501 W 156th St #25 · New York, NY 10032

$295,000

2 bd · 1.0 ba · 530 sqft · Condo · 26 Days on market

Built 1930 ↓ 22% since listing

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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 +20.3/30.0
• Appreciation +8.8/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 501 West 156th Street #25 — a charming two-bedroom apartment located on the second floor of a well-maintained HDFC cooperative in the heart of Washington Heights. This bright and inviting home features hardwood floors throughout, soaring high ceilings, and windows in every room that fill the space with natural sunlight. The apartment offers two generously sized bedrooms, a pleasant full bathroom, a stylish kitchen with washer/dryer setup, and a separate living room designed for comfortable living and entertaining. The spacious living area showcases a beautiful exposed brick wall and offers ample room for a dining area, home office setup, or additional seating space. Situated in a vibrant Manhattan neighborhood, the property is conveniently located near Columbia University Medical Center, NewYork-Presbyterian Hospital, Highbridge Park, and the scenic Hudson River Greenway. Residents enjoy easy access to a variety of local restaurants, cafes, grocery stores, and shopping along Broadway and Amsterdam Avenue. Commuting is effortless with nearby access to the A, C, and 1 subway lines, providing quick transportation throughout Manhattan and beyond.

Key facts

• Near highbridge park
• Washer dryer setup
• Exposed brick wall

Tags

• HARDWOOD FLOORS
• HIGH CEILINGS
• EXPOSED BRICK WALL
• WASHER DRYER SETUP
• NEAR HIGHBRIDGE PARK
• NEAR HUDSON RIVER GREENWAY

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Stock cooperative (co-op)
• Construction: Brick construction
• Exterior features: Brick exterior; Not waterfront

Interior

• Kitchen: Refrigerator
• Bedrooms: Total rooms: 4 (includes bedrooms and living areas)
• Bathrooms: 1 full bathroom
• Heating & cooling: Radiant heating; No central air
• Interior features: Other interior features; Entry level: Unit on 2nd floor; Pets: Contact management for policy
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $295k.

Deal economics

• At list price, monthly cash flow is $378 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $295k).
• Recommended offer: $291k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.8% 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 (+2.8%/yr); 79 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 4,467 units permitted in New York County in 2024 (4,463 in 5+ unit buildings).
• At $3,864/mo this rent would consume 82% of the median local household income ($57k/yr) (locally 5464% 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 $25k of equity ($2k loan paydown + $23k 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 $83k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $290,575 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.31% ✓
• Cap rate: 7.83%
• Cash-on-cash: 5.49%
• DSCR: 1.24
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.66% appreciation · 2.84% rent growth · sell at horizon

5-year hold

• IRR: 23.5%
• Equity multiple: 2.68×
• Total profit: $139,029
• Equity at exit: $217,339

10-year hold

• IRR: 21.5%
• Equity multiple: 5.66×
• Total profit: $385,044
• Equity at exit: $425,104

Cash invested: $82,600 (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 10032

• Home prices YoY: 1.8%
• Rents YoY: 2.8%
• Active inventory: 79
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $3,864 medium
• Mortgage (P&I): −$1,547
• Tax est. 1.5%: −$369 /mo · $4,425/yr
• Insurance: −$123
• HOA est. from 1 same-building comp: −$636
• Vacancy / Maint / Mgmt: −$811
• Net cashflow: $378

Break-even live

Break-even rent $3,386

Max offer price $295,000

Occupancy floor 85%

Sensitivity live

Price	-10% $581	-5% $480	+0% $378	+5% $276	+10% $174
Rent	-10% $72	-5% $225	+0% $378	+5% $530	+10% $683
Rate	-1.0pp $526	-0.5pp $453	base $378	+0.5pp $301	+1.0pp $223

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
132 W 134th St New York, NY	2.0	1.0	750	$4,500	$6.00	25d	1	1.24mi

HOA detail condo

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

Listing history 22 events

1. 2026-06-21
   days on market $295,000 Active 26 DOM
2. 2026-06-18
   days on market $295,000 Active 23 DOM
3. 2026-06-17
   days on market $295,000 Active 22 DOM
4. 2026-06-16
   days on market $295,000 Active 21 DOM
5. 2026-06-15
   days on market $295,000 Active 20 DOM
6. 2026-06-13
   days on market $295,000 Active 18 DOM
7. 2026-06-10
   days on market $295,000 Active 14 DOM
8. 2026-06-08
   days on market $295,000 Active 13 DOM
9. 2026-06-08
   days on market $295,000 Active 12 DOM
10. 2026-06-04
    days on market $295,000 Active 9 DOM
11. 2026-06-03
    days on market $295,000 Active 8 DOM
12. 2026-06-02
    days on market $295,000 Active 7 DOM
13. 2026-06-01
    days on market $295,000 Active 6 DOM
14. 2026-05-31
    days on market $295,000 Active 5 DOM
15. 2026-05-26
    listed $295,000 Active

    Show marketing remark (1177 chars)

    Welcome to 501 West 156th Street #25 — a charming two-bedroom apartment located on the second floor of a well-maintained HDFC cooperative in the heart of Washington Heights. This bright and inviting home features hardwood floors throughout, soaring high ceilings, and windows in every room that fill the space with natural sunlight. The apartment offers two generously sized bedrooms, a pleasant full bathroom, a stylish kitchen with washer/dryer setup, and a separate living room designed for comfortable living and entertaining. The spacious living area showcases a beautiful exposed brick wall and offers ample room for a dining area, home office setup, or additional seating space. Situated in a vibrant Manhattan neighborhood, the property is conveniently located near Columbia University Medical Center, NewYork-Presbyterian Hospital, Highbridge Park, and the scenic Hudson River Greenway. Residents enjoy easy access to a variety of local restaurants, cafes, grocery stores, and shopping along Broadway and Amsterdam Avenue. Commuting is effortless with nearby access to the A, C, and 1 subway lines, providing quick transportation throughout Manhattan and beyond.

16. 2026-05-26
    listed $295,000 Active 1177-char remark

    Show marketing remark (1177 chars)

    Welcome to 501 West 156th Street #25 — a charming two-bedroom apartment located on the second floor of a well-maintained HDFC cooperative in the heart of Washington Heights. This bright and inviting home features hardwood floors throughout, soaring high ceilings, and windows in every room that fill the space with natural sunlight. The apartment offers two generously sized bedrooms, a pleasant full bathroom, a stylish kitchen with washer/dryer setup, and a separate living room designed for comfortable living and entertaining. The spacious living area showcases a beautiful exposed brick wall and offers ample room for a dining area, home office setup, or additional seating space. Situated in a vibrant Manhattan neighborhood, the property is conveniently located near Columbia University Medical Center, NewYork-Presbyterian Hospital, Highbridge Park, and the scenic Hudson River Greenway. Residents enjoy easy access to a variety of local restaurants, cafes, grocery stores, and shopping along Broadway and Amsterdam Avenue. Commuting is effortless with nearby access to the A, C, and 1 subway lines, providing quick transportation throughout Manhattan and beyond.

17. 2021-06-30
    historical
18. 2021-05-24
    price $349,000
19. 2021-02-04
    listed $359,000 Active
20. 2020-11-30
    historical
21. 2020-08-14
    price $364,900
22. 2020-06-01
    listed $379,000 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 · 14 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: $46,364
• − Mortgage interest: −$16,525
• − Property taxes: −$4,425
• − Insurance: −$1,475
• − Repairs & maintenance: −$3,709
• − Management: −$3,709
• − HOA: −$7,632
• − Depreciation: −$8,582
• Taxable income: $307
• Est. tax owed @ 24.0%: −$74
• After-tax cash flow: $4,458/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): 55,610
• Household income: $56,829
• Rent vs Own: 91.5% rent · 8.5% own
• Severe rent burden: 5464.0

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 0.57)
• 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

Price history

-22.2% since first listed

8 events — show timeline

• 2026-05-26 Listed $295,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-26 Listed $295,000 RLS at REBNY
• 2021-06-30 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-05-24 Price Changed $349,000 OneKey® MLS as Distributed by MLS Grid
• 2021-02-04 Listed $359,000 OneKey® MLS as Distributed by MLS Grid
• 2020-11-30 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-08-14 Price Changed $364,900 OneKey® MLS as Distributed by MLS Grid
• 2020-06-01 Listed $379,000 OneKey® MLS as Distributed by MLS Grid