333 E 119th St Unit 5G · New York, NY 10035

$549,999

2 bd · 2.0 ba · 960 sqft · Condo · 83 Days on market

Built 2006 ↓ 11% since listing

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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 +17.9/30.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• DSCR +5.6/10.0
• Schools +5.0/10.0
• 1% rule +4.8/10.0
• Rent growth +3.9/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to 333 East 119th Street #5G at The Palm Cooperative Development, a modern co-op built in 2006 with luxury-style amenities and convenience in mind. This bright and well-maintained 2-bedroom, 2-bath home offers over 900 sq ft of living space, an open-concept layout, laminate wood floors, spacious bedrooms, and ample closet space. Residents enjoy laundry, a gym, a community room, parking by waitlist, a live-in super, a video intercom, and recently updated common hallways with security cameras on each floor. No income guidelines apply, subleasing is allowed with board approval, and only 10% down is required. Conveniently located in East Harlem, just over the bridge into the Bronx, the

Key facts

• Garage
• Built 2006
• Listed 83 days

Property features AI

Finance

• HOA & community: Fitness center; Pets allowed

Exterior

• Parking: Garage (fee applies); Waitlist for parking
• Security: Key card entry; Security system; Video cameras
• Utilities: Con-Edison electric; Public sewer; Natural gas connected
• Home design: Stock cooperative; 8-story building; No basement; Property facing in East Harlem between 1st and 2nd Avenue on E 119th St
• Construction: Brick construction
• Exterior features: Outdoor space

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: Entry level is 5
• Flooring: Laminate; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Wall/window air conditioning units
• Interior features: Elevator; Galley kitchen with granite counters; Primary bathroom
• Laundry & utility: Common area laundry room

🏢 Co-op / cooperative unit. The $549,999 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $550k.

Deal economics

• At list price, monthly cash flow is $397 ($5k/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 $540k (1.8% below list).
• Recommended offer: $517k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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 (+5.6%/yr); 71 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 4,467 units permitted in New York County in 2024 (4,463 in 5+ unit buildings).
• At $5,398/mo this rent would consume 144% of the median local household income ($45k/yr) (locally 3992% 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 $22k of equity ($4k loan paydown + $18k appreciation (3.2% 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 (3.2% appreciation + 5.6% rent growth), your $154k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($517k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $516,999 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.98% ✗
• Cap rate: 7.30%
• Cash-on-cash: 3.61%
• DSCR: 1.16
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.23% appreciation · 5.62% rent growth · sell at horizon

5-year hold

• IRR: 12.5%
• Equity multiple: 1.73×
• Total profit: $113,049
• Equity at exit: $254,501

10-year hold

• IRR: 15.7%
• Equity multiple: 3.49×
• Total profit: $382,889
• Equity at exit: $397,906

Cash invested: $154,000 (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 10035

• Home prices YoY: 1.0%
• Rents YoY: 5.6%
• Active inventory: 71
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $5,398 high
• Mortgage (P&I): −$2,884
• Tax est. 1.5%: −$687 /mo · $8,250/yr
• Insurance: −$229
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,134
• Net cashflow: $397

Break-even live

Break-even rent $4,895

Max offer price $549,999

Occupancy floor 88%

Sensitivity live

Price	-10% $777	-5% $587	+0% $397	+5% $207	+10% $17
Rent	-10% $-29	-5% $184	+0% $397	+5% $611	+10% $824
Rate	-1.0pp $674	-0.5pp $537	base $397	+0.5pp $255	+1.0pp $110

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: $137,500
• Closing costs: $16,500
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
319 E 109th St Unit 1021947P New York, NY	3.0	1.0	818	$7,260	$8.88	6d	1	0.53mi
5 Lincoln Ave Bronx, NY	1.0–3.0	1.0–2.5	1011	$5,138	$5.08	0d	183	0.62mi
77 E 110th St Unit 1322508P New York, NY	2.0	1.5	990	$6,360	$6.42	25d	1	0.64mi
2413 3rd Ave Bronx, NY	1.0–3.0	1.0–2.0	857	$4,022	$4.69	0d	21	0.69mi
2051 2nd Ave Unit 1565856P New York, NY	2.0	1.0	914	$6,836	$7.48	0d	1	0.73mi
1635 Lexington Ave Unit 6D New York, NY	2.0	2.0	1112	$6,000	$5.40	25d	1	0.86mi
1399 Park Ave Unit 10C New York, NY	2.0	2.0	962	$5,500	$5.72	0d	1	0.89mi
122 E 102nd St Unit 1021896P New York, NY	2.0	1.0	742	$5,429	$7.32	17d	1	0.96mi
230 W 126th St Unit 20C New York, NY	2.0	1.0	860	$4,555	$5.30	25d	1	1.07mi
132 W 134th St New York, NY	2.0	1.0	750	$4,500	$6.00	25d	1	1.13mi
312 W 121st St Unit 5-A New York, NY	3.0	1.0	800	$4,655	$5.82	12d	1	1.18mi
1501 Lexington Ave #932 New York, NY	1.0	1.0	583	$7,403	$12.69	0d	3	1.19mi
215 E 96th St Unit 688 New York, NY	1.0	1.0	717	$7,810	$10.89	0d	1	1.19mi
508 Manhattan Ave Unit 2C New York, NY	3.0	1.0	800	$4,699	$5.87	12d	1	1.19mi
312 W 121st St Unit 4C New York, NY	3.0	2.0	900	$4,854	$5.39	8d	1	1.19mi
506 Manhattan Ave Unit 1A New York, NY	3.0	1.0	800	$4,699	$5.87	12d	1	1.20mi
175 E 96th St Unit 1251683P New York, NY	2.0	1.0	600	$6,380	$10.63	3d	2	1.21mi
215 E 95th St #1293 New York, NY	1.0–2.0	1.0–1.5	740	$6,100	$8.24	0d	2	1.23mi
345 E 94th St #1470 New York, NY	2.0	1.0–2.0	710	$7,570	$10.65	4d	3	1.29mi
53-55 E 95th St Unit 4A New York, NY	3.0	2.0	803	$7,495	$9.33	8d	1	1.32mi
300 W 135th St Unit 9G New York, NY	3.0	2.0	1032	$5,500	$5.33	6d	1	1.36mi
30 Morningside Dr #2096 New York, NY	1.0–2.0	1.0–2.0	780	$8,940	$11.45	0d	2	1.39mi
1 Morningside Dr New York, NY	3.0	1.0–2.0	1655	$8,138	$4.92	0d	1	1.42mi
420 Central Park W Unit 6K New York, NY	2.0	2.0	1060	$8,000	$7.55	23d	1	1.43mi
354 E 91st St #648 New York, NY	1.0–2.0	1.0	692	$6,850	$9.89	0d	2	1.46mi
1377 Lexington Ave Unit 5CC New York, NY	2.0	1.0	796	$5,100	$6.41	21d	1	1.49mi
118 E 91st St Unit 1022052P New York, NY	3.0	1.0	592	$6,180	$10.44	8d	1	1.50mi

HOA detail condo

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

Listing history 25 events

1. 2026-06-13
   statusdays on market $549,999 Pending 83 DOM
2. 2026-06-10
   days on market $549,999 Active 82 DOM
3. 2026-06-08
   days on market $549,999 Active 81 DOM
4. 2026-06-08
   days on market $549,999 Active 80 DOM
5. 2026-06-04
   days on market $549,999 Active 77 DOM
6. 2026-06-03
   days on market $549,999 Active 76 DOM
7. 2026-06-01
   days on market $549,999 Active 74 DOM
8. 2026-05-31
   days on market $549,999 Active 73 DOM
9. 2026-05-14
   price $549,999
10. 2026-04-21
    price $559,999
11. 2026-03-20
    listed $565,000 Active
12. 2026-03-16
    historical $565,000
13. 2021-11-12
    historical
14. 2021-07-31
    price $595,000
15. 2021-07-31
    price $595,000
16. 2021-05-26
    price $575,000
17. 2021-05-02
    price $575,000
18. 2021-03-31
    price $599,000
19. 2021-03-31
    price $599,000
20. 2021-03-01
    status Active
21. 2020-12-23
    historical
22. 2020-07-15
    price $617,500
23. 2020-07-15
    price $617,500
24. 2020-06-27
    listed $650,000 Active
25. 2020-06-26
    listed $617,500 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 7/10 Severe FEMA zone X (shaded) · 77% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 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: $64,780
• − Mortgage interest: −$30,808
• − Property taxes: −$8,250
• − Insurance: −$3,547
• − Repairs & maintenance: −$5,182
• − Management: −$5,182
• − Depreciation: −$16,000
• Taxable loss: −$4,191
• Est. tax savings @ 24.0%: +$1,006
• After-tax cash flow: $5,773/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): 38,862
• Household income: $45,121
• Rent vs Own: 89.0% rent · 11.0% own
• Severe rent burden: 3992.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 42% Black 35% White 14% Two or more races 13% Asian 6% Native American 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 16% Dominican 10%
• Common ancestry: Lithuanian 2% Romanian 1% Scotch-Irish 1%
• Foreign-born: 23% · Canada, China, Jamaica
• Languages at home: 54% English-only · Spanish 34% Other Indo-European 3% Russian/Polish/Slavic 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: ▲ 3.23%
• Current HPI: 317.1637
• Rent YoY: ▲ 5.62%
• 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

-10.9% since first listed

17 events — show timeline

• 2026-05-14 Price Changed $549,999 OneKey® MLS as Distributed by MLS Grid
• 2026-04-21 Price Changed $559,999 OneKey® MLS as Distributed by MLS Grid
• 2026-03-20 Listed $565,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-16 Coming Soon $565,000 OneKey® MLS as Distributed by MLS Grid
• 2021-11-12 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-07-31 Price Changed $595,000 OneKey® MLS as Distributed by MLS Grid
• 2021-07-31 Price Changed $595,000 RLS at REBNY
• 2021-05-26 Price Changed $575,000 OneKey® MLS as Distributed by MLS Grid
• 2021-05-02 Price Changed $575,000 RLS at REBNY
• 2021-03-31 Price Changed $599,000 OneKey® MLS as Distributed by MLS Grid
• 2021-03-31 Price Changed $599,000 RLS at REBNY
• 2021-03-01 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2020-12-23 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-07-15 Price Changed $617,500 RLS at REBNY
• 2020-07-15 Price Changed $617,500 OneKey® MLS as Distributed by MLS Grid
• 2020-06-27 Listed $650,000 OneKey® MLS as Distributed by MLS Grid
• 2020-06-26 Listed $617,500 RLS at REBNY