95 Park Ter E Unit 1D · New York, NY 10034

$349,900

1 bd · 1.0 ba · 735 sqft · Condo · 147 Days on market

Built 1925

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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 +17.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• 1% rule +4.6/10.0
• Appreciation +4.6/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

SOPHISTICATED DECO-DENCE! The lovely Inwood neighborhood in Upper Manhattan is known for its stunning parks and many art deco buildings, and if this architectural style is your thing, this 1BR/1BA will make your heart beat just a little faster due to its intricate detailing. Combined with tasteful architect-designed upgrades, this is an irresistible package that is not to be missed!The entrance with a small coat closet opens to a generous foyer/sunken living room combo overlooking a quiet, tree-lined street. A trendy pass-through adjoins the living room to the thoughtfully renovated kitchen for easy entertaining, featuring custom-built wood cabinetry with ingenious space-maximizing solutions, all stainless appliances, quartz counters, and a swanky porcelain tile backsplash. The oversized bedroom with AMAZING custom-fitted closets, a nifty dresser nook, and two exposures easily accommodates a king-size bedroom set, and is conveniently separated from the living areas. The bathroom with modern vanity, chrome hardware & white subway tiling with black accents has been newly upgraded to complement the original deco details that include a deep cast iron soaking tub and a darling medicine cabinet. Highlighting the architectural style, this apartment has SO MANY additional special touches scattered throughout: recessed lighting, lovely crown moldings, original metal window frames stripped for an industrial look, custom radiator cover - not to forget the beautifully restored wood floors with walnut inlays throughout. The building is nestled on one of the quietest blocks in the island of Manhattan with all amenities just a few minutes away, surrounded by green all around. Open your windows to fresh air and the sound of birds chirping instead of honking horns and car alarms, and ask yourself: "How did I get this lucky?". Small dogs allowed. Note that there is an additional fuel assessment of $115.62/month. P. S. This is NOT a ground floor unit; there is an apartment underneath!This fantastic nabe has great outdoor opportunities, providing easy access to tennis, basketball, and handball courts, baseball and soccer fields, hiking/biking trails, and kayaking - in short, it's a nature-loving city-dweller's fantasy fulfilled. The local services include a year-round farmer's market, cafes and restaurants, banks, florists, and hardware stores; River Plaza shopping center with Target, Marshall's, etc. is within a quick walking distance. Inwood is serviced by A express and 1 local subway lines, Metro North (Marble Hill), and the east-side express bus to lower Manhattan, and is easily accessible by most major highways.

Key facts

• Modern updates
• Pre-war character
• Built 1925

Tags

• PRE-WAR CHARACTER
• MODERN UPDATES
• REFINISHED HARDWOOD FLOORS
• FULLY RENOVATED KITCHEN
• TOP-OF-THE-LINE APPLIANCES
• CUSTOM WOOD CABINETRY

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public sewer; Electricity connected; Natural gas connected
• Home design: Stock cooperative; Entry level: 1
• Construction: Brick construction
• Exterior features: Brick exterior; Not waterfront

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: 3 total rooms (configuration not specified)
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating; No central cooling
• Interior features: Chef's kitchen; Eat-in kitchen
• Laundry & utility: Pets allowed (contact for details)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $350k.

Deal economics

• At list price, monthly cash flow is $246 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $337k (3.6% below list).
• Recommended offer: $308k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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 (+9.9%/yr); 32 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 4,467 units permitted in New York County in 2024 (4,463 in 5+ unit buildings).
• At $3,372/mo this rent would consume 60% of the median local household income ($68k/yr) (locally 3612% 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 (-0.8%/yr); year-one equity from $2k of loan paydown is wiped out by about $3k 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.
• At projected returns (-0.8% appreciation + 8.0% rent growth), your $98k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($308k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $20k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $307,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. 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?
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 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: 0.96% ✗
• Cap rate: 7.14%
• Cash-on-cash: 3.01%
• DSCR: 1.13
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.81% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 2.2%
• Equity multiple: 1.10×
• Total profit: $10,132
• Equity at exit: $87,606

10-year hold

• IRR: 12.3%
• Equity multiple: 2.45×
• Total profit: $141,863
• Equity at exit: $94,700

Cash invested: $97,972 (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 10034

• Home prices YoY: -0.7%
• Rents YoY: 9.9%
• Active inventory: 32
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $3,372 medium
• Mortgage (P&I): −$1,835
• Tax est. 1.5%: −$437 /mo · $5,248/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$708
• Net cashflow: $246

Break-even live

Break-even rent $3,061

Max offer price $349,900

Occupancy floor 88%

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2600 Netherland Ave Bronx, NY	1.0–3.0	1.0–2.5	1132	$2,775	$2.45	22d	3	0.54mi

HOA detail condo

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

Listing history 9 events

1. 2026-05-01
   status Pending
2. 2026-01-20
   price $349,900
3. 2025-12-05
   listed $369,900 Active
4. 2022-10-13
   price $430,000 2660-char remark

   Show marketing remark (2660 chars)

   SOPHISTICATED DECO-DENCE! The lovely Inwood neighborhood in Upper Manhattan is known for its stunning parks and many art deco buildings, and if this architectural style is your thing, this 1BR/1BA will make your heart beat just a little faster due to its intricate detailing. Combined with tasteful architect-designed upgrades, this is an irresistible package that is not to be missed!The entrance with a small coat closet opens to a generous foyer/sunken living room combo overlooking a quiet, tree-lined street. A trendy pass-through adjoins the living room to the thoughtfully renovated kitchen for easy entertaining, featuring custom-built wood cabinetry with ingenious space-maximizing solutions, all stainless appliances, quartz counters, and a swanky porcelain tile backsplash. The oversized bedroom with AMAZING custom-fitted closets, a nifty dresser nook, and two exposures easily accommodates a king-size bedroom set, and is conveniently separated from the living areas. The bathroom with modern vanity, chrome hardware & white subway tiling with black accents has been newly upgraded to complement the original deco details that include a deep cast iron soaking tub and a darling medicine cabinet. Highlighting the architectural style, this apartment has SO MANY additional special touches scattered throughout: recessed lighting, lovely crown moldings, original metal window frames stripped for an industrial look, custom radiator cover - not to forget the beautifully restored wood floors with walnut inlays throughout. The building is nestled on one of the quietest blocks in the island of Manhattan with all amenities just a few minutes away, surrounded by green all around. Open your windows to fresh air and the sound of birds chirping instead of honking horns and car alarms, and ask yourself: "How did I get this lucky?". Small dogs allowed. Note that there is an additional fuel assessment of $115.62/month. P. S. This is NOT a ground floor unit; there is an apartment underneath!This fantastic nabe has great outdoor opportunities, providing easy access to tennis, basketball, and handball courts, baseball and soccer fields, hiking/biking trails, and kayaking - in short, it's a nature-loving city-dweller's fantasy fulfilled. The local services include a year-round farmer's market, cafes and restaurants, banks, florists, and hardware stores; River Plaza shopping center with Target, Marshall's, etc. is within a quick walking distance. Inwood is serviced by A express and 1 local subway lines, Metro North (Marble Hill), and the east-side express bus to lower Manhattan, and is easily accessible by most major highways.

5. 2022-10-13
   soldstatus $430,000 Sold 2660-char remark

   Show marketing remark (2660 chars)

   SOPHISTICATED DECO-DENCE! The lovely Inwood neighborhood in Upper Manhattan is known for its stunning parks and many art deco buildings, and if this architectural style is your thing, this 1BR/1BA will make your heart beat just a little faster due to its intricate detailing. Combined with tasteful architect-designed upgrades, this is an irresistible package that is not to be missed!The entrance with a small coat closet opens to a generous foyer/sunken living room combo overlooking a quiet, tree-lined street. A trendy pass-through adjoins the living room to the thoughtfully renovated kitchen for easy entertaining, featuring custom-built wood cabinetry with ingenious space-maximizing solutions, all stainless appliances, quartz counters, and a swanky porcelain tile backsplash. The oversized bedroom with AMAZING custom-fitted closets, a nifty dresser nook, and two exposures easily accommodates a king-size bedroom set, and is conveniently separated from the living areas. The bathroom with modern vanity, chrome hardware & white subway tiling with black accents has been newly upgraded to complement the original deco details that include a deep cast iron soaking tub and a darling medicine cabinet. Highlighting the architectural style, this apartment has SO MANY additional special touches scattered throughout: recessed lighting, lovely crown moldings, original metal window frames stripped for an industrial look, custom radiator cover - not to forget the beautifully restored wood floors with walnut inlays throughout. The building is nestled on one of the quietest blocks in the island of Manhattan with all amenities just a few minutes away, surrounded by green all around. Open your windows to fresh air and the sound of birds chirping instead of honking horns and car alarms, and ask yourself: "How did I get this lucky?". Small dogs allowed. Note that there is an additional fuel assessment of $115.62/month. P. S. This is NOT a ground floor unit; there is an apartment underneath!This fantastic nabe has great outdoor opportunities, providing easy access to tennis, basketball, and handball courts, baseball and soccer fields, hiking/biking trails, and kayaking - in short, it's a nature-loving city-dweller's fantasy fulfilled. The local services include a year-round farmer's market, cafes and restaurants, banks, florists, and hardware stores; River Plaza shopping center with Target, Marshall's, etc. is within a quick walking distance. Inwood is serviced by A express and 1 local subway lines, Metro North (Marble Hill), and the east-side express bus to lower Manhattan, and is easily accessible by most major highways.

6. 2022-02-03
   listed $435,000 Active 2660-char remark

   Show marketing remark (2660 chars)

   SOPHISTICATED DECO-DENCE! The lovely Inwood neighborhood in Upper Manhattan is known for its stunning parks and many art deco buildings, and if this architectural style is your thing, this 1BR/1BA will make your heart beat just a little faster due to its intricate detailing. Combined with tasteful architect-designed upgrades, this is an irresistible package that is not to be missed!The entrance with a small coat closet opens to a generous foyer/sunken living room combo overlooking a quiet, tree-lined street. A trendy pass-through adjoins the living room to the thoughtfully renovated kitchen for easy entertaining, featuring custom-built wood cabinetry with ingenious space-maximizing solutions, all stainless appliances, quartz counters, and a swanky porcelain tile backsplash. The oversized bedroom with AMAZING custom-fitted closets, a nifty dresser nook, and two exposures easily accommodates a king-size bedroom set, and is conveniently separated from the living areas. The bathroom with modern vanity, chrome hardware & white subway tiling with black accents has been newly upgraded to complement the original deco details that include a deep cast iron soaking tub and a darling medicine cabinet. Highlighting the architectural style, this apartment has SO MANY additional special touches scattered throughout: recessed lighting, lovely crown moldings, original metal window frames stripped for an industrial look, custom radiator cover - not to forget the beautifully restored wood floors with walnut inlays throughout. The building is nestled on one of the quietest blocks in the island of Manhattan with all amenities just a few minutes away, surrounded by green all around. Open your windows to fresh air and the sound of birds chirping instead of honking horns and car alarms, and ask yourself: "How did I get this lucky?". Small dogs allowed. Note that there is an additional fuel assessment of $115.62/month. P. S. This is NOT a ground floor unit; there is an apartment underneath!This fantastic nabe has great outdoor opportunities, providing easy access to tennis, basketball, and handball courts, baseball and soccer fields, hiking/biking trails, and kayaking - in short, it's a nature-loving city-dweller's fantasy fulfilled. The local services include a year-round farmer's market, cafes and restaurants, banks, florists, and hardware stores; River Plaza shopping center with Target, Marshall's, etc. is within a quick walking distance. Inwood is serviced by A express and 1 local subway lines, Metro North (Marble Hill), and the east-side express bus to lower Manhattan, and is easily accessible by most major highways.

7. 2018-11-21
   soldstatus $350,000 612-char remark

   Show marketing remark (612 chars)

   Estate Sale!!! While the bones of this art deco unit are great, the kitchen and bath are in need of a full makeover. This is truly the fixer-upper you've been waiting for, just bring your contractor to create the dream home you've always wanted. Apartment 1-D is a full raised first-floor apartment that gets good light. Though work needs to be done, this apartment has great hardwood oak floors, closets galore, and a sunken living room. This coop building is pristine, has a live-in super, central laundry in the basement and beautifully landscaped gardens. Unfortunately, no dogs but cats are OK. NO INVESTORS

8. 2018-07-07
   price $350,000 612-char remark

   Show marketing remark (612 chars)

   Estate Sale!!! While the bones of this art deco unit are great, the kitchen and bath are in need of a full makeover. This is truly the fixer-upper you've been waiting for, just bring your contractor to create the dream home you've always wanted. Apartment 1-D is a full raised first-floor apartment that gets good light. Though work needs to be done, this apartment has great hardwood oak floors, closets galore, and a sunken living room. This coop building is pristine, has a live-in super, central laundry in the basement and beautifully landscaped gardens. Unfortunately, no dogs but cats are OK. NO INVESTORS

9. 2018-05-01
   listed $320,000 612-char remark

   Show marketing remark (612 chars)

   Estate Sale!!! While the bones of this art deco unit are great, the kitchen and bath are in need of a full makeover. This is truly the fixer-upper you've been waiting for, just bring your contractor to create the dream home you've always wanted. Apartment 1-D is a full raised first-floor apartment that gets good light. Though work needs to be done, this apartment has great hardwood oak floors, closets galore, and a sunken living room. This coop building is pristine, has a live-in super, central laundry in the basement and beautifully landscaped gardens. Unfortunately, no dogs but cats are OK. NO INVESTORS

ⓘ 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 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,463
• − Mortgage interest: −$19,600
• − Property taxes: −$5,248
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,237
• − Management: −$3,237
• − Depreciation: −$10,179
• Taxable loss: −$2,788
• Est. tax savings @ 24.0%: +$669
• After-tax cash flow: $3,618/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): 37,758
• Household income: $67,754
• Rent vs Own: 88.4% rent · 11.6% own
• Severe rent burden: 3612.0

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: Predominantly Hispanic (67%)
• Race & ethnicity: Hispanic / Latino 67% Two or more races 21% White 19% Black 7% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4% Cuban 1% Dominican 50%
• Common ancestry: Romanian 1% Italian 1% Lithuanian 1%
• Foreign-born: 41% · Canada, China, South Korea
• Languages at home: 34% English-only · Spanish 60% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -0.81%
• Current HPI: 119.12
• Rent YoY: ▲ 9.92%
• 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

+9.3% since first listed

9 events — show timeline

• 2026-05-01 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-01-20 Price Changed $349,900 OneKey® MLS as Distributed by MLS Grid
• 2025-12-05 Listed $369,900 OneKey® MLS as Distributed by MLS Grid
• 2022-10-13 Price Changed $430,000 RLS at REBNY
• 2022-10-13 Sold (MLS) $430,000 RLS at REBNY
• 2022-02-03 Listed $435,000 RLS at REBNY
• 2018-11-21 Sold (MLS) $350,000 RLS at REBNY
• 2018-07-07 Price Changed $350,000 RLS at REBNY
• 2018-05-01 Listed $320,000 RLS at REBNY