300 W 110th St Unit 9F · New York, NY 10026

$599,000

1 bd · 1.0 ba · 589 sqft · Condo public records · 129 Days on market

Built 1988 $545/mo HOA · 11% of rent

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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).

• Cash flow +7.7/30.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0

Listing remarks

Bright One-Bedroom Condo at 300 West 110th Street Manhattan Valley Welcome to Unit 9F at Towers on the Park - a sun-filled one-bedroom condo with western exposure and open sky views in the heart of Manhattan Valley. This inviting home offers a smart, single-level layout, excellent light, and full-service building amenities. Light, Space & Comfort Gleaming hardwood floors run throughout a generous living and dining area designed for everyday living and easy entertaining. Double-pane windows with elegant treatments enhance comfort while framing city rooftop and sky views. The apartment is in good condition with ample closet space for practical storage. Functional Kitchen A well-ap

Key facts

• Galley kitchen
• One bedroom condo
• Resident lounge

Tags

• ONE BEDROOM CONDO
• GALLEY KITCHEN
• ELEVATOR BUILDING
• RESIDENT LOUNGE
• ON SITE GARAGE PARKING
• PET FRIENDLY

Property features AI

Finance

• Other: Pets allowed (cats OK; building allows 2 cats for owners)
• HOA & community: Monthly association fee of $545; Building amenities include bike storage, elevator(s), and a game room; Building totals 342 units

Exterior

• Parking: Has garage
• Utilities: C1-9 zoning
• Home design: Condominium in a 20-story building; West exposure; Has view
• Construction: Building name: Towers On The Park
• Exterior features: Building courtyard

Interior

• Kitchen: Dishwasher
• Bedrooms: Entry level: 9
• Bathrooms: 1 full bathroom
• Interior features: Dining area; Building courtyard view
• Laundry & utility: Building laundry / shared laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $599k.

Deal economics

• At list price, monthly cash flow is $-695 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $476k (20.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $516k (13.8% below list).
• Recommended offer: $476k (20.5% below list) — sets the bar for cash-flow.
• Cap rate 4.9% 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.
• Zoned schools: Elm Tree Elementary School (math 27% / reading 52%, grade F, #1,444 of 2,108 statewide, top 71%, 806 students, 94% FRL); Mark Twain Is 239 For The Gifted And Talented (math 90% / reading 96%, grade A+, #6 of 729 statewide, top 1%, 1,207 students, 44% FRL); Midwood High School (math 94% / reading 96%, grade A+, #83 of 1,100 statewide, top 8%, 4,062 students, 73% FRL).
• Market conditions: Rents rising (+2.5%/yr); 96 active listings in the ZIP; 27 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 $5,164/mo this rent would consume 76% 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 $36k of equity ($4k loan paydown + $31k 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.
• By year 2, paydown + projected appreciation supports a ~$57k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($527k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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.

Recommended offer $476,281 (20.5% 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 129 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.86% ✗
• Cap rate: 4.90%
• Cash-on-cash: -4.97%
• DSCR: 0.78
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 9.2%
• Equity multiple: 1.60×
• Total profit: $100,359
• Equity at exit: $348,877

10-year hold

• IRR: 10.6%
• Equity multiple: 2.99×
• Total profit: $333,303
• Equity at exit: $610,061

Cash invested: $167,720 (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: 9.7×

Monthly cashflow live

• Estimated rent: $5,164 high
• Mortgage (P&I): −$3,141
• Tax from tax record: −$839 /mo · $10,065/yr
• Insurance: −$250
• HOA: −$545
• Vacancy / Maint / Mgmt: −$1,085
• Net cashflow: $-695

Break-even live

Break-even rent $6,044

Max offer price $476,281

Occupancy floor —

Sensitivity live

Price	-10% $-356	-5% $-525	+0% $-695	+5% $-864	+10% $-1,034
Rent	-10% $-1,103	-5% $-899	+0% $-695	+5% $-491	+10% $-287
Rate	-1.0pp $-393	-0.5pp $-542	base $-695	+0.5pp $-850	+1.0pp $-1,008

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: $149,750
• Closing costs: $17,970
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Morningside Dr New York, NY	3.0	1.0–2.0	1655	$6,335	$3.83	0d	1	0.17mi
30 Morningside Dr #2096 New York, NY	1.0–2.0	1.0–2.0	780	$5,550	$7.11	1d	2	0.25mi
202 W 102nd St Unit 1053014P New York, NY	2.0	2.0	538	$10,000	$18.59	24d	1	0.52mi
308 W 107th St Unit 1239985P New York, NY	1.0	1.0	559	$5,497	$9.83	1d	1	0.53mi
915 W End Ave #1020 New York, NY	1.0–3.0	1.0–2.0	851	$6,070	$7.13	1d	2	0.55mi
814 Amsterdam Ave #1019 New York, NY	1.0–2.0	1.0–2.0	800	$4,800	$6.00	26d	2	0.60mi
808 Columbus Ave New York, NY	2.0	1.0–2.0	773	$6,906	$8.93	0d	30	0.60mi
788 Columbus Ave #1323 New York, NY	1.0–3.0	1.0–1.5	900	$3,660	$4.07	26d	2	0.62mi
70 W 95th St New York, NY	1.0–4.0	1.0–2.0	1095	$9,999	$9.13	19d	1	0.78mi
266 W 96th St #2030 New York, NY	1.0	1.0	512	$5,800	$11.33	8d	1	0.83mi
255 W 94th St #686 New York, NY	1.0–2.0	1.0–2.0	750	$6,210	$8.28	1d	2	0.88mi
122 E 102nd St Unit 1021896P New York, NY	2.0	1.0	742	$5,429	$7.32	18d	1	0.95mi
101 W 90th St New York, NY	3.0	1.0–2.5	962	$6,188	$6.43	0d	1	1.01mi
212 W 91st St New York, NY	1.0–2.0	1.0–2.0	825	$4,695	$5.69	5d	4	1.03mi
212 W 91st St New York, NY	1.0–2.0	1.0–2.0	825	$4,725	$5.73	4d	3	1.03mi
212 W 91st St #416 New York, NY	1.0–2.0	1.0–2.0	825	$6,050	$7.33	1d	2	1.03mi
1501 Lexington Ave #932 New York, NY	1.0	1.0	583	$7,403	$12.69	1d	3	1.11mi
210 W 89th St #165 New York, NY	1.0	1.0	600	$5,730	$9.55	1d	2	1.12mi
175 E 96th St Unit 1251683P New York, NY	2.0	1.0	600	$5,305	$8.84	4d	2	1.17mi
132 W 134th St New York, NY	2.0	1.0	750	$4,500	$6.00	26d	1	1.22mi
215 E 96th St Unit 688 New York, NY	1.0	1.0	717	$7,810	$10.89	0d	1	1.23mi
43 W 85th St Unit 1470323P New York, NY	1.0	1.0	699	$6,466	$9.25	7d	1	1.25mi
215 E 95th St #1293 New York, NY	1.0–2.0	1.0–1.5	740	$5,420	$7.32	1d	2	1.27mi
160 E 88th St #1332 New York, NY	1.0	1.0	560	$5,670	$10.12	8d	1	1.44mi
45 W 81st St Unit 2011 New York, NY	1.0	1.0	450	$4,710	$10.47	26d	1	1.45mi
200 E 89th St Unit 12G New York, NY	1.0	1.0	650	$5,000	$7.69	19d	1	1.46mi
345 E 94th St #1470 New York, NY	2.0	1.0–2.0	710	$5,645	$7.95	5d	3	1.46mi

HOA detail condo

• Monthly dues: $545 · $6,540/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-21
   days on market $599,000 Active 129 DOM
2. 2026-06-18
   days on market $599,000 Active 126 DOM
3. 2026-06-17
   days on market $599,000 Active 125 DOM
4. 2026-06-15
   days on market $599,000 Active 123 DOM
5. 2026-06-13
   days on market $599,000 Active 121 DOM
6. 2026-06-10
   days on market $599,000 Active 117 DOM
7. 2026-06-08
   days on market $599,000 Active 116 DOM
8. 2026-06-04
   days on market $599,000 Active 112 DOM
9. 2026-06-03
   days on market $599,000 Active 111 DOM
10. 2026-06-01
    days on market $599,000 Active 109 DOM
11. 2026-05-31
    days on market $599,000 Active 108 DOM
12. 2026-05-01
    price $599,000
13. 2026-02-12
    listed $609,000 Active
14. 2022-08-30
    soldstatus $630,000
15. 2022-04-05
    listed $630,000 Active
16. 2014-09-17
    soldstatus $530,000
17. 2014-05-21
    listed $530,000
18. 2014-05-21
    listed $530,000
19. 1988-10-25
    soldstatus $91,500

ⓘ 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: $10,065 · $839/mo
• Projected year-2 tax: $10,094 · $841/mo
• Expected delta: +$29/yr (+$2/mo · 0.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $61,973
• − Mortgage interest: −$33,553
• − Property taxes: −$10,065
• − Insurance: −$2,995
• − Repairs & maintenance: −$4,958
• − Management: −$4,958
• − HOA: −$6,540
• − Depreciation: −$17,425
• Taxable loss: −$18,522
• Est. tax savings @ 24.0%: +$4,445
• After-tax cash flow: $-3,891/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

+554.6% since first listed

8 events — show timeline

• 2026-05-01 Price Changed $599,000 RLS at REBNY
• 2026-02-12 Listed $609,000 RLS at REBNY
• 2022-08-30 Sold (Public Records) $630,000 Public Records
• 2022-04-05 Listed $630,000 RLS at REBNY
• 2014-09-17 Sold (Public Records) $530,000 Public Records
• 2014-05-21 Listed $530,000 RLS at REBNY
• 2014-05-21 Listed $530,000 RLS at REBNY
• 1988-10-25 Sold (Public Records) $91,500 Public Records

Property tax history

+3.6%/yr

Latest (2025): $10,065 · +4.3% YoY. Source: county tax records.