%
• Current HPI: 468.3156
• Rent YoY: ▲ 6.67%
• 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

+195.0% since first listed

22 events — show timeline

• 2026-05-25 Listed $385,000 OneKey® MLS as Distributed by MLS Grid
• 2025-01-13 Sold (Public Records) $350,000 Public Records
• 2024-12-18 Sold (MLS) $350,000 RLS at REBNY
• 2024-07-31 Listed $350,000 RLS at REBNY
• 2022-01-07 Sold (Public Records) $343,000 Public Records
• 2021-06-30 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-04-15 Listed $375,000 OneKey® MLS as Distributed by MLS Grid
• 2020-10-03 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-10-03 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-08-08 Listed $360,000 OneKey® MLS as Distributed by MLS Grid
• 2020-08-08 Listed $360,000 OneKey® MLS as Distributed by MLS Grid
• 2019-11-28 Delisted — RLS at REBNY
• 2019-10-22 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2019-08-30 Listed $360,000 RLS at REBNY
• 2019-08-30 Listed $360,000 RLS at REBNY
• 2019-08-29 Listed $360,000 OneKey® MLS as Distributed by MLS Grid
• 2017-09-08 Delisted — RLS at REBNY
• 2017-07-27 Price Changed $350,000 RLS at REBNY
• 2017-07-27 Relisted — RLS at REBNY
• 2017-03-17 Listed $345,000 RLS at REBNY
• 2017-03-17 Listed $350,000 RLS at REBNY
• 2014-06-18 Sold (Public Records) $130,520 Public Records