130 Bradhurst Ave #614 · New York, NY 10039

$399,000

1 bd · 1.0 ba · 817 sqft · Condo · 480 Days on market

Built 2008 $1141/mo HOA · 30% 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +5.5/30.0
• Schools +5.0/10.0
• 1% rule +4.7/10.0
• Rent growth +4.2/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0

Listing remarks

Beautiful Hamilton Heights 1 BR, Upon entering the lobby of this Hamilton Heights building, you then go through the covered walkway of the beautiful courtyard to take an elevator to this, stunning 1 bedroom apt. Set alongside Jackie Robinson Park, Ellington on the Park brings affordable luxury to one of the citys most architecturally distinguished and culturally significant neighborhoods. Residents can enjoy a healthier lifestyle, neighborhood amenities, and one of the citys finest parks just steps from their front door. This apt boasts a large living/dining area, 2 year old bamboo floors throughout, micro and dishwasher, a washer and dryer in the apartment!! Plenty of closet space, and ov

Key facts

• $1,141 HOA
• Garage
• Built 2008

Property features AI

Finance

• Other: Building amenities include bike storage, elevator(s), and health club; Pets allowed in building
• HOA & community: Monthly association fee; Association fee includes gas and water

Exterior

• Parking: Garage parking
• Security: Concierge
• Utilities: Gas included in association fee; Water included in association fee; Has heating
• Home design: Condo in a multi-story building; Entry on level 6
• Construction: Building name: ELLINGTON ON THE PA
• Exterior features: Building courtyard; Private courtyard; Private outdoor space under 60 sqft; East and west exposures; Has view

Interior

• Kitchen: Dishwasher; Microwave
• Bedrooms: 3 total rooms (bedroom count not specified)
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Radiant heating
• Interior features: Eat-in kitchen; High ceilings; Unfurnished
• Laundry & utility: In-unit laundry; Building has no laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $399k.

Deal economics

• At list price, monthly cash flow is $-849 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $276k (30.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $386k (3.3% below list).
• Recommended offer: $276k (30.8% below list) — sets the bar for cash-flow.
• Cap rate 3.7% 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 (+6.7%/yr); 42 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 $3,860/mo this rent would consume 102% 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 $43k of equity ($3k loan paydown + $40k 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.
• By year 2, paydown + projected appreciation supports a ~$69k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 480 days — a 12% lower offer ($351k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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: HOA is 30% of rent.
• Climate carrying-cost: major flood risk; moderate wind risk, 26% 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 $276,169 (30.8% 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 480 days. Have you received any prior offers? Is the seller open to a 31% 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: 0.97% ✗
• Cap rate: 3.74%
• Cash-on-cash: -9.12%
• DSCR: 0.59
• GRM: 8.6

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: 19.4%
• Equity multiple: 2.60×
• Total profit: $178,822
• Equity at exit: $359,451

10-year hold

• IRR: 19.0%
• Equity multiple: 6.42×
• Total profit: $605,496
• Equity at exit: $775,169

Cash invested: $111,720 (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 10039

• Home prices YoY: 2.6%
• Rents YoY: 6.7%
• Active inventory: 42
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $3,860 high
• Mortgage (P&I): −$2,092
• Tax est. 1.5%: −$499 /mo · $5,985/yr
• Insurance: −$166
• HOA: −$1,141
• Vacancy / Maint / Mgmt: −$811
• Net cashflow: $-849

Break-even live

Break-even rent $4,935

Max offer price $276,169

Occupancy floor —

Sensitivity live

Price	-10% $-573	-5% $-711	+0% $-849	+5% $-987	+10% $-1,125
Rent	-10% $-1,154	-5% $-1,001	+0% $-849	+5% $-696	+10% $-544
Rate	-1.0pp $-648	-0.5pp $-747	base $-849	+0.5pp $-952	+1.0pp $-1,057

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	26d	1	0.76mi
230 W 126th St Unit 20C New York, NY	2.0	1.0	860	$4,555	$5.30	26d	1	1.12mi
2413 3rd Ave Bronx, NY	1.0–3.0	1.0–2.0	857	$2,953	$3.44	1d	21	1.23mi
5 Lincoln Ave Bronx, NY	1.0–3.0	1.0–2.5	1011	$2,856	$2.82	0d	181	1.33mi
543 W 122nd St New York, NY	2.0	1.0–2.0	1057	$7,948	$7.52	4d	7	1.35mi

HOA detail condo

• Monthly dues: $1,141 · $13,692/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-06-21
   days on market $399,000 Active 480 DOM
2. 2026-06-18
   days on market $399,000 Active 477 DOM
3. 2026-06-17
   days on market $399,000 Active 476 DOM
4. 2026-06-15
   days on market $399,000 Active 474 DOM
5. 2026-06-13
   days on market $399,000 Active 472 DOM
6. 2026-06-10
   days on market $399,000 Active 468 DOM
7. 2026-06-08
   days on market $399,000 Active 467 DOM
8. 2026-06-03
   days on market $399,000 Active 462 DOM
9. 2026-06-01
   days on market $399,000 Active 460 DOM
10. 2026-05-31
    days on market $399,000 Active 459 DOM
11. 2025-07-02
    status Active
12. 2024-11-20
    listed $399,000 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 6/10 Major FEMA zone X (unshaded) · 27% 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 5/10 Major 26% 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: $46,322
• − Mortgage interest: −$22,350
• − Property taxes: −$5,985
• − Insurance: −$1,995
• − Repairs & maintenance: −$3,706
• − Management: −$3,706
• − HOA: −$13,692
• − Depreciation: −$11,607
• Taxable loss: −$16,719
• Est. tax savings @ 24.0%: +$4,013
• After-tax cash flow: $-6,174/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): 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

2 events — show timeline

• 2025-07-02 Relisted — RLS at REBNY
• 2024-11-20 Listed $399,000 RLS at REBNY