101 W 115th St Unit 2C · New York, NY 10026

$495,000

2 bd · 1.0 ba · 850 sqft · SingleFamily · 97 Days on market

Built 1920 Est $760k · 35% under $563/mo HOA · 10% of rent

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Why this score? — see what drove the B- 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 +19.5/30.0
• ARV discount +15.0/15.0
• Appreciation +7.6/10.0
• 1% rule +6.6/10.0
• DSCR +6.2/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0

Listing remarks

Discover this bright and sun-filled 2-bedroom, 1-bath corner apartment with triple exposures, nestled in a charming pre-war HDFC Co-op in the heart of vibrant West Harlem. The apartment offers serene views of lush trees and boasts spacious, well-proportioned rooms throughout. The oversized, double-windowed eat-in kitchen that could conformably fit a dinning table. While the large windowed bathroom adds a touch of luxury. With ample storage options, including a walk-in closet, linen, and coat closets, plus elegant hardwood floors throughout, this home is both functional and stylish. The incredibly low monthly maintenance of $563 covers real estate taxes, water, and heat. The Stratford is a

Key facts

• Walk-in closet
• Triple exposures
• Corner apartment

Tags

• CORNER APARTMENT
• TRIPLE EXPOSURES
• OVERSIZED EAT-IN KITCHEN
• LARGE WINDOWED BATHROOM
• AMPLE STORAGE OPTIONS
• WALK-IN CLOSET

Property features AI

Finance

• Other: Elevator in the building; Pets not allowed in building
• HOA & community: Monthly association fee of $563

Exterior

• Home design: 6-story building; Entry on level 2; Zoned R7-2
• Exterior features: No notable exterior amenities listed; South and west exposures

Interior

• Bedrooms: Total of 4 rooms (bedrooms and living spaces combined); basement listed as Other
• Bathrooms: 1 full bathroom
• Interior features: Dining area; Has a view
• Laundry & utility: Common on-floor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $495k.

Deal economics

• At list price, monthly cash flow is $560 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $495k).
• Recommended offer: $450k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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 (+2.5%/yr); 96 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 4,467 units permitted in New York County in 2024 (4,463 in 5+ unit buildings).
• At $5,752/mo this rent would consume 85% of the median local household income ($81k/yr) (locally 2685% 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 $29k of equity ($3k loan paydown + $26k appreciation (5.3% local appreciation)).
• New York County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.3% appreciation + 2.5% rent growth), your $139k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($450k) 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.

Recommended offer $450,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.16% ✓
• Cap rate: 7.65%
• Cash-on-cash: 4.85%
• DSCR: 1.22
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $759,900
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2053 Frederick Douglass Blvd Unit 1-C	0.39mi	2/2.0	900 (+6%)	22mo	$805,000	$894	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.26% appreciation · 2.46% rent growth · sell at horizon

5-year hold

• IRR: 17.4%
• Equity multiple: 2.11×
• Total profit: $154,420
• Equity at exit: $288,304

10-year hold

• IRR: 17.2%
• Equity multiple: 4.09×
• Total profit: $427,637
• Equity at exit: $504,140

Cash invested: $138,600 (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 10026

• Home prices YoY: 1.6%
• Rents YoY: 2.5%
• Active inventory: 96
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $5,752 high
• Mortgage (P&I): −$2,596
• Tax est. 1.5%: −$619 /mo · $7,425/yr
• Insurance: −$206
• HOA: −$563
• Vacancy / Maint / Mgmt: −$1,208
• Net cashflow: $560

Break-even live

Break-even rent $5,043

Max offer price $495,000

Occupancy floor 85%

Sensitivity live

Price	-10% $902	-5% $731	+0% $560	+5% $389	+10% $218
Rent	-10% $106	-5% $333	+0% $560	+5% $787	+10% $1,015
Rate	-1.0pp $809	-0.5pp $686	base $560	+0.5pp $432	+1.0pp $301

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: $123,750
• Closing costs: $14,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
312 W 121st St Unit 5-A New York, NY	3.0	1.0	800	$4,655	$5.82	12d	1	0.46mi
77 E 110th St Unit 1322508P New York, NY	2.0	1.5	990	$6,360	$6.42	25d	1	0.46mi
506 Manhattan Ave Unit 1A New York, NY	3.0	1.0	800	$4,699	$5.87	12d	1	0.48mi
508 Manhattan Ave Unit 2C New York, NY	3.0	1.0	800	$4,699	$5.87	12d	1	0.48mi
312 W 121st St Unit 4C New York, NY	3.0	2.0	900	$4,854	$5.39	8d	1	0.48mi
230 W 126th St Unit 20C New York, NY	2.0	1.0	860	$4,555	$5.30	25d	1	0.56mi
30 Morningside Dr #2096 New York, NY	1.0–2.0	1.0–2.0	780	$8,940	$11.45	0d	2	0.57mi
1 Morningside Dr New York, NY	3.0	1.0–2.0	1655	$8,138	$4.92	0d	1	0.61mi
1399 Park Ave Unit 10C New York, NY	2.0	2.0	962	$5,500	$5.72	0d	1	0.75mi
420 Central Park W Unit 6K New York, NY	2.0	2.0	1060	$8,000	$7.55	22d	1	0.76mi
1635 Lexington Ave Unit 6D New York, NY	2.0	2.0	1112	$6,000	$5.40	25d	1	0.79mi
543 W 122nd St New York, NY	2.0	1.0–2.0	1057	$10,995	$10.40	3d	7	0.83mi
122 E 102nd St Unit 1021896P New York, NY	2.0	1.0	742	$5,429	$7.32	16d	1	0.85mi
319 E 109th St Unit 1021947P New York, NY	3.0	1.0	818	$7,260	$8.88	6d	1	0.85mi
2051 2nd Ave Unit 1565856P New York, NY	2.0	1.0	914	$6,836	$7.48	0d	1	0.89mi
132 W 134th St New York, NY	2.0	1.0	750	$4,500	$6.00	25d	1	0.90mi
308 W 107th St Unit 1239985P New York, NY	1.0	1.0	559	$5,497	$9.83	0d	1	0.99mi
202 W 102nd St Unit 1053014P New York, NY	2.0	2.0	538	$10,000	$18.59	22d	1	0.99mi
300 W 135th St Unit 9G New York, NY	3.0	2.0	1032	$5,500	$5.33	5d	1	1.00mi
808 Columbus Ave New York, NY	2.0	1.0–2.0	773	$9,876	$12.77	0d	30	1.02mi
915 W End Ave #1020 New York, NY	1.0–3.0	1.0–2.0	851	$7,305	$8.58	0d	2	1.03mi
788 Columbus Ave #1323 New York, NY	1.0–3.0	1.0–1.5	900	$6,320	$7.02	25d	2	1.05mi
50 W 97th St #1739 New York, NY	2.0	1.0	800	$6,560	$8.20	7d	1	1.05mi
814 Amsterdam Ave #1019 New York, NY	1.0–2.0	1.0–2.0	800	$5,270	$6.59	25d	2	1.06mi
2413 3rd Ave Bronx, NY	1.0–3.0	1.0–2.0	857	$4,022	$4.69	0d	21	1.07mi
1501 Lexington Ave #932 New York, NY	1.0	1.0	583	$7,403	$12.69	0d	3	1.08mi
5 Lincoln Ave Bronx, NY	1.0–3.0	1.0–2.5	1011	$5,136	$5.08	0d	184	1.08mi
53-55 E 95th St Unit 4A New York, NY	3.0	2.0	803	$7,495	$9.33	8d	1	1.09mi
175 E 96th St Unit 1251683P New York, NY	2.0	1.0	600	$6,380	$10.63	3d	2	1.13mi
160 W 97th St #1101 New York, NY	2.0	1.0	850	$6,050	$7.12	14d	1	1.14mi
70 W 95th St New York, NY	1.0–4.0	1.0–2.0	1095	$13,166	$12.02	17d	1	1.16mi
215 E 96th St Unit 688 New York, NY	1.0	1.0	717	$7,770	$10.84	0d	1	1.17mi
215 E 95th St #1293 New York, NY	1.0–2.0	1.0–1.5	740	$6,100	$8.24	0d	2	1.22mi
309 W 97th St Unit 5N New York, NY	2.0	2.0	900	$5,495	$6.11	25d	1	1.28mi
134 W 93rd St New York, NY	1.0	1.0	763	$4,700	$6.16	12d	1	1.30mi
255 W 94th St #686 New York, NY	1.0–2.0	1.0–2.0	750	$9,090	$12.12	0d	2	1.32mi
118 E 91st St Unit 1022052P New York, NY	3.0	1.0	592	$6,180	$10.44	8d	1	1.34mi
1377 Lexington Ave Unit 5CC New York, NY	2.0	1.0	796	$5,100	$6.41	20d	1	1.36mi
345 E 94th St #1470 New York, NY	2.0	1.0–2.0	710	$7,570	$10.65	4d	3	1.37mi
600 Columbus Ave Unit 1251680P New York, NY	1.0–2.0	1.0	900	$7,970	$8.86	0d	2	1.43mi

HOA detail

• Monthly dues: $563 · $6,756/yr
• Likely covers: water

Listing history 3 events

1. 2026-05-07
   status Active
2. 2026-02-12
   listed $495,000 Active
3. 2024-11-14
   price $495,000

ⓘ 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: $69,023
• − Mortgage interest: −$27,728
• − Property taxes: −$7,425
• − Insurance: −$2,475
• − Repairs & maintenance: −$5,522
• − Management: −$5,522
• − HOA: −$6,756
• − Depreciation: −$14,400
• Taxable loss: −$804
• Est. tax savings @ 24.0%: +$193
• After-tax cash flow: $6,915/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): 37,123
• Household income: $81,244
• Rent vs Own: 76.5% rent · 23.5% own
• Severe rent burden: 2685.0

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 0.69)
• Race & ethnicity: Black 45% White 25% Hispanic / Latino 18% Two or more races 11% Asian 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4% Dominican 8%
• Common ancestry: Lithuanian 2% Hispanic 2% Scotch-Irish 1%
• Foreign-born: 27% · Canada, China, Vietnam
• Languages at home: 67% English-only · Spanish 14% French/Haitian/Cajun 8% 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: ▲ 5.26%
• Current HPI: 330.628
• Rent YoY: ▲ 2.46%
• 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

+0.0% since first listed

3 events — show timeline

• 2026-05-07 Relisted — RLS at REBNY
• 2026-02-12 Listed $495,000 RLS at REBNY
• 2024-11-14 Price Changed $495,000 RLS at REBNY