303 W 146th St Unit 5F · New York, NY 10039

$435,000

1 bd · 1.0 ba · 670 sqft · Condo public records · 135 Days on market

Built 2005 $862/mo HOA · 26% of rent ↓ 8% 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +4.2/5.0
• Cash flow +4.0/30.0
• Livability +3.8/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0

Listing remarks

Welcome to Unit 5F at 303 West 146th Street, nestled in the vibrant heart of Central Harlem! This exquisite condo offers a delightful blend of modern amenities and classic charm, making it an extraordinary place to call home. Step inside, and you'll immediately notice the light pouring into the living space, adorned with gleaming hardwood floors and an open kitchen concept with a dishwasher, and plentiful space for culinary creativity. Enjoy meals in the lovely dining alcove, adjacent to the expansive living room, where south-facing oversized windows offer natural light throughout the day. You will find plenty of local attractions, parks, and convenient transportation options nearby. Discov

Key facts

• Virtual doorman
• Granite countertops
• Open kitchen

Tags

• OPEN KITCHEN
• GE STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• GRAY PORCELAIN BACKSPLASH
• OVERSIZED SOUTH-FACING WINDOWS
• VIRTUAL DOORMAN

Property features AI

Finance

• Other: Pets not allowed in building
• Financial info: 14 total units in the building
• HOA & community: Monthly association fee of $862

Exterior

• Home design: Located on entry level 7; Building name: Sugar Ridge; 6-story building
• Construction: Elevator in building
• Exterior features: Private outdoor space under 60 sqft; South exposure; Has a view

Interior

• Kitchen: Dishwasher
• Bedrooms: Bedroom information not specified
• Bathrooms: 1 full bathroom
• Interior features: Three total rooms; Basement: Other
• Laundry & utility: No building laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $435k.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• To cash-flow at today's rent, offer at most $259k (40.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $335k (22.9% below list).
• Recommended offer: $259k (40.5% below list) — sets the bar for cash-flow.

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); 42 active listings in the ZIP; 3 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 $3,355/mo this rent would consume 89% of the median local household income ($45k/yr) (locally 2826% 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 $47k of equity ($3k loan paydown + $44k appreciation (10.0% 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 ~$75k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($383k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 13y ago; this cycle's ask has dropped $30k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.

Recommended offer $258,747 (40.5% 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 135 days. Have you received any prior offers? Is the seller open to a 41% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.77% ✗
• Cap rate: 2.93%
• Cash-on-cash: -12.00%
• DSCR: 0.47
• GRM: 10.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 6.68% rent growth · sell at horizon

5-year hold

• IRR: 17.1%
• Equity multiple: 2.42×
• Total profit: $172,795
• Equity at exit: $391,882

10-year hold

• IRR: 17.1%
• Equity multiple: 5.94×
• Total profit: $601,314
• Equity at exit: $845,109

Cash invested: $121,800 (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 10039

• Home prices YoY: 2.6%
• Rents YoY: 6.7%
• Active inventory: 42
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $3,355 medium
• Mortgage (P&I): −$2,281
• Tax est. 1.5%: −$544 /mo · $6,525/yr
• Insurance: −$181
• HOA: −$862
• Vacancy / Maint / Mgmt: −$704
• Net cashflow: $-1,218

Break-even live

Break-even rent $4,896

Max offer price $258,747

Occupancy floor —

Sensitivity live

Price	-10% $-917	-5% $-1,068	+0% $-1,218	+5% $-1,368	+10% $-1,519
Rent	-10% $-1,483	-5% $-1,351	+0% $-1,218	+5% $-1,086	+10% $-953
Rate	-1.0pp $-999	-0.5pp $-1,107	base $-1,218	+0.5pp $-1,331	+1.0pp $-1,445

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: $108,750
• Closing costs: $13,050
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.69mi
2413 3rd Ave Bronx, NY	1.0–3.0	1.0–2.0	857	$2,900	$3.38	12d	23	1.19mi
5 Lincoln Ave Bronx, NY	1.0–3.0	1.0–2.5	1011	$2,856	$2.82	2d	183	1.30mi

HOA detail condo

• Monthly dues: $862 · $10,344/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $435,000 Active 135 DOM
2. 2026-06-17
   days on market $435,000 Active 134 DOM
3. 2026-06-15
   days on market $435,000 Active 132 DOM
4. 2026-06-13
   days on market $435,000 Active 130 DOM
5. 2026-06-10
   days on market $435,000 Active 126 DOM
6. 2026-06-08
   days on market $435,000 Active 125 DOM
7. 2026-06-04
   days on market $435,000 Active 121 DOM
8. 2026-06-03
   days on market $435,000 Active 120 DOM
9. 2026-06-01
   days on market $435,000 Active 118 DOM
10. 2026-05-31
    days on market $435,000 Active 117 DOM
11. 2026-04-29
    price $435,000
12. 2026-02-25
    status Active
13. 2026-01-21
    listed $465,000 Active
14. 2022-04-06
    price $495,000
15. 2022-03-09
    price $519,000
16. 2022-02-04
    listed $560,000 Active
17. 2021-10-21
    price $595,000
18. 2021-09-23
    listed $611,000 Active
19. 2014-06-06
    listed $525,000
20. 2014-06-06
    listed $525,000
21. 2013-05-08
    listed $475,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $40,255
• − Mortgage interest: −$24,367
• − Property taxes: −$6,525
• − Insurance: −$2,175
• − Repairs & maintenance: −$3,220
• − Management: −$3,220
• − HOA: −$10,344
• − Depreciation: −$12,655
• Taxable loss: −$22,251
• Est. tax savings @ 24.0%: +$5,340
• After-tax cash flow: $-9,276/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): 32,492
• Household income: $45,371
• Rent vs Own: 86.3% rent · 13.7% own
• Severe rent burden: 2826.0

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 0.60)
• Race & ethnicity: Black 53% Hispanic / Latino 33% Two or more races 18% White 7% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 6% Dominican 14%
• Common ancestry: Scotch-Irish 1% Iranian 1% Romanian 1%
• Foreign-born: 23% · Canada, China
• Languages at home: 65% English-only · Spanish 28% French/Haitian/Cajun 3% Chinese 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: ▲ 20.96%
• Current HPI: 833.2625
• Rent YoY: ▲ 6.68%
• 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

-8.4% since first listed

11 events — show timeline

• 2026-04-29 Price Changed $435,000 RLS at REBNY
• 2026-02-25 Relisted — RLS at REBNY
• 2026-01-21 Listed $465,000 RLS at REBNY
• 2022-04-06 Price Changed $495,000 RLS at REBNY
• 2022-03-09 Price Changed $519,000 RLS at REBNY
• 2022-02-04 Listed $560,000 RLS at REBNY
• 2021-10-21 Price Changed $595,000 RLS at REBNY
• 2021-09-23 Listed $611,000 RLS at REBNY
• 2014-06-06 Listed $525,000 RLS at REBNY
• 2014-06-06 Listed $525,000 RLS at REBNY
• 2013-05-08 Listed $475,000 RLS at REBNY

Property tax history

-0.3%/yr

Latest (2025): $22 · +0.0% YoY. Source: county tax records.