302 W 86th St Unit 1C · New York, NY 10024

$898,000

2 bd · 1.5 ba · 1,200 sqft · Condo · 44 Days on market

Built 1917 Fair condition $748/sqft · 43% below area Est $1.579M · 43% under $3140/mo HOA · 45% 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).

• ARV discount +15.0/15.0
• Appreciation +7.7/10.0
• Schools +6.7/10.0
• Rent growth +4.5/5.0
• Livability +3.8/5.0
• 1% rule +2.7/10.0
• Condition / age +2.0/5.0
• Cash flow +0.6/30.0
• DSCR +0.0/10.0

Listing remarks

Back on the Market | UWS Prewar Opportunity – Design Your Own Home Residence 1C presents a full renovation opportunity to create a home tailored to your taste. A welcoming foyer leads into a spacious living room with classic prewar proportions, high beamed ceilings, decorative picture frame moldings, and a decorative, timeless fireplace that anchors the space. The layout offers two bedrooms and one-and-a-half baths, with a flexible second bedroom that can easily function as a den, office, or guest room. The primary bedroom is generously sized with a walk-in closet.

Key facts

• Rooftop deck
• Windowed kitchen
• Renovated lobby

Tags

• SPACIOUS LIVING ROOM
• DECORATIVE TIMELESS FIREPLACE
• WINDOWED KITCHEN
• 24 HOUR DOOR ATTENDANT
• RENOVATED LOBBY
• ROOFTOP DECK

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $898k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-4k ($-47k/yr) — negative.
• To cash-flow at today's rent, offer at most $337k (62.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $692k (22.9% below list).
• Recommended offer: $337k (62.5% below list) — sets the bar for cash-flow.
• Cap rate 1.1% vs local median 2.7% in New York — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 fast (+8.2%/yr); 380 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 52d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 4,467 units permitted in New York County in 2024 (4,463 in 5+ unit buildings).
• At $6,924/mo this rent would consume 46% of the median local household income ($182k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $54k of equity ($6k loan paydown + $48k 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 ~$86k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($871k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 45% of rent; built in 1917 — 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 $337,189 (62.5% 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 44 days. Have you received any prior offers? Is the seller open to a 62% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1917 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 0.77% ✗
• Cap rate: 1.11%
• Cash-on-cash: -18.50%
• DSCR: 0.18
• GRM: 10.8

CMA / ARV

• ARV (median comp): $1,579,464
• List price: $898,000
• Delta: -43.15%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 AVENUE AT PORT IMPERIAL #237	1.50mi	2/2.0	1,293 (+8%)	1mo	$860,000	$665	49
8100 RIVER Rd #209	1.02mi	2/2.0	1,298 (+8%)	1mo	$705,000	$543	49
20 AVENUE AT PORT IMPERIAL #113	1.47mi	2/2.0	1,348 (+12%)	0mo	$950,000	$705	42
6050 JOHN F KENNEDY Blvd Unit 20G	1.45mi	2/2.0	1,450 (+21%)	0mo	$650,000	$448	38
8200C BULLS FERRY Rd #10	1.14mi	2/2.0	1,400 (+17%)	0mo	$580,000	$414	38
8100 RIVER Rd #602	1.06mi	2/2.0	1,375 (+15%)	1mo	$875,000	$636	38
7002 BLVD E Unit 8J	1.14mi	1/1.5 (-1)	1,045 (-13%)	1mo	$287,000	$275	37
6405 BLVD E Unit D4	1.32mi	2/1.0	900 (-25%)	1mo	$378,777	$421	37
9 AVENUE AT PORT IMPERIAL #1015	1.43mi	2/2.0	1,395 (+16%)	1mo	$1,350,000	$968	37
102 ABBIE Ct #102	1.05mi	2/2.5	1,482 (+24%)	0mo	$935,000	$631	36
7002 BLVD E Unit 6D	1.12mi	1/1.5 (-1)	979 (-18%)	1mo	$285,000	$291	34
9 AVENUE AT PORT IMPERIAL #515	1.43mi	3/2.0 (+1)	1,395 (+16%)	1mo	$1,150,000	$824	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.32% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 0.9%
• Equity multiple: 1.06×
• Total profit: $15,072
• Equity at exit: $526,236

10-year hold

• IRR: 6.5%
• Equity multiple: 2.37×
• Total profit: $343,482
• Equity at exit: $922,892

Cash invested: $251,440 (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 →

Active competition Active MLS

• For sale now: 15 active · 3 under contract
• Median asking: $1,700,000 ($1392/sqft)
• Median days on market: 44 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -5.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 10024

• Home prices YoY: 2.2%
• Rents YoY: 8.2%
• Active inventory: 380
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $6,924 high
• Mortgage (P&I): −$4,709
• Tax est. 1.5%: −$1,122 /mo · $13,470/yr
• Insurance: −$374
• HOA: −$3,140
• Vacancy / Maint / Mgmt: −$1,454
• Net cashflow: $-3,876

Break-even live

Break-even rent $11,830

Max offer price $337,189

Occupancy floor —

Sensitivity live

Price	-10% $-3,255	-5% $-3,565	+0% $-3,876	+5% $-4,186	+10% $-4,496
Rent	-10% $-4,423	-5% $-4,149	+0% $-3,876	+5% $-3,602	+10% $-3,329
Rate	-1.0pp $-3,423	-0.5pp $-3,647	base $-3,876	+0.5pp $-4,108	+1.0pp $-4,345

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: $224,500
• Closing costs: $26,940
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
247 W 87th St New York, NY	1.0	1.0–2.0	822	$6,275	$7.63	67d	2	0.19mi
210 W 89th St #165 New York, NY	1.0	1.0	675	$6,130	$9.08	0d	2	0.24mi
212 W 91st St #416 New York, NY	1.0–2.0	1.0–2.0	850	$8,660	$10.19	0d	2	0.31mi
212 W 91st St New York, NY	1.0–2.0	1.0–2.0	850	$8,250	$9.71	2d	3	0.31mi
212 W 91st St New York, NY	1.0–2.0	1.0–2.0	825	$9,670	$11.72	43d	4	0.31mi
189 W 89th St New York, NY	2.0	1.0–2.0	769	$10,473	$13.61	0d	6	0.32mi
110 W 79th St #276 New York, NY	2.0	2.0	1000	$7,230	$7.23	70d	1	0.42mi
600 Columbus Ave Unit 1251680P New York, NY	1.0–2.0	1.0	900	$7,950	$8.83	0d	2	0.42mi
147 W 79th St New York, NY	1.0	1.0	927	$6,400	$6.90	73d	1	0.43mi
147 W 79th St New York, NY	1.0	1.0	927	$6,800	$7.34	15d	1	0.43mi
147 W 79th St New York, NY	2.0	2.5	1209	$9,100	$7.53	16d	1	0.43mi
147 W 79th St New York, NY	1.0	1.0	899	$6,750	$7.51	48d	1	0.43mi
222 Riverside Dr Unit 8C New York, NY	2.0	2.0	1178	$9,000	$7.64	73d	1	0.44mi
255 W 94th St #686 New York, NY	1.0–2.0	1.0–2.0	800	$8,630	$10.79	0d	2	0.46mi
134 W 93rd St New York, NY	1.0	1.0	763	$4,700	$6.16	60d	1	0.48mi
241 W 75th St #773 New York, NY	1.0–2.0	1.0	750	$8,220	$10.96	0d	2	0.54mi
317 W 74th St Unit 1021986P New York, NY	2.0	1.0–2.0	645	$11,650	$18.05	52d	2	0.58mi
309 W 97th St Unit 5N New York, NY	2.0	2.0	900	$5,495	$6.11	73d	1	0.59mi
2109 Broadway Unit 4-79 New York, NY	2.0	2.0	1244	$11,250	$9.04	0d	1	0.62mi
160 W 97th St #1101 New York, NY	2.0	1.0	850	$6,060	$7.13	7d	1	0.63mi
240 W 73rd St New York, NY	2.0	1.0–2.0	660	$9,059	$13.72	73d	4	0.67mi
788 Columbus Ave #1323 New York, NY	1.0–3.0	1.0–1.5	900	$6,320	$7.02	73d	2	0.72mi
230 W 72nd St #1300 New York, NY	2.0	1.0	800	$7,000	$8.75	73d	1	0.72mi
230 W 72nd St Unit 1301 New York, NY	2.0	1.0	800	$6,850	$8.56	71d	1	0.72mi
50 W 97th St #1739 New York, NY	2.0	1.0	800	$6,560	$8.20	55d	1	0.73mi
808 Columbus Ave New York, NY	2.0	1.0–2.0	773	$9,878	$12.78	0d	24	0.75mi
814 Amsterdam Ave #1019 New York, NY	1.0–2.0	1.0–2.0	800	$5,270	$6.59	73d	2	0.75mi
220 Riverside Blvd Unit 3G New York, NY	1.0	1.5	906	$6,200	$6.84	14d	1	0.78mi
112 W 72nd St Unit 3B New York, NY	2.0	1.0	750	$5,900	$7.87	73d	1	0.80mi
210 W 70th St #2102 New York, NY	1.0–2.0	1.0–2.5	897	$9,370	$10.44	0d	2	0.82mi
155 W 70th St New York, NY	2.0–3.0	2.0–2.5	1300	$7,995	$6.15	70d	3	0.83mi
155 W 70th St New York, NY	2.0–3.0	2.0–2.5	1112	$7,995	$7.19	71d	4	0.83mi
392 Central Park W Unit 17D New York, NY	2.0	2.0	1161	$7,900	$6.80	13d	1	0.83mi
180 Riverside Blvd #846 New York, NY	1.0–2.0	1.0–2.0	827	$8,640	$10.45	73d	2	0.88mi
400 Central Park W Unit 11D New York, NY	2.0	2.0	1142	$6,950	$6.09	73d	1	0.89mi
400 Central Park W Unit 4N New York, NY	1.0	1.0	887	$5,500	$6.20	18d	1	0.89mi
7650 River Rd Unit 842 North Bergen, NJ	1.0	1.0	900	$3,395	$3.77	73d	1	0.94mi
7650 River Rd Unit 812 North Bergen, NJ	1.0	1.0	900	$3,350	$3.72	73d	1	0.94mi
915 W End Ave #1020 New York, NY	1.0–3.0	1.0–2.0	801	$6,065	$7.57	0d	2	0.96mi
40 Lydia Dr Guttenberg, NJ	2.0	2.5	1443	$2,310	$1.60	21d	1	0.99mi

Property features AI

Finance

• Other: Cats allowed
• Financial info: Building contains 37 total units
• HOA & community: Monthly association fee ($3,140)

Exterior

• Home design: 12-story buildingEntry level: 1
• Exterior features: Building roof deck

Interior

• Flooring: Parquet
• Bathrooms: 1 full bathroom1 half bathroom
• Heating & cooling: Has cooling
• Interior features: UnfurnishedParquet flooringDecorative fireplace (1)
• Laundry & utility: Building allows washer/dryer installationCommon on-floor washer/dryerCommon area laundry

HOA detail $3,140/mo · $37,680/yr condo

• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-08-06
   days on market $898,000 Active 44 DOM
2. 2026-08-05
   days on market $898,000 Active 43 DOM
3. 2026-08-04
   days on market $898,000 Active 42 DOM
4. 2026-08-03
   days on market $898,000 Active 41 DOM
5. 2026-07-31
   days on market $898,000 Active 38 DOM
6. 2026-07-30
   days on market $898,000 Active 37 DOM
7. 2026-07-30
   days on market $898,000 Active 36 DOM
8. 2026-07-26
   days on market $898,000 Active 33 DOM
9. 2026-07-24
   days on market $898,000 Active 31 DOM
10. 2026-07-23
    days on market $898,000 Active 30 DOM
11. 2026-07-22
    days on market $898,000 Active 29 DOM
12. 2026-07-21
    days on market $898,000 Active 28 DOM
13. 2026-07-20
    days on market $898,000 Active 27 DOM
14. 2026-07-18
    days on market $898,000 Active 25 DOM
15. 2026-07-18
    days on market $898,000 Active 24 DOM
16. 2026-07-16
    days on market $898,000 Active 23 DOM
17. 2026-07-15
    days on market $898,000 Active 22 DOM
18. 2026-06-04
    days on market $898,000 Active 21 DOM
19. 2026-06-03
    days on market $898,000 Active 20 DOM
20. 2026-06-02
    days on market $898,000 Active 19 DOM
21. 2026-06-01
    days on market $898,000 Active 18 DOM
22. 2026-05-31
    days on market $898,000 Active 17 DOM
23. 2026-04-28
    listed $898,000 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: $83,092
• − Mortgage interest: −$50,302
• − Property taxes: −$13,470
• − Insurance: −$4,490
• − Repairs & maintenance: −$6,647
• − Management: −$6,647
• − HOA: −$37,680
• − Depreciation: −$26,124
• Taxable loss: −$62,268
• Est. tax savings @ 24.0%: +$14,944
• After-tax cash flow: $-31,563/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

Fair 40/100 Extensive rehab Est. rehab $60,000–$108,000 screening

This prewar property presents a full renovation opportunity with extensive repairs and maintenance needed. A complete kitchen and bathroom renovation, along with painting and appliance upgrades, would significantly increase its value.

Repairs flagged

• Major Exposed studs in kitchen — Structural damage
• Major Missing cabinets in kitchen — Aesthetic and functional damage
• Major Exposed plumbing in kitchen — Structural damage
• Major Exposed electrical wiring in kitchen — Safety hazard
• Major Tiled walls in bath — Structural damage

Value-add opportunities

• Both Kitchen renovation — Modern kitchen design and functionality ↑
• Both Bathroom renovation — Modern bathroom design and functionality ↑
• Both Painting interior walls — Fresh paint enhances curb appeal ↑
• Rental Refrigerator replacement — Modern refrigerator improves rental appeal ↑

ⓘ Rehab cost is a screening estimate — Extensive scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 66/100

Zoned Schools

Elementary Ps/is 266 B- NY #745/2,108 Nat'l #7,252/41,679 Middle Mark Twain Is 239 For The Gifted And Talented A+ NY #6/729 Nat'l #25/14,009 High Liberation Diploma Plus D- NY #1,007/1,100 Nat'l #6,330/17,239

Schools (NCES district)

No district data.

B Composite livability gradescore 75/100

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 · 1,825,725 people
• City population: 7,731,280
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 63,115
• Household income: $181,560
• Rent vs Own: 62.9% rent · 37.1% own
• Severe rent burden: 7% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 9% Two or more races 6% Asian 5% Black 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Dominican 2%
• Common ancestry: Scotch-Irish 8% Romanian 5% Italian 3%
• Foreign-born: 19% · Canada, China, South Korea
• Languages at home: 79% English-only · Spanish 8% Other Indo-European 3% Russian/Polish/Slavic 3%

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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: ▲ 5.32%
• Current HPI: 251.6447
• Rent YoY: ▲ 8.15%
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

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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

Property features AI

Finance

• Other: Cats allowed
• Financial info: Building contains 37 total units
• HOA & community: Monthly association fee ($3,140)

Exterior

• Home design: 12-story buildingEntry level: 1
• Exterior features: Building roof deck

Interior

• Flooring: Parquet
• Bathrooms: 1 full bathroom1 half bathroom
• Heating & cooling: Has cooling
• Interior features: UnfurnishedParquet flooringDecorative fireplace (1)
• Laundry & utility: Building allows washer/dryer installationCommon on-floor washer/dryerCommon area laundry

Price history

1 event — show timeline

• 2026-04-28 Listed $898,000 RLS at REBNY