4 W 109 St Unit 4F · New York, NY 10025

$484,900

1 bd · 1.0 ba · 650 sqft · Condo · 65 Days on market

Built 1890

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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 +25.3/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• Appreciation +7.4/10.0
• 1% rule +6.6/10.0
• Schools +5.0/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to your dream urban retreat nestled in the heart of Manhattan Valley. This sophisticated 1-bedroom co-op boasts a spacious living room bathed in natural light and a generously sized bedroom designed for relaxation and comfort. The recently renovated kitchen is a culinary enthusiast’s delight, outfitted with modern appliances and complemented by a spacious pantry, ensuring ample space for all your gourmet ingredients and culinary tools. Recharge and rejuvenate in a well-maintained bathroom, designed with the modern dweller’s convenience in mind. Beyond the personal spaces, this property showcases a series of premium amenities such as with part-time doorman featuring a stu

Key facts

• Spacious pantry
• Stunning roof deck
• Built 1890

Tags

• RECENTLY RENOVATED KITCHEN
• SPACIOUS PANTRY
• STUNNING ROOF DECK

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $485k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $485k).
• Recommended offer: $456k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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; 31 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 $5,645/mo this rent would consume 62% 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 $26k of equity ($3k loan paydown + $23k 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.
• At projected returns (4.7% appreciation + 6.4% rent growth), your $136k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($456k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y 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 1890 — 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 $455,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — 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: 1.16% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.79%
• DSCR: 1.44
• GRM: 7.2

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: 22.7%
• Equity multiple: 2.44×
• Total profit: $195,040
• Equity at exit: $266,958

10-year hold

• IRR: 23.9%
• Equity multiple: 5.25×
• Total profit: $577,328
• Equity at exit: $454,387

Cash invested: $135,772 (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: 7.2×

Monthly cashflow live

• Estimated rent: $5,645 high
• Mortgage (P&I): −$2,543
• Tax est. 1.5%: −$606 /mo · $7,274/yr
• Insurance: −$202
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,185
• Net cashflow: $1,108

Break-even live

Break-even rent $4,242

Max offer price $484,900

Occupancy floor 75%

Sensitivity live

Price	-10% $1,443	-5% $1,276	+0% $1,108	+5% $941	+10% $773
Rent	-10% $662	-5% $885	+0% $1,108	+5% $1,331	+10% $1,554
Rate	-1.0pp $1,352	-0.5pp $1,232	base $1,108	+0.5pp $983	+1.0pp $855

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: $121,225
• Closing costs: $14,547
• 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	$6,310	$3.81	1d	1	0.22mi
30 Morningside Dr #2096 New York, NY	1.0–2.0	1.0–2.0	780	$5,550	$7.11	4d	2	0.31mi
202 W 102nd St Unit 1053014P New York, NY	2.0	2.0	538	$10,000	$18.59	22d	1	0.50mi
308 W 107th St Unit 1239985P New York, NY	1.0	1.0	559	$8,500	$15.21	22d	1	0.54mi
808 Columbus Ave New York, NY	2.0	1.0–2.0	773	$6,906	$8.93	1d	31	0.55mi
915 W End Ave #1020 New York, NY	1.0–3.0	1.0–2.0	851	$6,210	$7.30	2d	2	0.55mi
814 Amsterdam Ave #1019 New York, NY	1.0–2.0	1.0–2.0	800	$4,800	$6.00	25d	2	0.57mi
788 Columbus Ave #1323 New York, NY	1.0–3.0	1.0–1.5	900	$3,660	$4.07	25d	2	0.57mi
70 W 95th St New York, NY	1.0–4.0	1.0–2.0	1095	$9,999	$9.13	17d	1	0.73mi
266 W 96th St #2030 New York, NY	1.0	1.0	512	$5,800	$11.33	6d	1	0.80mi
255 W 94th St #686 New York, NY	1.0–2.0	1.0–2.0	750	$6,300	$8.40	2d	2	0.84mi
122 E 102nd St Unit 1021896P New York, NY	2.0	1.0	742	$5,429	$7.32	16d	1	0.89mi
212 W 91st St New York, NY	1.0–2.0	1.0–2.0	825	$4,695	$5.69	4d	4	0.99mi
212 W 91st St New York, NY	1.0–2.0	1.0–2.0	825	$4,725	$5.73	3d	3	0.99mi
212 W 91st St #416 New York, NY	1.0–2.0	1.0–2.0	825	$6,270	$7.60	6d	2	0.99mi
189 W 89th St New York, NY	2.0	1.0–2.0	716	$6,414	$8.95	1d	13	1.01mi
1501 Lexington Ave #932 New York, NY	1.0	1.0	583	$5,580	$9.56	4d	2	1.05mi
210 W 89th St #165 New York, NY	1.0	1.0	675	$7,520	$11.14	2d	2	1.08mi
175 E 96th St Unit 1251683P New York, NY	2.0	1.0	600	$5,305	$8.84	3d	2	1.11mi
215 E 96th St Unit 688 New York, NY	1.0	1.0	717	$7,960	$11.10	3d	1	1.17mi
43 W 85th St Unit 1470323P New York, NY	1.0	1.0	699	$6,466	$9.25	5d	1	1.19mi
215 E 95th St #1293 New York, NY	1.0–2.0	1.0–1.5	740	$5,520	$7.46	2d	2	1.21mi
132 W 134th St New York, NY	2.0	1.0	750	$4,500	$6.00	25d	1	1.27mi
160 E 88th St #1332 New York, NY	1.0	1.0	560	$5,670	$10.12	6d	1	1.37mi
200 E 89th St Unit 12G New York, NY	1.0	1.0	650	$5,000	$7.69	18d	1	1.39mi
45 W 81st St Unit 2011 New York, NY	1.0	1.0	450	$4,710	$10.47	25d	1	1.39mi
345 E 94th St #1470 New York, NY	2.0	1.0–2.0	710	$5,645	$7.95	4d	3	1.40mi
235 E 89th St Unit 1495783P New York, NY	2.0	1.0	699	$7,443	$10.65	21d	1	1.45mi
201 E 86th St #298 New York, NY	1.0–2.0	1.0–1.5	700	$7,210	$10.30	4d	2	1.47mi
1001 5th Ave Unit 3 New York, NY	1.0	1.0	450	$5,400	$12.00	25d	1	1.49mi
354 E 91st St #648 New York, NY	1.0–2.0	1.0	692	$5,600	$8.09	2d	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 15 events

1. 2025-08-15
   status Active
2. 2025-08-15
   historical
3. 2025-05-16
   status Pending
4. 2025-04-01
   price $449,000
5. 2025-04-01
   status Active
6. 2025-03-02
   historical
7. 2024-12-02
   listed $475,000 Active
8. 2024-07-26
   status Pending
9. 2024-05-22
   listed $484,900 Active
10. 2024-01-04
    historical
11. 2023-10-10
    price $509,900
12. 2023-09-13
    listed $529,900 Active
13. 2013-09-10
    soldstatus
14. 2013-09-03
    soldstatus
15. 2013-05-20
    listed $410,000

ⓘ 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: $67,736
• − Mortgage interest: −$27,162
• − Property taxes: −$7,274
• − Insurance: −$2,424
• − Repairs & maintenance: −$5,419
• − Management: −$5,419
• − Depreciation: −$14,106
• Taxable income: $5,932
• Est. tax owed @ 24.0%: −$1,424
• After-tax cash flow: $11,875/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

+9.5% since first listed

15 events — show timeline

• 2025-08-15 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-08-15 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-05-16 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-04-01 Price Changed $449,000 OneKey® MLS as Distributed by MLS Grid
• 2025-04-01 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-03-02 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-12-02 Listed $475,000 OneKey® MLS as Distributed by MLS Grid
• 2024-07-26 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-05-22 Listed $484,900 OneKey® MLS as Distributed by MLS Grid
• 2024-01-04 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2023-10-10 Price Changed $509,900 RLS at REBNY
• 2023-09-13 Listed $529,900 OneKey® MLS as Distributed by MLS Grid
• 2013-09-10 Sold (MLS) — RLS at REBNY
• 2013-09-03 Sold (MLS) — RLS at REBNY
• 2013-05-20 Listed $410,000 RLS at REBNY