1919 Madison Ave #202 · New York, NY 10035

$575,000

2 bd · 1.0 ba · 1,000 sqft · Condo · 195 Days on market

Built 1997 ↓ 4% 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 +17.5/30.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• DSCR +5.5/10.0
• Schools +5.0/10.0
• 1% rule +4.7/10.0
• Rent growth +3.9/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to Maple Plaza — a spacious, well-appointed two-bedroom co-op ideally located in the heart of Harlem, offering exceptional convenience and connectivity throughout New York City. This inviting home features wood floors, oversized windows, and a comfortable layout that is ideal for both everyday living and entertaining. Perfectly situated just moments from Central Park North and the vibrant energy of Lenox Avenue and 125th Street, you’ll enjoy immediate access to some of Harlem’s best dining, shopping, and cultural destinations, including Sylvia’s, Red Rooster, Whole Foods Market, neighborhood boutiques, the iconic Apollo Theater, and the National Jazz Museum i

Key facts

• Wood floors
• Metro-north
• Bus routes

Tags

• WOOD FLOORS
• OVERSIZED WINDOWS
• MULTIPLE SUBWAY LINES
• METRO-NORTH
• BUS ROUTES

Property features AI

Exterior

• Parking: Garage; Approximately 50 garage spaces (building/assigned)
• Utilities: Electric service by Con-Edison; Public sewer; No additional utilities listed
• Home design: Stock cooperative
• Construction: Brick construction
• Exterior features: Not waterfront

Interior

• Kitchen: Refrigerator
• Bedrooms: 5 total rooms (bedroom count not specified)
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall/window air conditioning units; Other heating
• Interior features: Other interior features; Basement present (see remarks)
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $575k.

Deal economics

• At list price, monthly cash flow is $440 ($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 $559k (2.8% below list).
• Recommended offer: $506k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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 fast (+5.6%/yr); 71 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 $5,587/mo this rent would consume 149% 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 $23k of equity ($4k loan paydown + $19k 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 $161k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 195 days — a 12% lower offer ($506k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $506,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 195 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. 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?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.97% ✗
• Cap rate: 7.21%
• Cash-on-cash: 3.28%
• DSCR: 1.15
• GRM: 8.6

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: 12.6%
• Equity multiple: 1.74×
• Total profit: $119,554
• Equity at exit: $266,070

10-year hold

• IRR: 15.8%
• Equity multiple: 3.50×
• Total profit: $402,655
• Equity at exit: $415,993

Cash invested: $161,000 (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: 8.6×

Monthly cashflow live

• Estimated rent: $5,587 high
• Mortgage (P&I): −$3,015
• Tax est. 1.5%: −$719 /mo · $8,625/yr
• Insurance: −$240
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,173
• Net cashflow: $440

Break-even live

Break-even rent $5,030

Max offer price $575,000

Occupancy floor 87%

Sensitivity live

Price	-10% $837	-5% $639	+0% $440	+5% $241	+10% $43
Rent	-10% $-1	-5% $219	+0% $440	+5% $661	+10% $881
Rate	-1.0pp $729	-0.5pp $586	base $440	+0.5pp $291	+1.0pp $139

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: $143,750
• Closing costs: $17,250
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
241 Lenox Ave #1 New York, NY	1.0	1.0	1175	$8,000	$6.81	20d	1	0.33mi
2413 3rd Ave Bronx, NY	1.0–3.0	1.0–2.0	857	$4,022	$4.69	1d	21	0.56mi
230 W 126th St Unit 20C New York, NY	2.0	1.0	860	$4,555	$5.30	26d	1	0.56mi
5 Lincoln Ave Bronx, NY	1.0–3.0	1.0–2.5	1011	$5,138	$5.08	0d	181	0.57mi
61 Malcolm X Blvd New York, NY	2.0	2.0	1300	$4,795	$3.69	26d	1	0.63mi
132 W 134th St New York, NY	2.0	1.0	750	$4,500	$6.00	26d	1	0.64mi
77 E 110th St Unit 1322508P New York, NY	2.0	1.5	990	$6,360	$6.42	26d	1	0.69mi
312 W 121st St Unit 5-A New York, NY	3.0	1.0	800	$4,655	$5.82	13d	1	0.72mi
508 Manhattan Ave Unit 2C New York, NY	3.0	1.0	800	$4,699	$5.87	13d	1	0.72mi
312 W 121st St Unit 4C New York, NY	3.0	2.0	900	$4,854	$5.39	9d	1	0.73mi
506 Manhattan Ave Unit 1A New York, NY	3.0	1.0	800	$4,699	$5.87	13d	1	0.74mi
300 W 135th St Unit 9G New York, NY	3.0	2.0	1032	$5,500	$5.33	6d	1	0.85mi
319 E 109th St Unit 1021947P New York, NY	3.0	1.0	818	$7,260	$8.88	6d	1	0.88mi
309 E 108th St New York, NY	3.0	1.0	1500	$5,400	$3.60	26d	1	0.91mi
52 Convent Ave Unit 30 New York, NY	3.0	2.0	1300	$7,500	$5.77	26d	1	0.95mi
2051 2nd Ave Unit 1565856P New York, NY	2.0	1.0	914	$6,836	$7.48	1d	1	1.02mi
30 Morningside Dr #2096 New York, NY	1.0–2.0	1.0–2.0	780	$8,940	$11.45	1d	2	1.02mi
1399 Park Ave Unit 10C New York, NY	2.0	2.0	962	$5,500	$5.72	1d	1	1.03mi
1635 Lexington Ave Unit 6D New York, NY	2.0	2.0	1112	$6,000	$5.40	26d	1	1.04mi
543 W 122nd St Unit 27C New York, NY	2.0	2.0	1313	$10,995	$8.37	12d	1	1.08mi
543 W 122nd St New York, NY	2.0	1.0–2.0	1057	$10,995	$10.40	4d	7	1.08mi
1 Morningside Dr New York, NY	3.0	1.0–2.0	1655	$8,195	$4.95	0d	1	1.10mi
122 E 102nd St Unit 1021896P New York, NY	2.0	1.0	742	$5,429	$7.32	17d	1	1.13mi
420 Central Park W Unit 6K New York, NY	2.0	2.0	1060	$8,000	$7.55	23d	1	1.27mi
545 W 110th St Unit 6A New York, NY	2.0	2.0	1441	$7,500	$5.20	26d	1	1.32mi
400 Central Park W Unit 11D New York, NY	2.0	2.0	1142	$6,950	$6.09	26d	1	1.39mi
175 E 96th St Unit 1251683P New York, NY	2.0	1.0	600	$6,380	$10.63	4d	2	1.42mi
215 E 96th St Unit 688 New York, NY	1.0	1.0	717	$7,810	$10.89	0d	1	1.43mi
53-55 E 95th St Unit 4A New York, NY	3.0	2.0	803	$7,495	$9.33	9d	1	1.45mi
215 E 95th St #1293 New York, NY	1.0–2.0	1.0–1.5	740	$6,100	$8.24	1d	2	1.47mi

HOA detail condo

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

Listing history 15 events

1. 2026-06-21
   days on market $575,000 Active 195 DOM
2. 2026-06-18
   days on market $575,000 Active 192 DOM
3. 2026-06-17
   days on market $575,000 Active 191 DOM
4. 2026-06-15
   days on market $575,000 Active 189 DOM
5. 2026-06-13
   days on market $575,000 Active 187 DOM
6. 2026-06-10
   days on market $575,000 Active 183 DOM
7. 2026-06-08
   days on market $575,000 Active 182 DOM
8. 2026-06-04
   days on market $575,000 Active 178 DOM
9. 2026-06-03
   days on market $575,000 Active 177 DOM
10. 2026-06-01
    days on market $575,000 Active 175 DOM
11. 2026-05-31
    days on market $575,000 Active 174 DOM
12. 2026-04-26
    price $575,000
13. 2026-04-16
    status Active
14. 2026-01-12
    status Active
15. 2025-10-11
    listed $599,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $67,042
• − Mortgage interest: −$32,209
• − Property taxes: −$8,625
• − Insurance: −$2,875
• − Repairs & maintenance: −$5,363
• − Management: −$5,363
• − Depreciation: −$16,727
• Taxable loss: −$4,121
• Est. tax savings @ 24.0%: +$989
• After-tax cash flow: $6,268/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

-4.0% since first listed

4 events — show timeline

• 2026-04-26 Price Changed $575,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-16 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-01-12 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-10-11 Listed $599,000 OneKey® MLS as Distributed by MLS Grid