67 W 107th St #11 · New York, NY 10025

$595,000

2 bd · 1.0 ba · 532 sqft · Condo public records · 31 Days on market

Built 1909 $764/mo HOA · 17% of rent ↓ 6% 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).

• ARV discount +7.5/15.0
• Appreciation +7.4/10.0
• Cash flow +6.2/30.0
• Schools +5.0/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +0.5/10.0

Listing remarks

WASHER/DRYER INSTALLATION ALLOWED AND INVESTOR FRIENDLY!Located in the heart of Manhattan Valley, this TRUE two bedroom/one bathroom condo has both western and northern exposures. Just two short flights up the stairs, the pre-war apartment features high ceilings, windowed kitchen and bath, dishwasher, hardwood floors, radiator heat. The building has a live-in super, and is steps away from the B/C subway and Central Park. Sublets and pets are permitted!Sitting on a treelined block, this quiet cozy apartment features windowed kitchen with dishwasher, windowed bathroom, and hardwood floors throughout. Property tax shown is with primary residence abatement. The building is part of a 3 building

Key facts

• Live in super
• Windowed kitchen
• Bike room

Tags

• WINDOWED KITCHEN
• WINDOWED BATHROOM
• HARDWOOD FLOORS
• LIVE IN SUPER
• BIKE ROOM
• STEPS AWAY FROM SUBWAY

Property features AI

Finance

• HOA & community: Monthly association fee of $764; Building allows pets

Exterior

• Utilities: Cooling provided by window units
• Home design: 5-story building; Entry on level 3
• Exterior features: North and west exposures; Has a view

Interior

• Kitchen: Kitchen with window
• Bedrooms: Total of 4 rooms (includes bedrooms and living areas)
• Bathrooms: 1 full bathroom
• Heating & cooling: Window air conditioning units
• Interior features: Kitchen window; Intercom
• Laundry & utility: Laundry details listed in remarks

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $595k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $402k (32.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $453k (23.8% below list).
• Recommended offer: $402k (32.4% below list) — sets the bar for cash-flow.
• Cap rate 4.1% 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 (+6.4%/yr); 304 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 $4,534/mo this rent would consume 50% of the median local household income ($109k/yr) (locally 7824% 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 $32k of equity ($4k loan paydown + $28k appreciation (4.7% 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 ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($577k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.
• Current owner paid $233k; list at $595k implies a 156% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1909 — 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 $402,365 (32.4% 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 31 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Built in 1909 — 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. 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: 0.76% ✗
• Cap rate: 4.09%
• Cash-on-cash: -7.85%
• DSCR: 0.65
• GRM: 10.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.73% appreciation · 6.4% rent growth · sell at horizon

5-year hold

• IRR: 7.0%
• Equity multiple: 1.45×
• Total profit: $75,111
• Equity at exit: $327,573

10-year hold

• IRR: 10.5%
• Equity multiple: 2.97×
• Total profit: $328,481
• Equity at exit: $557,559

Cash invested: $166,600 (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 10025

• Home prices YoY: 1.7%
• Rents YoY: 6.4%
• Active inventory: 304
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $4,534 medium
• Mortgage (P&I): −$3,120
• Tax from tax record: −$541 /mo · $6,486/yr
• Insurance: −$248
• HOA: −$764
• Vacancy / Maint / Mgmt: −$952
• Net cashflow: $-1,090

Break-even live

Break-even rent $5,915

Max offer price $402,365

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: $148,750
• Closing costs: $17,850
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Morningside Dr New York, NY	3.0	1.0–2.0	1655	$8,145	$4.92	1d	1	0.17mi
30 Morningside Dr #2096 New York, NY	1.0–2.0	1.0–2.0	780	$9,000	$11.53	3d	2	0.31mi
202 W 102nd St Unit 1053014P New York, NY	2.0	2.0	538	$10,000	$18.59	22d	1	0.35mi
308 W 107th St Unit 1239985P New York, NY	1.0	1.0	559	$8,500	$15.21	22d	1	0.40mi
915 W End Ave #1020 New York, NY	1.0–3.0	1.0–2.0	851	$7,375	$8.67	1d	2	0.40mi
814 Amsterdam Ave #1019 New York, NY	1.0–2.0	1.0–2.0	800	$5,270	$6.59	24d	2	0.43mi
808 Columbus Ave New York, NY	2.0	1.0–2.0	773	$9,876	$12.78	1d	31	0.45mi
788 Columbus Ave #1323 New York, NY	1.0–3.0	1.0–1.5	900	$6,320	$7.02	24d	2	0.46mi
70 W 95th St New York, NY	1.0–4.0	1.0–2.0	1095	$13,166	$12.02	17d	1	0.64mi
266 W 96th St #2030 New York, NY	1.0	1.0	512	$5,800	$11.33	6d	1	0.66mi
255 W 94th St #686 New York, NY	1.0–2.0	1.0–2.0	750	$8,690	$11.59	1d	2	0.71mi
212 W 91st St New York, NY	1.0–2.0	1.0–2.0	825	$9,650	$11.70	3d	4	0.87mi
212 W 91st St New York, NY	1.0–2.0	1.0–2.0	825	$9,650	$11.70	3d	3	0.87mi
212 W 91st St #416 New York, NY	1.0–2.0	1.0–2.0	825	$9,630	$11.67	6d	2	0.87mi
189 W 89th St New York, NY	2.0	1.0–2.0	716	$8,623	$12.03	1d	13	0.90mi
210 W 89th St #165 New York, NY	1.0	1.0	675	$7,520	$11.14	1d	2	0.96mi
122 E 102nd St Unit 1021896P New York, NY	2.0	1.0	742	$5,429	$7.32	16d	1	0.99mi
43 W 85th St Unit 1470323P New York, NY	1.0	1.0	699	$6,466	$9.25	5d	1	1.12mi
1501 Lexington Ave #932 New York, NY	1.0	1.0	583	$5,580	$9.56	3d	2	1.12mi
175 E 96th St Unit 1251683P New York, NY	2.0	1.0	600	$6,380	$10.63	2d	2	1.18mi
215 E 96th St Unit 688 New York, NY	1.0	1.0	717	$7,960	$11.10	3d	1	1.25mi
118 E 91st St Unit 1022052P New York, NY	3.0	1.0	592	$6,180	$10.44	7d	1	1.26mi
215 E 95th St #1293 New York, NY	1.0–2.0	1.0–1.5	740	$6,100	$8.24	1d	2	1.28mi
45 W 81st St Unit 2011 New York, NY	1.0	1.0	450	$4,710	$10.47	24d	1	1.31mi
132 W 134th St New York, NY	2.0	1.0	750	$4,500	$6.00	24d	1	1.38mi
160 E 88th St #1332 New York, NY	1.0	1.0	560	$5,670	$10.12	6d	1	1.40mi
200 E 89th St Unit 12G New York, NY	1.0	1.0	650	$5,000	$7.69	18d	1	1.44mi
1001 5th Ave Unit 3 New York, NY	1.0	1.0	450	$5,400	$12.00	24d	1	1.48mi
345 E 94th St #1470 New York, NY	2.0	1.0–2.0	710	$7,570	$10.65	3d	3	1.48mi

HOA detail condo

• Monthly dues: $764 · $9,168/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $595,000 Active 31 DOM
2. 2026-06-17
   days on market $595,000 Active 30 DOM
3. 2026-06-16
   days on market $595,000 Active 29 DOM
4. 2026-06-15
   days on market $595,000 Active 28 DOM
5. 2026-06-13
   days on market $595,000 Active 26 DOM
6. 2026-06-10
   days on market $595,000 Active 22 DOM
7. 2026-06-08
   days on market $595,000 Active 21 DOM
8. 2026-06-08
   days on market $595,000 Active 20 DOM
9. 2026-06-04
   days on market $595,000 Active 17 DOM
10. 2026-06-03
    days on market $595,000 Active 16 DOM
11. 2026-06-02
    days on market $595,000 Active 15 DOM
12. 2026-06-01
    days on market $595,000 Active 14 DOM
13. 2026-05-31
    days on market $595,000 Active 13 DOM
14. 2026-05-18
    listed $595,000 Active
15. 2025-06-20
    historical $3,400
16. 2025-06-07
    price $3,400
17. 2025-05-21
    listed $3,500
18. 2024-05-23
    historical $3,300
19. 2024-05-08
    listed $3,300
20. 2019-06-21
    soldstatus $232,689
21. 2018-11-08
    soldstatus $635,000

ⓘ 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: $6,486 · $541/mo
• Projected year-2 tax: $8,271 · $689/mo
• Expected delta: +$1,785/yr (+$149/mo · 27.5%)

ⓘ 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: $54,414
• − Mortgage interest: −$33,329
• − Property taxes: −$6,486
• − Insurance: −$2,975
• − Repairs & maintenance: −$4,353
• − Management: −$4,353
• − HOA: −$9,168
• − Depreciation: −$17,309
• Taxable loss: −$23,560
• Est. tax savings @ 24.0%: +$5,654
• After-tax cash flow: $-7,431/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): 93,065
• Household income: $108,940
• Rent vs Own: 68.9% rent · 31.1% own
• Severe rent burden: 7824.0

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 0.64)
• Race & ethnicity: White 54% Hispanic / Latino 22% Two or more races 12% Asian 10% Black 10%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6% Dominican 6%
• Common ancestry: Scotch-Irish 4% Romanian 3% Lithuanian 2%
• Foreign-born: 24% · Canada, China, South Korea
• Languages at home: 64% English-only · Spanish 18% Chinese 5% French/Haitian/Cajun 3%

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: ▲ 4.73%
• Current HPI: 276.1636
• Rent YoY: ▲ 6.40%
• 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

-6.3% since first listed

8 events — show timeline

• 2026-05-18 Listed $595,000 RLS at REBNY
• 2025-06-20 Rental Removed $3,400 REBNY
• 2025-06-07 Price Changed $3,400 REBNY
• 2025-05-21 Listed for Rent $3,500 REBNY
• 2024-05-23 Rental Removed $3,300 REBNY
• 2024-05-08 Listed for Rent $3,300 REBNY
• 2019-06-21 Sold (Public Records) $232,689 Public Records
• 2018-11-08 Sold (Public Records) $635,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $6,486 · +5.6% YoY. Source: county tax records.