107 W 131st St · New York, NY 10027

$2,000,000

12 bd · 12.0 ba · 2,888 sqft · MultiFamily public records · 111 Days on market

Built 1910 1,799 sqft lot

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Why this score? — see what drove the C- 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 +16.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Schools +5.0/10.0
• Appreciation +4.4/10.0
• Livability +3.8/5.0
• 1% rule +3.2/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

This meticulously maintained residence offers a spacious three-bedroom, 2.5-bath triplex owner’s unit, thoughtfully designed across the upper floors. Soaring ceilings, gleaming hardwood floors, and oversized windows fill the home with natural light and warmth. The gourmet kitchen features stainless steel appliances and a center island, creating the perfect setting for both everyday living and entertaining. The top-floor primary suite serves as a private retreat, complete with an en-suite bath featuring a jacuzzi tub and separate shower. Conveniently located laundry on the top level adds to the home’s practical layout. The garden level one-bedroom apartment offers incredible vers

Key facts

• Direct access
• Private backyard
• Gourmet kitchen

Tags

• GOURMET KITCHEN
• PRIVATE BACKYARD
• TOP-FLOOR PRIMARY SUITE
• GARDEN LEVEL APARTMENT
• DIRECT ACCESS
• CONVENIENTLY LOCATED LAUNDRY

Property features AI

Exterior

• Parking: No carport; No designated parking
• Utilities: Con-Edison electric; Public sewer; Cable connected; Electricity connected; Natural gas connected; Phone available; Sewer connected; Public trash collection; Water connected
• Home design: Duplex
• Construction: Stone and stucco construction
• Exterior features: Stone and stucco exterior; Not waterfront

Interior

• Kitchen: Eat-in kitchen; Open kitchen; Kitchen island; Granite counters; Pantry
• Bedrooms: One 1-bedroom unit; One 3-bedroom unit
• Bathrooms: Three full bathrooms
• Heating & cooling: Hot water heating; No central air
• Interior features: First-floor bedroom; First-floor full bathroom; Chandelier; Crown molding; Eat-in kitchen; Entrance foyer; Formal dining room; Granite countertops; High ceilings; Kitchen island; Natural woodwork; Open floor plan; Open kitchen; Original details; Pantry; Primary bathroom; Storage; Walk-in closet(s); Washer/Dryer hookup
• Laundry & utility: Washer/Dryer hookup

What this means for you Summary

Snapshot

• This is a 3 × 4-bed/4.0-bath units multifamily listed at $2.00M.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $357/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.65M (17.7% below list).
• Recommended offer: $1.65M (17.7% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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 (+2.7%/yr); 175 active listings in the ZIP; 4,467 units permitted in New York County in 2024 (4,463 in 5+ unit buildings).
• At $16,465/mo this rent would consume 332% of the median local household income ($60k/yr) (locally 5635% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-1.3%/yr); year-one equity from $14k of loan paydown is wiped out by about $25k of value loss. Plan a longer hold.
• New York County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($1.82M) is reasonable based on typical stale-listing flexibility.
• Current owner paid $18k; list at $2.00M implies a 10711% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 $1,646,500 (17.7% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
10. 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.
11. 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: 0.82% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.30%
• DSCR: 1.10
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.26% appreciation · 2.71% rent growth · sell at horizon

5-year hold

• IRR: -4.7%
• Equity multiple: 0.80×
• Total profit: $-111,400
• Equity at exit: $457,950

10-year hold

• IRR: 2.1%
• Equity multiple: 1.19×
• Total profit: $106,740
• Equity at exit: $460,037

Cash invested: $560,000 (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 10027

• Home prices YoY: -0.3%
• Rents YoY: 2.7%
• Active inventory: 175
• Price-to-rent: 30.4×

Monthly cashflow live

• Estimated rent: $16,465 high
• Mortgage (P&I): −$10,488
• Tax from tax record: −$615 /mo · $7,375/yr
• Insurance: −$833
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,458
• Net cashflow: $1,071

Break-even live

Break-even rent $15,109

Max offer price $2,000,000

Occupancy floor 88%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	4	4	$16,464
Total (3 units)			$16,465

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: $500,000
• Closing costs: $60,000
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $2,000,000 Active 111 DOM
2. 2026-06-17
   days on market $2,000,000 Active 110 DOM
3. 2026-06-15
   days on market $2,000,000 Active 108 DOM
4. 2026-06-13
   days on market $2,000,000 Active 106 DOM
5. 2026-06-10
   days on market $2,000,000 Active 102 DOM
6. 2026-06-08
   days on market $2,000,000 Active 101 DOM
7. 2026-06-08
   days on market $2,000,000 Active 100 DOM
8. 2026-06-04
   days on market $2,000,000 Active 97 DOM
9. 2026-06-03
   days on market $2,000,000 Active 96 DOM
10. 2026-06-01
    days on market $2,000,000 Active 94 DOM
11. 2026-05-31
    days on market $2,000,000 Active 93 DOM
12. 2026-02-27
    listed $2,000,000 Active
13. 1979-12-06
    soldstatus $18,500

ⓘ 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: $7,375 · $615/mo
• Projected year-2 tax: $20,587 · $1,716/mo
• Expected delta: +$13,213/yr (+$1,101/mo · 179.2%)

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

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: $197,580
• − Mortgage interest: −$112,031
• − Property taxes: −$7,375
• − Insurance: −$10,000
• − Repairs & maintenance: −$15,806
• − Management: −$15,806
• − Depreciation: −$58,182
• Taxable loss: −$21,620
• Est. tax savings @ 24.0%: +$5,189
• After-tax cash flow: $18,044/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): 63,885
• Household income: $59,587
• Rent vs Own: 82.6% rent · 17.4% own
• Severe rent burden: 5635.0

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: Highly diverse neighborhood (Simpson 0.75)
• Race & ethnicity: Black 33% White 27% Hispanic / Latino 24% Asian 10% Two or more races 9%
• Hispanic origin (detail): Mexican 3% Puerto Rican 5% Dominican 10%
• Common ancestry: Lithuanian 1% Scotch-Irish 1% Romanian 1%
• Foreign-born: 26% · Canada, China, South Korea
• Languages at home: 61% English-only · Spanish 18% French/Haitian/Cajun 5% Chinese 4%

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: ▼ -1.26%
• Current HPI: 414.8385
• Rent YoY: ▲ 2.71%
• 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

+10710.8% since first listed

2 events — show timeline

• 2026-02-27 Listed $2,000,000 OneKey® MLS as Distributed by MLS Grid
• 1979-12-06 Sold (Public Records) $18,500 Public Records

Property tax history

+3.4%/yr

Latest (2025): $7,375 · -19.2% YoY. Source: county tax records.