854 W 181st St Unit 4C · New York, NY 10033

$385,000

1 bd · 1.0 ba · 744 sqft · Condo public records · 128 Days on market

Built 1909 ↓ 3% since listing

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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).

• Cash flow +9.3/30.0
• ARV discount +7.5/15.0
• Appreciation +6.1/10.0
• Schools +5.0/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• 1% rule +2.8/10.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0

Listing remarks

* TIMELESS CHARM | HIGH CEILINGS | NEW LIGHTING FIXTURES | GRACIOUS ENTRY FOYER | ARCHED DOORWAYS | PICTURE RAIL MOLDING * MOTIVATED SELLER: This bright one-bedroom pre-war co-op is located in a classic, well-maintained, financially sound building and showcases abundant original details throughout. The home features hardwood floors, high ceilings, new lighting fixtures, and four generously sized closets that offer exceptional storage. A gracious entry foyer welcomes you in, while timeless architectural touches such as arched doorways and picture rail molding add warmth and character. Residents enjoy access to a beautiful, tranquil rooftop deck with panoramic views of the George Washington

Key facts

• Rooftop deck
• Fort tryon park
• Bennett park

Tags

• ROOFTOP DECK
• COURTYARD
• BENNETT PARK
• FORT TRYON PARK
• HUDSON RIVER
• PUBLIC TRANSPORTATION

Property features AI

Finance

• HOA & community: Managed by Blue Woods Management; Association fees billed monthly

Exterior

• Parking: On-street parking
• Utilities: Public sewer; Public trash collection
• Home design: Stock cooperative; 6-story building; Entry on 4th level
• Construction: Brick exterior
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: 3 rooms total (includes bedrooms and living areas) — entry level: 4
• Flooring: Hardwood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Steam heating; Wall/window air conditioning unit(s)
• Interior features: High ceilings; Common area laundry; Pets allowed
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $385k.

Deal economics

• At list price, monthly cash flow is $-284 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $344k (10.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $301k (21.9% below list).
• Recommended offer: $301k (21.9% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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 (+6.5%/yr); 91 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,467 units permitted in New York County in 2024 (4,463 in 5+ unit buildings).
• At $3,009/mo this rent would consume 48% of the median local household income ($75k/yr) (locally 4751% 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 $11k of equity ($3k loan paydown + $8k appreciation (2.2% local appreciation)).
• New York County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($339k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1909 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% 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 $300,876 (21.9% 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 128 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1909 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.78% ✗
• Cap rate: 5.41%
• Cash-on-cash: -3.16%
• DSCR: 0.86
• GRM: 10.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.18% appreciation · 6.53% rent growth · sell at horizon

5-year hold

• IRR: 3.8%
• Equity multiple: 1.21×
• Total profit: $23,045
• Equity at exit: $155,694

10-year hold

• IRR: 9.3%
• Equity multiple: 2.37×
• Total profit: $147,624
• Equity at exit: $227,190

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 10033

• Home prices YoY: 1.4%
• Rents YoY: 6.5%
• Active inventory: 91
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $3,009 high
• Mortgage (P&I): −$2,019
• Tax est. 1.5%: −$481 /mo · $5,775/yr
• Insurance: −$160
• HOA: −$0
• Vacancy / Maint / Mgmt: −$632
• Net cashflow: $-284

Break-even live

Break-even rent $3,368

Max offer price $343,944

Occupancy floor —

Sensitivity live

Price	-10% $-18	-5% $-151	+0% $-284	+5% $-417	+10% $-550
Rent	-10% $-521	-5% $-403	+0% $-284	+5% $-165	+10% $-46
Rate	-1.0pp $-90	-0.5pp $-186	base $-284	+0.5pp $-383	+1.0pp $-485

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 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2329 Hudson Ter Fort Lee, NJ	1.0–2.0	1.0	750	$1,795	$2.39	25d	2	1.24mi
2339 Hudson Ter Unit D17 Fort Lee, NJ	1.0	1.0	620	$1,900	$3.06	25d	1	1.28mi
69 Main St Fort Lee, NJ	2.0	1.0–2.0	1126	$3,925	$3.48	25d	7	1.31mi
2100 N Central Rd Fort Lee, NJ	1.0	1.0	700	$4,430	$6.32	2d	17	1.31mi
800 Park Ave Fort Lee, NJ	3.0	1.0–3.0	1122	$5,704	$5.08	1d	42	1.36mi
2040 Hudson St Unit 514 Fort Lee, NJ	—	1.0	590	$2,358	$4.00	25d	1	1.49mi
2030 Hudson St Fort Lee, NJ	3.0	1.0–2.5	1341	$4,517	$3.37	1d	1	1.49mi

HOA detail condo

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

Listing history 13 events

1. 2026-06-18
   days on market $385,000 Active 128 DOM
2. 2026-06-17
   days on market $385,000 Active 127 DOM
3. 2026-06-15
   days on market $385,000 Active 125 DOM
4. 2026-06-13
   days on market $385,000 Active 123 DOM
5. 2026-06-10
   days on market $385,000 Active 119 DOM
6. 2026-06-08
   days on market $385,000 Active 118 DOM
7. 2026-06-04
   days on market $385,000 Active 114 DOM
8. 2026-06-03
   days on market $385,000 Active 113 DOM
9. 2026-06-01
   days on market $385,000 Active 111 DOM
10. 2026-05-31
    days on market $385,000 Active 110 DOM
11. 2026-03-31
    price $385,000
12. 2026-03-05
    status Active
13. 2026-01-24
    listed $395,000 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 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,105
• − Mortgage interest: −$21,566
• − Property taxes: −$5,775
• − Insurance: −$1,925
• − Repairs & maintenance: −$2,888
• − Management: −$2,888
• − Depreciation: −$11,200
• Taxable loss: −$10,138
• Est. tax savings @ 24.0%: +$2,433
• After-tax cash flow: $-972/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): 54,838
• Household income: $75,040
• Rent vs Own: 84.2% rent · 15.8% own
• Severe rent burden: 4751.0

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: Majority Hispanic (63%)
• Race & ethnicity: Hispanic / Latino 63% White 27% Two or more races 20% Black 4% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Cuban 3% Dominican 39%
• Common ancestry: Scotch-Irish 2% Romanian 2% Lithuanian 1%
• Foreign-born: 41% · Canada, China, Jamaica
• Languages at home: 36% English-only · Spanish 56% Russian/Polish/Slavic 2% Other Indo-European 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: ▲ 2.18%
• Current HPI: 164.3121
• Rent YoY: ▲ 6.53%
• 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

-2.5% since first listed

3 events — show timeline

• 2026-03-31 Price Changed $385,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-05 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-01-24 Listed $395,000 OneKey® MLS as Distributed by MLS Grid