536 W 163rd St Unit 3D · New York, NY 10032

$610,000

3 bd · 1.0 ba · 900 sqft · Condo · 380 Days on market

Built 1920 ↓ 2% 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).

• Appreciation +8.8/10.0
• Cash flow +7.7/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.8/10.0

Listing remarks MLS

This Co-op Style Home Features 3 Bedrooms, Full Bath and Eat in Kitchen. The information provided is estimated to the best of our abilities at this time.

Key facts

• Built 1920
• Listed 380 days

Property features AI

Finance

• HOA & community: Has association; Association fee includes: Other

Exterior

• Parking: No carport
• Utilities: Sewer: Other; Utilities: See remarks
• Home design: Stock cooperative
• Construction: Brick construction
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: No appliances listed
• Bedrooms: Total of 5 rooms (bedrooms and living spaces combined)
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating (oil); No central air conditioning
• Interior features: Eat-in kitchen; No central cooling; Hot water heating (oil)
• Laundry & utility: No basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath condo listed at $610k.

Deal economics

• At list price, monthly cash flow is $-703 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $508k (16.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $445k (27.1% below list).
• Recommended offer: $445k (27.1% below list) — sets the bar for 1% rule.
• Cap rate 4.9% 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 (+2.8%/yr); 79 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 4,467 units permitted in New York County in 2024 (4,463 in 5+ unit buildings).
• At $4,446/mo this rent would consume 94% of the median local household income ($57k/yr) (locally 5464% 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 $51k of equity ($4k loan paydown + $47k appreciation (7.7% 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 ~$82k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 380 days — a 12% lower offer ($537k) 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 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 6→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $444,645 (27.1% 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 380 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1920 — 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: 0.73% ✗
• Cap rate: 4.91%
• Cash-on-cash: -4.94%
• DSCR: 0.78
• GRM: 11.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.66% appreciation · 2.84% rent growth · sell at horizon

5-year hold

• IRR: 15.4%
• Equity multiple: 2.13×
• Total profit: $192,691
• Equity at exit: $449,412

10-year hold

• IRR: 15.1%
• Equity multiple: 4.46×
• Total profit: $590,795
• Equity at exit: $879,028

Cash invested: $170,800 (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 10032

• Home prices YoY: 1.8%
• Rents YoY: 2.8%
• Active inventory: 79
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $4,446 medium
• Mortgage (P&I): −$3,199
• Tax est. 1.5%: −$762 /mo · $9,150/yr
• Insurance: −$254
• HOA: −$0
• Vacancy / Maint / Mgmt: −$934
• Net cashflow: $-703

Break-even live

Break-even rent $5,336

Max offer price $508,293

Occupancy floor —

Sensitivity live

Price	-10% $-281	-5% $-492	+0% $-703	+5% $-914	+10% $-1,124
Rent	-10% $-1,054	-5% $-879	+0% $-703	+5% $-527	+10% $-352
Rate	-1.0pp $-396	-0.5pp $-548	base $-703	+0.5pp $-861	+1.0pp $-1,022

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: $152,500
• Closing costs: $18,300
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
40 Pinehurst Ave Ph 7B New York, NY	2.0	2.0	1043	$5,200	$4.99	12d	1	0.88mi
300 W 135th St Unit 9G New York, NY	3.0	2.0	1032	$5,500	$5.33	6d	1	1.46mi

HOA detail condo

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

Listing history 14 events

1. 2026-06-21
   days on market $610,000 Active 380 DOM
2. 2026-06-18
   days on market $610,000 Active 377 DOM
3. 2026-06-17
   days on market $610,000 Active 376 DOM
4. 2026-06-15
   days on market $610,000 Active 374 DOM
5. 2026-06-13
   days on market $610,000 Active 372 DOM
6. 2026-06-10
   days on market $610,000 Active 368 DOM
7. 2026-06-08
   days on market $610,000 Active 367 DOM
8. 2026-06-03
   days on market $610,000 Active 362 DOM
9. 2026-06-01
   days on market $610,000 Active 360 DOM
10. 2026-05-31
    days on market $610,000 Active 359 DOM
11. 2026-02-09
    price $610,000 153-char remark

    Show marketing remark (153 chars)

    This Co-op Style Home Features 3 Bedrooms, Full Bath and Eat in Kitchen. The information provided is estimated to the best of our abilities at this time.

12. 2026-02-09
    price $610,000

    Show marketing remark (153 chars)

    This Co-op Style Home Features 3 Bedrooms, Full Bath and Eat in Kitchen. The information provided is estimated to the best of our abilities at this time.

13. 2026-01-06
    listed $625,000 Active 153-char remark

    Show marketing remark (153 chars)

    This Co-op Style Home Features 3 Bedrooms, Full Bath and Eat in Kitchen. The information provided is estimated to the best of our abilities at this time.

14. 2025-06-06
    listed $625,000 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 6 d/yr ≥99°F today · 13 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: $53,357
• − Mortgage interest: −$34,169
• − Property taxes: −$9,150
• − Insurance: −$3,050
• − Repairs & maintenance: −$4,269
• − Management: −$4,269
• − Depreciation: −$17,745
• Taxable loss: −$19,295
• Est. tax savings @ 24.0%: +$4,631
• After-tax cash flow: $-3,804/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): 55,610
• Household income: $56,829
• Rent vs Own: 91.5% rent · 8.5% own
• Severe rent burden: 5464.0

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 0.57)
• Race & ethnicity: Hispanic / Latino 62% White 17% Two or more races 14% Black 12% Asian 5%
• Hispanic origin (detail): Mexican 5% Puerto Rican 4% Dominican 42%
• Common ancestry: Romanian 1% Hispanic 1% Lithuanian 1%
• Foreign-born: 44% · Canada, China
• Languages at home: 38% English-only · Spanish 54% Other Indo-European 3% Chinese 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: ▲ 7.66%
• Current HPI: 431.3199
• Rent YoY: ▲ 2.84%
• 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

-2.4% since first listed

4 events — show timeline

• 2026-02-09 Price Changed $610,000 RLS at REBNY
• 2026-02-09 Price Changed $610,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-06 Listed $625,000 RLS at REBNY
• 2025-06-06 Listed $625,000 OneKey® MLS as Distributed by MLS Grid