305 W 150th St #204 · New York, NY 10039

$415,000

1 bd · 1.0 ba · 594 sqft · Condo public records · 310 Days on market

Built 1921 $432/mo HOA · 13% of rent

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.1/30.0
• Schools +5.0/10.0
• Rent growth +4.2/5.0
• Livability +3.8/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• DSCR +0.4/10.0

Listing remarks

Smartly Designed Floor Plan - 10" Ceilings with Tree Top Views - Full-Service Pre-war Condo Positioned just across from Jackie Robinson Park, Residence 204 at 305 West 150th Street is a clever and comfortable one-bedroom home that offers both charm and utility in equal measure. At approximately 594 square feet , this layout is thoughtfully configured to maximize every inch , pairing prewar proportions with modern-day conveniences. Soaring 10-foot ceilings and solid oak floors anchor the space, while oversized windows bring in natural light and a view of treetops that softens the urban edge. The open, windowed kitchen is outfitted with stainless steel appliances (including a dishwash

Key facts

• Deep soaking tub
• $432 HOA
• Built 1921

Tags

• FULL SERVICE PRE WAR CONDO
• OPEN WINDOWED KITCHEN
• STAINLESS STEEL APPLIANCES
• DEEP SOAKING TUB
• IN UNIT WASHER DRYER COMBO
• FLOOR TO CEILING TILED BATH

Property features AI

Finance

• Other: Building amenities include bike storage and elevators; Pets: Building allows pets, but tenant pets not permitted
• HOA & community: Monthly association fee of $432

Exterior

• Home design: 7-story building; Entry on level 2; Building name: No. 305 On The Park
• Exterior features: Building courtyard; North exposure

Interior

• Bathrooms: 1 full bathroom
• Interior features: Total of 3 rooms; Has a basement (other type); Unit has a view
• Laundry & utility: Washer hookup; In-unit laundry possible; Building has additional laundry options

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $415k.

Deal economics

• At list price, monthly cash flow is $-783 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $277k (33.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $332k (20.1% below list).
• Recommended offer: $277k (33.3% below list) — sets the bar for cash-flow.
• Cap rate 4.0% 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 (+6.7%/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 $3,316/mo this rent would consume 88% 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 $44k of equity ($3k loan paydown + $42k 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 ~$71k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 310 days — a 12% lower offer ($365k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y 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 1921 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $276,693 (33.3% 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 310 days. Have you received any prior offers? Is the seller open to a 33% 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: 0.80% ✗
• Cap rate: 4.03%
• Cash-on-cash: -8.09%
• DSCR: 0.64
• GRM: 10.4

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: 19.8%
• Equity multiple: 2.63×
• Total profit: $189,266
• Equity at exit: $373,865

10-year hold

• IRR: 19.1%
• Equity multiple: 6.40×
• Total profit: $627,277
• Equity at exit: $806,254

Cash invested: $116,200 (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: 10.4×

Monthly cashflow live

• Estimated rent: $3,316 medium
• Mortgage (P&I): −$2,176
• Tax from tax record: −$621 /mo · $7,458/yr
• Insurance: −$173
• HOA: −$432
• Vacancy / Maint / Mgmt: −$696
• Net cashflow: $-783

Break-even live

Break-even rent $4,307

Max offer price $276,693

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: $103,750
• Closing costs: $12,450
• 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	24d	1	0.84mi
2413 3rd Ave Bronx, NY	1.0–3.0	1.0–2.0	857	$2,900	$3.38	11d	23	1.27mi
5 Lincoln Ave Bronx, NY	1.0–3.0	1.0–2.5	1011	$2,856	$2.82	1d	183	1.38mi

HOA detail condo

• Monthly dues: $432 · $5,184/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $415,000 Active 310 DOM
2. 2026-06-17
   days on market $415,000 Active 309 DOM
3. 2026-06-15
   days on market $415,000 Active 307 DOM
4. 2026-06-13
   days on market $415,000 Active 305 DOM
5. 2026-06-10
   days on market $415,000 Active 301 DOM
6. 2026-06-08
   days on market $415,000 Active 300 DOM
7. 2026-06-03
   days on market $415,000 Active 295 DOM
8. 2026-06-01
   days on market $415,000 Active 293 DOM
9. 2026-05-31
   days on market $415,000 Active 292 DOM
10. 2025-11-11
    status Active
11. 2025-08-04
    listed $415,000 Active
12. 2014-02-03
    listed $365,000
13. 2014-02-03
    listed $370,110
14. 2014-02-03
    listed $365,000
15. 2014-02-03
    listed $365,000

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

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $7,458 · $621/mo
• Projected year-2 tax: $7,458 · $621/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 27% 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 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,794
• − Mortgage interest: −$23,246
• − Property taxes: −$7,458
• − Insurance: −$2,075
• − Repairs & maintenance: −$3,184
• − Management: −$3,184
• − HOA: −$5,184
• − Depreciation: −$12,073
• Taxable loss: −$16,609
• Est. tax savings @ 24.0%: +$3,986
• After-tax cash flow: $-5,409/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

+13.7% since first listed

6 events — show timeline

• 2025-11-11 Relisted — RLS at REBNY
• 2025-08-04 Listed $415,000 RLS at REBNY
• 2014-02-03 Listed $365,000 RLS at REBNY
• 2014-02-03 Listed $365,000 RLS at REBNY
• 2014-02-03 Listed $370,110 RLS at REBNY
• 2014-02-03 Listed $365,000 RLS at REBNY

Property tax history

+9.0%/yr

Latest (2025): $7,458 · +1.7% YoY. Source: county tax records.