262 W 95th St #2 · New York, NY 10025

$550,000

1 bd · 1.0 ba · 500 sqft · Condo · 254 Days on market

Built 1921 $1362/mo HOA · 25% of rent ↓ 21% since listing

---

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).

• ARV discount +7.5/15.0
• Appreciation +7.4/10.0
• Cash flow +6.6/30.0
• Schools +5.0/10.0
• 1% rule +4.8/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• DSCR +0.9/10.0

Listing remarks

Come see this fabulous 2nd floor one-bedroom apartment in the historic Pomander Walk on the Upper West Side. Enter through your own private entrance on West 95th Street with access into a magical secret garden, where colorful hydrangeas, rose bushes, and ivy-lined facades create a storybook atmosphere. Inside, the apartment offers a thoughtful layout with a bright living area, a cozy bedroom, and hardwood floors throughout. Windows on three sides of the apartment. The kitchen has room for a dishwasher or a washer/dryer, giving you modern convenience in a historic setting. Large windows overlook Pomander Walk's enchanting courtyard, filling the home with light and peaceful views. An update

Key facts

• Large windows
• Gated community
• Private entrance

Tags

• PRIVATE ENTRANCE
• HARDWOOD FLOORS
• LARGE WINDOWS
• UPDATED BATHROOM
• AMPLE STORAGE
• GATED COMMUNITY

Property features AI

Finance

• Other: Pets are not allowed in the building
• HOA & community: Monthly association fee of $1,362

Exterior

• Home design: Located in the Pomander Walk building; Entry level is 2
• Exterior features: No notable exterior features listed; North and west exposures

Interior

• Bathrooms: 1 full bathroom
• Interior features: Total of 3 rooms; Basement: Other; Has a view
• Laundry & utility: No building laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $550k.

Deal economics

• At list price, monthly cash flow is $-895 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $421k (23.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $540k (1.8% below list).
• Recommended offer: $421k (23.5% below list) — sets the bar for cash-flow.
• Cap rate 4.3% 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 (+6.4%/yr); 304 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 $5,403/mo this rent would consume 60% of the median local household income ($109k/yr) (locally 7824% 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 $30k of equity ($4k loan paydown + $26k appreciation (4.7% 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 ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 254 days — a 12% lower offer ($484k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $149k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent; built in 1921 — 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 $420,553 (23.5% 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. It's been on market 254 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1921 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 0.98% ✗
• Cap rate: 4.34%
• Cash-on-cash: -6.97%
• DSCR: 0.69
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.73% appreciation · 6.4% rent growth · sell at horizon

5-year hold

• IRR: 8.2%
• Equity multiple: 1.53×
• Total profit: $81,476
• Equity at exit: $302,798

10-year hold

• IRR: 11.8%
• Equity multiple: 3.24×
• Total profit: $344,468
• Equity at exit: $515,390

Cash invested: $154,000 (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 10025

• Home prices YoY: 1.7%
• Rents YoY: 6.4%
• Active inventory: 304
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $5,403 high
• Mortgage (P&I): −$2,884
• Tax est. 1.5%: −$688 /mo · $8,250/yr
• Insurance: −$229
• HOA: −$1,362
• Vacancy / Maint / Mgmt: −$1,135
• Net cashflow: $-895

Break-even live

Break-even rent $6,535

Max offer price $420,553

Occupancy floor —

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: $137,500
• Closing costs: $16,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
255 W 94th St #686 New York, NY	1.0–2.0	1.0–2.0	750	$6,300	$8.40	1d	2	0.01mi
266 W 96th St #2030 New York, NY	1.0	1.0	512	$5,800	$11.33	6d	1	0.07mi
212 W 91st St New York, NY	1.0–2.0	1.0–2.0	825	$4,725	$5.73	3d	3	0.20mi
212 W 91st St New York, NY	1.0–2.0	1.0–2.0	825	$4,695	$5.69	3d	4	0.20mi
212 W 91st St #416 New York, NY	1.0–2.0	1.0–2.0	825	$6,270	$7.60	6d	2	0.21mi
189 W 89th St New York, NY	2.0	1.0–2.0	716	$6,414	$8.95	1d	13	0.28mi
814 Amsterdam Ave #1019 New York, NY	1.0–2.0	1.0–2.0	800	$4,800	$6.00	24d	2	0.28mi
788 Columbus Ave #1323 New York, NY	1.0–3.0	1.0–1.5	900	$3,660	$4.07	24d	2	0.29mi
210 W 89th St #165 New York, NY	1.0	1.0	675	$7,520	$11.14	1d	2	0.30mi
808 Columbus Ave New York, NY	2.0	1.0–2.0	773	$6,906	$8.93	1d	31	0.32mi
70 W 95th St New York, NY	1.0–4.0	1.0–2.0	1095	$9,999	$9.13	17d	1	0.33mi
202 W 102nd St Unit 1053014P New York, NY	2.0	2.0	538	$10,000	$18.59	22d	1	0.37mi
915 W End Ave #1020 New York, NY	1.0–3.0	1.0–2.0	851	$6,210	$7.30	1d	2	0.51mi
43 W 85th St Unit 1470323P New York, NY	1.0	1.0	699	$6,466	$9.25	5d	1	0.60mi
308 W 107th St Unit 1239985P New York, NY	1.0	1.0	559	$8,500	$15.21	22d	1	0.62mi
45 W 81st St Unit 2011 New York, NY	1.0	1.0	450	$4,710	$10.47	24d	1	0.75mi
1 Morningside Dr New York, NY	3.0	1.0–2.0	1655	$6,310	$3.81	1d	1	0.83mi
30 Morningside Dr #2096 New York, NY	1.0–2.0	1.0–2.0	780	$5,550	$7.11	3d	2	0.97mi
241 W 75th St #773 New York, NY	1.0–2.0	1.0	750	$7,120	$9.49	3d	2	0.98mi
317 W 74th St Unit 1021986P New York, NY	2.0	1.0–2.0	645	$7,940	$12.30	2d	2	1.04mi
240 W 73rd St New York, NY	2.0	1.0–2.0	660	$6,430	$9.73	24d	4	1.11mi
234 W 73rd St Unit 1031180P New York, NY	1.0	1.0	441	$4,950	$11.22	7d	1	1.11mi
244 W 72nd St #2066 New York, NY	1.0	1.0	500	$5,440	$10.88	24d	2	1.17mi
2 Main St Unit D-503 Edgewater, NJ	—	1.0	600	$2,200	$3.67	24d	1	1.17mi
7650 River Rd Unit 935 North Bergen, NJ	—	1.0	600	$2,800	$4.67	24d	1	1.18mi
7650 River Rd Unit 921 North Bergen, NJ	—	1.0	600	$2,850	$4.75	24d	1	1.18mi
112 W 72nd St Unit 3B New York, NY	2.0	1.0	750	$5,900	$7.87	24d	1	1.19mi
1001 5th Ave Unit 3 New York, NY	1.0	1.0	450	$5,400	$12.00	24d	1	1.20mi
7606 River Rd Unit 01 North Bergen, NJ	—	1.0	600	$3,130	$5.22	24d	1	1.26mi
7601 River Rd North Bergen, NJ	3.0	1.0–3.0	1150	$4,303	$3.74	3d	16	1.27mi
8200 Boulevard East North Bergen, NJ	3.0	1.0–3.5	1486	$3,400	$2.29	2d	4	1.28mi
1501 Lexington Ave #932 New York, NY	1.0	1.0	583	$5,580	$9.56	3d	2	1.30mi
122 E 102nd St Unit 1021896P New York, NY	2.0	1.0	742	$5,429	$7.32	16d	1	1.31mi
8600 Boulevard E Unit 4G North Bergen, NJ	1.0	1.0	670	$2,100	$3.13	7d	1	1.31mi
8550 Boulevard E Unit 1D North Bergen, NJ	1.0	1.0	650	$2,200	$3.38	24d	1	1.31mi
8450 Boulevard E Unit 3B North Bergen, NJ	1.0	1.0	745	$2,400	$3.22	24d	1	1.31mi
8600 Boulevard E Unit 5F North Bergen, NJ	1.0	1.0	750	$2,500	$3.33	24d	1	1.33mi
180 Riverside Blvd #846 New York, NY	1.0–2.0	1.0–2.0	827	$4,230	$5.11	24d	2	1.34mi
160 E 88th St #1332 New York, NY	1.0	1.0	560	$5,670	$10.12	6d	1	1.35mi
175 E 96th St Unit 1251683P New York, NY	2.0	1.0	600	$5,305	$8.84	2d	2	1.35mi

HOA detail condo

• Monthly dues: $1,362 · $16,344/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-05-31
   days on market $550,000 Active 254 DOM
2. 2026-05-02
   status Active
3. 2026-05-02
   price $550,000
4. 2026-03-19
   status Active
5. 2026-01-28
   price $595,000
6. 2025-09-18
   listed $699,000 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 · 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: $64,836
• − Mortgage interest: −$30,809
• − Property taxes: −$8,250
• − Insurance: −$2,750
• − Repairs & maintenance: −$5,187
• − Management: −$5,187
• − HOA: −$16,344
• − Depreciation: −$16,000
• Taxable loss: −$19,691
• Est. tax savings @ 24.0%: +$4,726
• After-tax cash flow: $-6,009/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): 93,065
• Household income: $108,940
• Rent vs Own: 68.9% rent · 31.1% own
• Severe rent burden: 7824.0

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 0.64)
• Race & ethnicity: White 54% Hispanic / Latino 22% Two or more races 12% Asian 10% Black 10%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6% Dominican 6%
• Common ancestry: Scotch-Irish 4% Romanian 3% Lithuanian 2%
• Foreign-born: 24% · Canada, China, South Korea
• Languages at home: 64% English-only · Spanish 18% Chinese 5% French/Haitian/Cajun 3%

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: ▲ 4.73%
• Current HPI: 276.1636
• Rent YoY: ▲ 6.40%
• 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

-21.3% since first listed

5 events — show timeline

• 2026-05-02 Relisted — RLS at REBNY
• 2026-05-02 Price Changed $550,000 RLS at REBNY
• 2026-03-19 Relisted — RLS at REBNY
• 2026-01-28 Price Changed $595,000 RLS at REBNY
• 2025-09-18 Listed $699,000 RLS at REBNY