547 W 147th St Unit A1 · New York, NY 10031

$250,000

3 bd · 1.0 ba · 1,200 sqft · Condo · 205 Days on market

Built 1940

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

AO: 5/23/26. FINAL CALL: MUST BE IN CONTRACT BY TUESDAY, MAY 26.. Unbelievable, rock-bottom price drop to $250,000 for an immediate sale. The seller must place this 1,200 sq. ft. , 3-bedroom, 1-bath Hamilton Heights HDFC co-op into contract by Tuesday, May 26, or the unit will be surrendered back to the building. STRICTLY CASH BUYERS ONLY. NO FINANCING CONTINGENCIES. Must meet HDFC 120% AMI income guidelines: - 1 Person: $136,080 | 2 People: $155,520 | 3 People: $174,960 | 4 People: $194,400 This is a historic pre-war gem with soaring ceilings and incredible bones offered at a fraction of market value. If you have a qualified cash buyer ready to sign, bring them immediately. This opportun

Key facts

• Formal dining room
• Galley kitchen
• Welcoming hallway

Tags

• FIRST FLOOR
• COZY LIVE-IN DINING ROOM
• GALLEY KITCHEN
• WELCOMING HALLWAY
• ORIGINAL FRENCH DOORS
• FORMAL DINING ROOM

Property features AI

Exterior

• Parking: No carport
• Utilities: Con Edison electric service; Public sewer; Electricity available and connected; Phone connected; Sewer connected; Water available
• Home design: Stock cooperative; One-level unit; Entry on first floor; Located on the first floor
• Construction: Brick construction; Brick/mortar foundation
• Exterior features: Brick exterior; No waterfront

Interior

• Kitchen: Range; Refrigerator; Galley-style layout
• Bedrooms: Bedroom on the first floor
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Steam heating; Wall/window air conditioning units
• Interior features: First-floor bedroom; First-floor full bathroom; Ceiling fans; Elevator access; Entrance foyer; Formal dining area; Galley kitchen; High ceilings; Original woodwork and details; Washer/dryer hookup
• Laundry & utility: Washer hookup in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath condo listed at $250k.

Deal economics

• At list price, monthly cash flow is $3k ($35k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $250k).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.4% 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; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 4,467 units permitted in New York County in 2024 (4,463 in 5+ unit buildings).
• At $5,916/mo this rent would consume 109% 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 $2k of loan paydown is wiped out by about $5k 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 $70k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 205 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $175k (41%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% 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 $220,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 205 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.37% ✓
• Cap rate: 20.43%
• Cash-on-cash: 50.50%
• DSCR: 3.25
• GRM: 3.5

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: 53.4%
• Equity multiple: 3.57×
• Total profit: $179,806
• Equity at exit: $47,880

10-year hold

• IRR: 59.2%
• Equity multiple: 8.25×
• Total profit: $507,615
• Equity at exit: $40,278

Cash invested: $70,000 (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: 3.5×

Monthly cashflow live

• Estimated rent: $5,916 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,242
• Net cashflow: $2,946

Break-even live

Break-even rent $2,187

Max offer price $250,000

Occupancy floor 45%

Sensitivity live

Price	-10% $3,118	-5% $3,032	+0% $2,946	+5% $2,859	+10% $2,773
Rent	-10% $2,478	-5% $2,712	+0% $2,946	+5% $3,179	+10% $3,413
Rate	-1.0pp $3,072	-0.5pp $3,009	base $2,946	+0.5pp $2,881	+1.0pp $2,815

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 14 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	0.81mi
52 Convent Ave Unit 30 New York, NY	3.0	2.0	1300	$7,500	$5.77	25d	1	0.92mi
132 W 134th St New York, NY	2.0	1.0	750	$4,500	$6.00	25d	1	1.00mi
1203 River Rd Unit 6E Edgewater, NJ	2.0	2.0	1200	$3,500	$2.92	25d	1	1.19mi
100 Tower Dr Edgewater, NJ	1.0–3.0	1.0–2.5	1290	$7,540	$5.84	1d	9	1.22mi
230 W 126th St Unit 20C New York, NY	2.0	1.0	860	$4,555	$5.30	25d	1	1.24mi
543 W 122nd St New York, NY	2.0	1.0–2.0	1057	$10,995	$10.40	3d	7	1.27mi
543 W 122nd St Unit 27C New York, NY	2.0	2.0	1313	$10,995	$8.37	11d	1	1.27mi
2071 Adam Clayton Powell Junior Blvd Unit 2 New York, NY	4.0	2.0	1000	$5,995	$6.00	19d	1	1.39mi
508 Manhattan Ave Unit 2C New York, NY	3.0	1.0	800	$4,699	$5.87	12d	1	1.39mi
312 W 121st St Unit 4C New York, NY	3.0	2.0	900	$4,854	$5.39	8d	1	1.39mi
506 Manhattan Ave Unit 1A New York, NY	3.0	1.0	800	$4,699	$5.87	12d	1	1.40mi
312 W 121st St Unit 5-A New York, NY	3.0	1.0	800	$4,655	$5.82	12d	1	1.41mi
2360 Amsterdam Ave Unit 6A New York, NY	3.0	2.0	1175	$4,500	$3.83	25d	1	1.49mi

HOA detail condo

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

Listing history 17 events

1. 2026-05-31
   statusdays on market $250,000 Pending 205 DOM
2. 2026-05-21
   price $250,000
3. 2026-04-02
   price $359,000
4. 2026-03-18
   price $375,000
5. 2026-02-05
   status Active
6. 2025-11-13
   status Pending
7. 2025-10-28
   price $390,000
8. 2025-09-07
   price $399,999
9. 2025-09-02
   price $410,000
10. 2025-08-10
    historical
11. 2025-08-09
    listed $425,000 Active
12. 2025-08-01
    price $425,000
13. 2025-06-30
    price $475,000
14. 2025-06-09
    price $500,000
15. 2025-04-16
    price $545,000
16. 2025-04-01
    price $605,000
17. 2025-01-13
    listed $650,000 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 5/10 Major 26% 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: $70,988
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$5,679
• − Management: −$5,679
• − Depreciation: −$7,273
• Taxable income: $33,353
• Est. tax owed @ 24.0%: −$8,005
• After-tax cash flow: $27,343/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

-61.5% since first listed

16 events — show timeline

• 2026-05-21 Price Changed $250,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-02 Price Changed $359,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-18 Price Changed $375,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-05 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-11-13 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-10-28 Price Changed $390,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-07 Price Changed $399,999 OneKey® MLS as Distributed by MLS Grid
• 2025-09-02 Price Changed $410,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-10 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-08-09 Listed $425,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-01 Price Changed $425,000 OneKey® MLS as Distributed by MLS Grid
• 2025-06-30 Price Changed $475,000 OneKey® MLS as Distributed by MLS Grid
• 2025-06-09 Price Changed $500,000 OneKey® MLS as Distributed by MLS Grid
• 2025-04-16 Price Changed $545,000 OneKey® MLS as Distributed by MLS Grid
• 2025-04-01 Price Changed $605,000 OneKey® MLS as Distributed by MLS Grid
• 2025-01-13 Listed $650,000 OneKey® MLS as Distributed by MLS Grid