30 Macombs Pl #44 · New York, NY 10039

$240,000

2 bd · 1.0 ba · 600 sqft · Condo · 26 Days on market

Built 1920 Good condition ↓ 30% since listing

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Why this score? — see what drove the A- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +4.2/5.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0

Listing remarks

CASH ONLY -- Great Opportunity! Seller will credit 3 MONTHS of maintenance at closing. Welcome to 30 Macombs Pl, NYC a charming, recently renovated 2BD / 1BA HDFC Coop offering about 600 sq ft of comfortable living space. The seller is highly motivated and open to all offers. Step inside to brand-new hardwood floors and a bright open living/dining area, perfect for relaxing or entertaining. The updated kitchen features stainless steel appliances and plenty of cabinet space, while the well-sized bedrooms offer a cozy retreat. Enjoy the perks of HDFC Coop living in one of NYC’s most desirable neighborhoods, low maintenance, NO flip tax, and subletting allowed Income restrictions apply

Key facts

• Built 1920
• Listed 26 days

Property features AI

Finance

• Other: Living area reported as 600; Building listed as 'Other' community features
• HOA & community: Association fee includes heat, hot water, water and sewer

Exterior

• Parking: On-street parking; No carport
• Security: Smoke detector(s)
• Utilities: Con-Edison electric; Public sewer; Public trash collection
• Home design: Stock cooperative; 6-story building; Entry level at 4th floor; Actual property condition
• Construction: Block construction
• Exterior features: Mailbox; Near public transit; Near schools; Near shops

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: Located between 3rd and 5th floors
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heat; Oil heating; Radiant heating; Wall/window air conditioning unit(s)
• Interior features: High ceilings; Intercom; Walk-up building
• Laundry & utility: No basement

🏢 Co-op / cooperative unit. The $240,000 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/1.0-bath condo listed at $240k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $935 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $240k).
• Recommended offer: $236k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.0% 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 (+6.7%/yr); 42 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 $4,042/mo this rent would consume 107% of the median local household income ($45k/yr) (locally 2826% 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 $26k of equity ($2k loan paydown + $24k appreciation (10.0% 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 (10.0% appreciation + 6.7% rent growth), your $67k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 5y 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: 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 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $236,400 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.68% ✓
• Cap rate: 10.97%
• Cash-on-cash: 16.69%
• DSCR: 1.74
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 6.68% rent growth · sell at horizon

5-year hold

• IRR: 39.0%
• Equity multiple: 4.07×
• Total profit: $206,198
• Equity at exit: $216,211

10-year hold

• IRR: 35.3%
• Equity multiple: 9.90×
• Total profit: $597,767
• Equity at exit: $466,267

Cash invested: $67,200 (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 10039

• Home prices YoY: 2.6%
• Rents YoY: 6.7%
• Active inventory: 42
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $4,042 medium
• Mortgage (P&I): −$1,259
• Tax est. 1.5%: −$300 /mo · $3,600/yr
• Insurance: −$100
• HOA est. from 1 same-building comp: −$600
• Vacancy / Maint / Mgmt: −$849
• Net cashflow: $935

Break-even live

Break-even rent $2,859

Max offer price $240,000

Occupancy floor 72%

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
132 W 134th St New York, NY	2.0	1.0	750	$4,500	$6.00	25d	1	0.85mi
2413 3rd Ave Bronx, NY	1.0–3.0	1.0–2.0	857	$3,948	$4.60	12d	23	1.26mi
5 Lincoln Ave Bronx, NY	1.0–3.0	1.0–2.5	1011	$5,134	$5.08	2d	183	1.36mi

HOA detail condo

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

Listing history 33 events

1. 2026-04-16
   status Pending
2. 2026-03-21
   listed $240,000 Active
3. 2026-03-16
   historical
4. 2025-11-26
   listed $275,000 Active
5. 2025-11-05
   historical
6. 2025-04-02
   listed $275,000 Active
7. 2023-10-27
   status Pending
8. 2023-10-27
   historical
9. 2023-09-09
   status Active
10. 2023-08-02
    status Pending
11. 2023-06-27
    price $235,000
12. 2023-03-30
    price $245,000
13. 2023-03-21
    price $250,000
14. 2023-02-14
    price $255,000
15. 2023-02-11
    price $265,000
16. 2023-01-12
    listed $285,000 Active
17. 2022-07-27
    historical
18. 2022-06-30
    price $255,000
19. 2022-04-18
    price $265,000
20. 2022-03-29
    price $275,000
21. 2022-03-02
    price $280,000
22. 2022-01-14
    price $285,000
23. 2021-12-26
    price $287,000
24. 2021-10-25
    status Active
25. 2021-10-25
    price $293,000
26. 2021-10-03
    historical
27. 2021-09-20
    price $295,000
28. 2021-09-08
    price $298,000
29. 2021-06-24
    price $299,000
30. 2021-06-01
    price $315,000
31. 2021-05-25
    price $321,000
32. 2021-04-21
    price $330,000
33. 2021-02-27
    listed $345,000 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 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: $48,507
• − Mortgage interest: −$13,444
• − Property taxes: −$3,600
• − Insurance: −$1,200
• − Repairs & maintenance: −$3,881
• − Management: −$3,881
• − HOA: −$7,200
• − Depreciation: −$6,982
• Taxable income: $8,321
• Est. tax owed @ 24.0%: −$1,997
• After-tax cash flow: $9,221/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This recently renovated 2-bedroom, 1-bathroom HDFC Coop in New York City offers a comfortable and well-maintained living space with hardwood floors, updated kitchen, and modern bathroom. The property is in good condition and ready for immediate occupancy.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics, making the property more attractive to potential buyers and renters.
• Both Updating the kitchen appliances — Modernizing the kitchen with new appliances can increase the property's value and appeal to a broader range of buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics, making the property more attractive to potential buyers and renters. ↑
• Both Updating the kitchen appliances — Modernizing the kitchen with new appliances can increase the property's value and appeal to a broader range of buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 32,492
• Household income: $45,371
• Rent vs Own: 86.3% rent · 13.7% own
• Severe rent burden: 2826.0

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 0.60)
• Race & ethnicity: Black 53% Hispanic / Latino 33% Two or more races 18% White 7% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 6% Dominican 14%
• Common ancestry: Scotch-Irish 1% Iranian 1% Romanian 1%
• Foreign-born: 23% · Canada, China
• Languages at home: 65% English-only · Spanish 28% French/Haitian/Cajun 3% Chinese 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: ▲ 20.96%
• Current HPI: 833.2625
• Rent YoY: ▲ 6.68%
• 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

-30.4% since first listed

33 events — show timeline

• 2026-04-16 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-21 Listed $240,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-16 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-11-26 Listed $275,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-05 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-04-02 Listed $275,000 OneKey® MLS as Distributed by MLS Grid
• 2023-10-27 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-10-27 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2023-09-09 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2023-08-02 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-06-27 Price Changed $235,000 OneKey® MLS as Distributed by MLS Grid
• 2023-03-30 Price Changed $245,000 OneKey® MLS as Distributed by MLS Grid
• 2023-03-21 Price Changed $250,000 OneKey® MLS as Distributed by MLS Grid
• 2023-02-14 Price Changed $255,000 OneKey® MLS as Distributed by MLS Grid
• 2023-02-11 Price Changed $265,000 OneKey® MLS as Distributed by MLS Grid
• 2023-01-12 Listed $285,000 OneKey® MLS as Distributed by MLS Grid
• 2022-07-27 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2022-06-30 Price Changed $255,000 OneKey® MLS as Distributed by MLS Grid
• 2022-04-18 Price Changed $265,000 OneKey® MLS as Distributed by MLS Grid
• 2022-03-29 Price Changed $275,000 OneKey® MLS as Distributed by MLS Grid
• 2022-03-02 Price Changed $280,000 OneKey® MLS as Distributed by MLS Grid
• 2022-01-14 Price Changed $285,000 OneKey® MLS as Distributed by MLS Grid
• 2021-12-26 Price Changed $287,000 OneKey® MLS as Distributed by MLS Grid
• 2021-10-25 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2021-10-25 Price Changed $293,000 OneKey® MLS as Distributed by MLS Grid
• 2021-10-03 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-09-20 Price Changed $295,000 OneKey® MLS as Distributed by MLS Grid
• 2021-09-08 Price Changed $298,000 OneKey® MLS as Distributed by MLS Grid
• 2021-06-24 Price Changed $299,000 OneKey® MLS as Distributed by MLS Grid
• 2021-06-01 Price Changed $315,000 OneKey® MLS as Distributed by MLS Grid
• 2021-05-25 Price Changed $321,000 OneKey® MLS as Distributed by MLS Grid
• 2021-04-21 Price Changed $330,000 OneKey® MLS as Distributed by MLS Grid
• 2021-02-27 Listed $345,000 OneKey® MLS as Distributed by MLS Grid