103 E East 97th St Unit 1B · New York, NY 10029

$325,000

1 bd · 1.0 ba · 775 sqft · SingleFamily · 3 Days on market

Built 1910 Fair condition ↓ 57% since listing

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Why this score? — see what drove the B- 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 +22.7/30.0
• Appreciation +8.2/10.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.9/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

WHERE ELSE CAN YOU FIND A RENOVATED TWO BEDROOM, WITH A WASHER DRYER, IN A DOORMAN BUILDING, AROUND THE CORNER FROM CENTRAL PARK, FOR UNDER $900,000.. .. .RIGHT HERE!!!! This renovated two bedroom one and one half bathroom pre-war home boasts an expansive living room with ample space for dining and a built-in desk for a home office area. Renovated, windowed, eat-in kitchen with white cabinets, gray Caesarstone countertops, stainless steel appliances and two pantries make this a great kitchen to sit and enjoy a meal. Additional features include: WASHER/DRYER IN UNIT, hard wood floors, beamed ceilings, heated floors bathroom in both bathrooms. Apartment 1B faces north and south with the northern exposure looking onto tree-lined 97th Street. Apartment comes with additional storage in the basement. 12 East 97th street is a 24 hour doorman building right next to Central Park and 5th Avenue along Museum Mile and 3 blocks from 96th Street Subway. Building amenities include a bike room, laundry room and common storage room. The building is pet friendly and allows co-purchasing and pied-a-terres and offers 75% financing.

Key facts

• Built 1910
• Listed 3 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Con Edison electric; Public sewer; Electricity available
• Home design: Stock cooperative
• Construction: Brick construction
• Exterior features: Brick exterior; Not waterfront

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Entry level: 1
• Bathrooms: 1 full bathroom
• Heating & cooling: Steam heat; Wall/window cooling unit(s)
• Interior features: Open floor plan; Open kitchen; No basement
• Laundry & utility: Pets allowed: contact for details

🏷️ Possibly a rental listed for sale. The $325,000 price doesn't fit this home's estimated sale value (~$740,125) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $325k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $560 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $325k).
• Cap rate 8.4% 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 (+4.5%/yr); 96 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 4,467 units permitted in New York County in 2024 (4,463 in 5+ unit buildings).
• At $3,551/mo this rent would consume 110% of the median local household income ($39k/yr) (locally 8791% 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 ($2k loan paydown + $21k appreciation (6.3% 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 (6.3% appreciation + 4.5% rent growth), your $91k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $325,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.09% ✓
• Cap rate: 8.36%
• Cash-on-cash: 7.38%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $740,125
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1760 2nd Ave	0.58mi	1/1.5	843 (+9%)	3mo	$805,000	$955	54

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

Projected returns pro-forma

6.32% appreciation · 4.5% rent growth · sell at horizon

5-year hold

• IRR: 22.9%
• Equity multiple: 2.55×
• Total profit: $141,173
• Equity at exit: $210,904

10-year hold

• IRR: 22.2%
• Equity multiple: 5.37×
• Total profit: $397,676
• Equity at exit: $388,291

Cash invested: $91,000 (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 10029

• Home prices YoY: 1.9%
• Rents YoY: 4.5%
• Active inventory: 96
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $3,551 medium
• Mortgage (P&I): −$1,704
• Tax est. 1.5%: −$406 /mo · $4,875/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$746
• Net cashflow: $560

Break-even live

Break-even rent $2,843

Max offer price $325,000

Occupancy floor 79%

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1501 Lexington Ave #932 New York, NY	1.0	1.0	583	$5,580	$9.56	3d	2	0.31mi
122 E 102nd St Unit 1021896P New York, NY	2.0	1.0	742	$5,429	$7.32	15d	1	0.33mi
175 E 96th St Unit 1251683P New York, NY	2.0	1.0	600	$5,305	$8.84	2d	2	0.36mi
1635 Lexington Ave Unit 6D New York, NY	2.0	2.0	1112	$6,000	$5.40	24d	1	0.42mi
215 E 96th St Unit 688 New York, NY	1.0	1.0	717	$7,960	$11.10	2d	1	0.44mi
215 E 95th St #1293 New York, NY	1.0–2.0	1.0–1.5	740	$5,520	$7.46	1d	2	0.46mi
1377 Lexington Ave Unit 5CC New York, NY	2.0	1.0	796	$5,100	$6.41	19d	1	0.46mi
160 E 88th St #1332 New York, NY	1.0	1.0	560	$5,670	$10.12	6d	1	0.59mi
420 Central Park W Unit 6K New York, NY	2.0	2.0	1060	$8,000	$7.55	21d	1	0.60mi
200 E 89th St Unit 12G New York, NY	1.0	1.0	650	$5,000	$7.69	17d	1	0.60mi
50 W 97th St #1739 New York, NY	2.0	1.0	800	$6,560	$8.20	6d	1	0.63mi
77 E 110th St Unit 1322508P New York, NY	2.0	1.5	990	$6,360	$6.42	24d	1	0.65mi
345 E 94th St #1470 New York, NY	2.0	1.0–2.0	710	$5,645	$7.95	3d	3	0.66mi
235 E 89th St Unit 1495783P New York, NY	2.0	1.0	699	$7,443	$10.65	20d	1	0.66mi
70 W 95th St New York, NY	1.0–4.0	1.0–2.0	1095	$9,999	$9.13	16d	1	0.68mi
201 E 86th St #298 New York, NY	1.0–2.0	1.0–1.5	700	$7,210	$10.30	3d	2	0.69mi
354 E 91st St #648 New York, NY	1.0–2.0	1.0	692	$5,600	$8.09	1d	2	0.73mi
808 Columbus Ave New York, NY	2.0	1.0–2.0	773	$6,906	$8.93	1d	31	0.74mi
125 E 83rd St Unit 1312101P New York, NY	1.0	1.0	839	$7,470	$8.90	6d	1	0.77mi
244 E 86th St #604 New York, NY	1.0–2.0	1.0–2.0	950	$4,920	$5.18	3d	2	0.78mi
788 Columbus Ave #1323 New York, NY	1.0–3.0	1.0–1.5	900	$3,660	$4.07	24d	2	0.79mi
305 E 86th St New York, NY	1.0–3.0	1.0–2.0	820	$3,270	$3.99	24d	10	0.79mi
315 E 86th St Unit 1327 New York, NY	1.0	2.0	726	$6,460	$8.90	24d	1	0.80mi
134 W 93rd St New York, NY	1.0	1.0	763	$4,700	$6.16	11d	1	0.82mi
160 W 97th St #1101 New York, NY	2.0	1.0	850	$6,050	$7.12	13d	1	0.83mi
600 Columbus Ave Unit 1251680P New York, NY	1.0–2.0	1.0	900	$6,270	$6.97	1d	2	0.84mi
43 W 85th St Unit 1470323P New York, NY	1.0	1.0	699	$6,466	$9.25	5d	1	0.88mi
200 E 82nd St #505 New York, NY	2.0	1.0	636	$6,715	$10.55	1d	3	0.90mi
814 Amsterdam Ave #1019 New York, NY	1.0–2.0	1.0–2.0	800	$4,800	$6.00	24d	2	0.90mi
435 E 86th St Unit 2001 New York, NY	1.0	1.0	800	$5,480	$6.85	24d	1	0.93mi
202 W 102nd St Unit 1053014P New York, NY	2.0	2.0	538	$10,000	$18.59	21d	1	0.93mi
900 Park Ave New York, NY	1.0–2.0	1.5–2.5	1200	$8,000	$6.67	24d	2	0.94mi
189 W 89th St New York, NY	2.0	1.0–2.0	716	$6,414	$8.95	1d	13	0.95mi
501 E 87th St #2094 New York, NY	1.0	1.0	618	$7,890	$12.77	1d	2	0.97mi
1 Morningside Dr New York, NY	3.0	1.0–2.0	1655	$6,310	$3.81	1d	1	0.99mi
212 W 91st St #416 New York, NY	1.0–2.0	1.0–2.0	825	$6,270	$7.60	6d	2	0.99mi
212 W 91st St New York, NY	1.0–2.0	1.0–2.0	825	$4,695	$5.69	3d	4	0.99mi
212 W 91st St New York, NY	1.0–2.0	1.0–2.0	825	$4,725	$5.73	2d	3	0.99mi
255 W 94th St #686 New York, NY	1.0–2.0	1.0–2.0	750	$6,300	$8.40	1d	2	0.99mi
515 E 86th St Unit 589 New York, NY	1.0	1.0	695	$6,070	$8.73	19d	1	1.01mi

Listing history 6 events

1. 2026-06-07
   statusdays on market $325,000 Pending 3 DOM
2. 2026-06-04
   statusdays on market $325,000 Active 1 DOM
3. 2026-06-03
   days on market $325,000 Coming Soon 5 DOM
4. 2026-06-02
   days on market $325,000 Coming Soon 4 DOM
5. 2026-06-01
   days on market $325,000 Coming Soon 3 DOM
6. 2026-05-31
   days on market $325,000 Coming Soon 2 DOM

ⓘ 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: $42,618
• − Mortgage interest: −$18,205
• − Property taxes: −$4,875
• − Insurance: −$1,625
• − Repairs & maintenance: −$3,409
• − Management: −$3,409
• − Depreciation: −$9,455
• Taxable income: $1,639
• Est. tax owed @ 24.0%: −$393
• After-tax cash flow: $6,322/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 · 8 photos

Fair 45/100 Moderate rehab

This property requires moderate renovations to its kitchen, bathroom, and exterior. Upgrading these areas will significantly enhance its resale and rental value.

Repairs flagged

• Moderate Kitchen Countertops — The countertops appear dated and need updating.
• Moderate Bathroom Fixtures — The bathroom fixtures look worn and could benefit from replacement.
• Moderate Exterior Paint — The exterior paint appears faded and could be refreshed.

Value-add opportunities

• Resale New kitchen countertops — Modern countertops will enhance the kitchen's appeal and functionality.
• Resale New bathroom fixtures — Upgraded fixtures will improve the bathroom's functionality and appearance.
• Resale Fresh exterior paint — A fresh coat of paint will improve the home's curb appeal and value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen Countertops · The countertops appear dated and need updating.	Moderate	$3,000–15,000
Bathroom Fixtures · The bathroom fixtures look worn and could benefit from replacement.	Moderate	$3,000–15,000
Exterior Paint · The exterior paint appears faded and could be refreshed.	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Resale New kitchen countertops — Modern countertops will enhance the kitchen's appeal and functionality. ↑
• Resale New bathroom fixtures — Upgraded fixtures will improve the bathroom's functionality and appearance. ↑
• Resale Fresh exterior paint — A fresh coat of paint will improve the home's curb appeal and value. ↑

ⓘ 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): 77,447
• Household income: $38,695
• Rent vs Own: 92.8% rent · 7.2% own
• Severe rent burden: 8791.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Hispanic / Latino 42% Black 28% White 14% Two or more races 12% Asian 12%
• Hispanic origin (detail): Mexican 6% Puerto Rican 19% Dominican 10%
• Common ancestry: Romanian 2% Scotch-Irish 1% Lithuanian 0%
• Foreign-born: 26% · Canada, China, South Korea
• Languages at home: 50% English-only · Spanish 33% Chinese 7% Other Indo-European 3%

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: ▲ 6.32%
• Current HPI: 333.4025
• Rent YoY: ▲ 4.50%
• 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

-56.7% since first listed

4 events — show timeline

• 2026-05-30 Coming Soon $325,000 OneKey® MLS as Distributed by MLS Grid
• 2024-02-03 Price Changed $699,000 RLS at REBNY
• 2022-01-04 Sold (MLS) $975,000 RLS at REBNY
• 2021-05-13 Listed $750,000 RLS at REBNY